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PLANNING COMMISSION SEPTEMBER 2, 2021
PUBLIC HEARING
SUBJECT: REQUEST TO AMEND A PREVIOUSLY APPROVED HOTEL
MIXED-USE DEVELOPMENT BY ELIMINATING THE
RESIDENTIAL UNITS, INCREASING THE HOTEL GUEST ROOMS, REDUCING THE HEIGHT OF THE BUILDING, AND OTHER RELATED CHANGES FOR THE PROJECT LOCATED AT 1040 NORTH LA BREA AVENUE, WEST HOLLYWOOD
PREPARED BY: PLANNING AND DEVELOPMENT SERVICES DEPARTMENT (Jennifer Alkire, AICP, Planning Manager, CHPP)
(Antonio Castillo, Senior Planner)
__________________________________________________________________
STATEMENT ON THE SUBJECT
On September 6, 2018, the Planning Commission approved a request to construct a nine- story hotel mixed-use building, including a hotel, restaurant/lounge space, and eight residential units. On February 9, 2021, the applicant requested revisions to the scope of the approved project. Because the revisions constitute a major amendment to the project, the Planning Commission is tasked with making a decision to approve, approve with modifications, or deny the request.
RECOMMENDATION
Staff recommends that the Planning Commission hold a public hearing, consider all pertinent testimony, conditionally approve the requested amendments, and adopt the following resolution:
1) Draft Resolution No. PC 21-1426: “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST HOLLYWOOD, CONDITIONALLY APPROVING A MAJOR AMENDMENT TO A PREVIOUSLY APPROVED CONDITIONAL USE PERMIT AND DEVELOPMENT PERMIT FOR A NEW HOTEL MIXED-USE PROJECT BY ELIMINATING ALL RESIDENTIAL UNITS, INCREASING THE NUMBER OF HOTEL GUEST UNITS FROM 85 TO 116 UNITS, REDUCING THE HEIGHT OF THE BUILDING FROM NINE STORIES TO SEVEN STORIES, AND OTHER ASSOCIATED REVISIONS TO THE BUILDING DESIGN FOR THE PROPERTY LOCATED AT 1040 NORTH LA BREA AVENUE, WEST HOLLYWOOD, CALIFORNIA.” (EXHIBIT A)
BACKGROUND
Application Information
A. Date of Application: February 9, 2021 B. Application Deemed Complete June 7, 2021
ITEM 10.B.
C. Applicant: Neil Denari, FAIA – Neil M. Denari Architects, Inc.
D. Property Owner: 1040 La Brea (LA) LLC E. Location: 1040 North La Brea Avenue
F. Zoning / General Plan: CR (Commercial, Regional Center) with Mixed- Use Incentive Overlay Zone / CR
G. Environmental Status: Categorically Exempt per CEQA Section 15332 (In-Fill Development Projects)
H. Public Notices: The public hearing was advertised in accordance with the WHMC.
Site and Area Conditions
The subject site is an approximately 19,204-square-foot parcel (0.44 acres) located near the southeast corner of Santa Monica Boulevard and La Brea Avenue and currently developed with a one-story L-shaped 8,464-square-foot Volvo auto repair building. The project site is the second property south of Santa Monica Boulevard bounded by La Brea Avenue on the west, an alley on the north that runs between La Brea Avenue and Sycamore Avenue, and commercial properties on the south and east. The east side of the property is located at the boundary between the City of West Hollywood and the City of Los Angeles. The project site consists of a single parcel (APN 5531-014-022) within the CR (Commercial, Regional Center) Zoning District and Mixed-Use Incentive Overlay Zone.
Subject Site WEST HOLLYWOOD LOS ANGELES
LA BREA AVE
SANTA MONICA BLVD
SYCAMORE AVE
The project site is surrounded by commercial and industrial uses. Development directly north of the site includes a car rental company, a music-related business, and a restaurant.
Development across Santa Monica Boulevard, further to the north, consists of multi-family housing, a bank, and other retail uses. To the south of the project site are retail and industrial development, Romaine Street is located about 300 feet to the south. The parcels within the City of Los Angeles to the east and further south are zoned MR1 (Restricted Industrial Zone) and developed with adult entertainment and electronic parts manufacturing uses.
The West Hollywood Gateway Shopping Center is located to the west of the project site, immediately across La Brea Avenue.
Previously Approved Project
On September 6, 2018, the Planning Commission adopted Resolution No. PC 18-1284 (EXHIBIT B) approving a request to demolish an existing 8,464-square-foot Volvo auto repair building and surface parking lot and construct a 67,214-square-foot (plus parking and mechanical space), nine-story hotel mixed-use building with an FAR of 3.5. The project included a 0.5 FAR bonus and a 10-foot height bonus allowed for a project in the Mixed-Use Incentive Overlay Zone.
The approved project included:
• Ground floor 4,100-square-foot full-service restaurant and central kitchen (available to guests of the hotel as well as the general public) with indoor seating, and approximately 300 square feet of outdoor dining area fronting La Brea Avenue with sales, service, and consumption of a full line of alcohol incidental to meal service;
• Hotel with 85 guest rooms within floors 2 through 9 with the reception lobby on the fifth floor;
• Fifth floor amenity level with indoor and outdoor lounge areas, meeting room and pool deck;
• Ninth floor 1,400-square-foot hotel dining area and lounge with a 1,280-square- foot exterior lounge with sales, service, and consumption of a full line of alcohol;
• Live music and entertainment, including but not limited to a DJ, piano player, and other solo entertainer and/or small musical ensemble to be provided in the hotel lobby and restaurant lounge, incidental to the primary hotel and restaurant uses;
• Eight residential apartment units located in the south wing on floors 6, 7, 8, and 9, separate from the hotel guest rooms. All eight of the approved residential units were market-rate, and the project was conditioned to pay an affordable housing in- lieu fee. Tenants of the residential units would have access to all hotel services and amenities; and
• Total of 103 parking spaces within a 49,304-square-foot parking area located within four parking levels – three above grade on levels 2 through 4 and one level below grade.
The approved full-service hotel restaurant on the ground floor included alcohol service and would open to the public. The restaurant would consist of approximately 2,600 square feet of indoor seating area with 1,500 square feet of back-of-house and approximately 300 square feet of outdoor dining abutting the sidewalk. The restaurant and central kitchen would also serve the indoor lounge and pool deck on the fifth floor and 1,400- square-foot lounge with bar and 1,280-square-foot outdoor lounge on the ninth floor.
Additionally, the restaurant would provide room service to the hotel units and residences.
The previously approved project entitlements would have expired on September 6, 2021, or 36 months from the date of approval, pursuant to Section 19.62.030 of the WHMC and Condition 1.3 of Resolution No. PC 18-1284. Notwithstanding the time limit on the existing entitlements, on December 1, 2020, the West Hollywood City Council adopted Urgency Ordinance No. 20-1130U automatically extending planning entitlements by 18 additional months from the date of expiration as an emergency measure due to the COVID-19 pandemic.
Previously Approved Entitlements
The previously approved project included the following project entitlements:
1. Demolition Permit, pursuant to Section 19.50.040 of the WHMC to permit the demolition of the existing 8,464-square-foot commercial building (Volvo auto service center) and paved surface parking in conjunction with the Development Permit and other entitlement requests.
2. Development Permit, pursuant to Section 19.48.020 of the WHMC, for the construction, use and maintenance of a new mixed-use development consisting of hotel, residential apartments and commercial/restaurant uses.
3. Conditional Use Permit, pursuant to Sections 19.10.030 and 19.36.030 of the WHMC, to permit a hotel in the CR (Commercial, Regional Center) zone with live music and entertainment incidental to the hotel use; and to allow hotel use in the height bonus area, pursuant to Section 19.10.050 of the WHMC.
4. Minor Conditional Use Permit, pursuant to Section 19.10.030 of the WHMC, to permit: 1) the sale, service and consumption of a full line of alcohol in conjunction with the restaurant use, which includes an outdoor patio area, 2) the sale, service and consumption of a full line of alcohol in conjunction with the hotel including lobby bar, amenity deck, which includes pool area, various lounge areas, and sky lounge with bar area, 3) a full line of alcoholic beverages to be provided in mini bars within the hotel guest rooms, 4) the sale of a full line of alcoholic beverages via room service to the hotel guest rooms and residences; and 5) pursuant to Section 19.36.030 of the WHMC, to permit live music and entertainment incidental to hotel use more than once per week.
5. Administrative Permit, pursuant to Section 19.36.210 of the WHMC, to permit outdoor dining in conjunction with a ground floor restaurant and a second outdoor dining area for the ninth-floor restaurant and lounge for the hotel.
6. Parking Reductions, pursuant to Section 19.28.060(C)(3) of the WHMC to allow parking reductions for mixed-use, second uses, and uses proximate to transit, as envisioned by the City’s General Plan, including a 22.5 percent reduction for the commercial and hotel uses, pursuant to Section 19.28.060 of the WHMC.
Previously Approved Minor Amendment
On June 26, 2019, the Planning and Development Services Director approved a minor amendment to the approved project to reduce the total number of parking spaces by six spaces from 103 to 97, in conformance with the current parking standards for commercial uses. Additionally, the approval included three modifications. One modification allowed the building height to increase a maximum of 15 inches (1.25 percent modification), limited to the southernmost corner of the 100-foot-tall building. A second modification included the reduction of the minimum required ceiling height clearance from 8’-6” to 8’- 2” (4 percent modification) within two portions of the parking garage level below the swimming pool in order to accommodate necessary fire suppression systems and other necessary infrastructure. The third modification included a reduction of height to the ground floor loading bay ceiling and overhead door clearance from the minimum required height of 14’-0” to 13’-4” (5 percent modification) above the finished floor to allow for the overhead door equipment and the subsequent approach. The approved modifications were determined not to create any significant environmental impacts or have significant impacts on adjacent properties because the overall height, massing, intensity, and density of the structure and uses on the site would remain unchanged. Each of the modifications was required due to constraints on the project that arose during the preparation of project engineering and development documentation prior to building plan check submittal. The 2019 minor amendment approval is included as Exhibit C.
Neighborhood Meeting
A new neighborhood meeting was not specifically required for this amendment request.
However, on August 3, 2021, the applicant voluntarily conducted a teleconferenced neighborhood meeting to present the project to the community and discuss any concerns.
The meeting was advertised by the applicant by mailing a meeting notice to all occupants and property owners within a 500-foot radius of the project site. No members of the public attended the meeting.
Public Comment
At the time the staff report was published, staff received one email correspondence from the public regarding the proposed project (EXHIBIT E). During the initial project approval in September 2018, staff also received only one public comment from a resident of Los Angeles expressing his support for the project.
ANALYSIS
Amended Project Overview
The previously approved development and land uses included a mixed-use development with an 85-unit hotel, restaurant, and eight residential units within a nine-story building.
Pursuant to Section 19.62.070 of the WHMC, the request to amend the approved project was determined to be a major amendment to the project because the revised project scope eliminates the residential use to the approved mixed-use project and the reduction of two stories was deemed as significant change to the project design. Therefore, the Planning Commission is tasked with approving, approving with conditions, or denying the following requested changes to the previously approved project.
The proposed amendment to the project will continue to include the demolition of the existing approximately 8,464-square-foot Volvo auto repair building and surface parking lot.
The applicant has requested the following changes to the approved project as outlined in the table below. The project plans are attached as Exhibit G.
Commercial Development Standards
The amended project complies with the standards for commercial districts (Chapter 19.10). The following table summarizes the requirements and project compliance with minimum standards.
Development Standard Code Standard for CR Zone Proposed Floor Area Ratio (FAR) 3.0 maximum, plus up to 0.5 in mixed-use
incentive overlay with residential units 3.0 FAR with no residential units
Height Limit 90’-0”, 8 stories 82’-0”, 7 stories
Front yard setback None None
Side yard setback, interior None North side, alley = 11’-2”
South side = 1’-5”
Rear yard setback None 5’-0”
Parking and Circulation
The project amendment reduces the parking requirement from 97 spaces to 64 spaces, allowing the developer to eliminate two of the four levels of parking that were provided in the previous design. The approved project provided all parking spaces within four levels – three above grade on levels 2-4 and one below grade. The amended project includes one subterranean parking level and one above grade. The La Brea-fronting portion of the building will continue to include habitable space on all levels, shielding the parking from
PROJECT REVISIONS PROPOSED
Uses Approved
Project Revised Project Change
Hotel Guest Units 85 guest units
(32,869 SF) 116 guest units
(37,812 SF) +31 guest units (4,943 SF) Restaurant (interior & central kitchen) 4,100 SF 1,680 SF -2,420 SF
Ground Floor Outdoor Dining 300 SF 405 SF +105 SF
Upper Dining & Lounge, 9th Floor 1,400 SF 0 SF -1,400 SF
Residences 8 residential units
(10,225 SF) 0 residential units -8 residential units (-10,225 SF) Lobby/Lounge/Common Area (Interior) 3,211 SF 3,042 SF -169 SF
Circulation 12,133 SF 10,110 -2,023 SF
Total Floor Area (FAR) 67,214 SF 57,612 SF -9,602 SF
Use Total Area
Above Grade Parking Area 32,487 SF 10,560 SF -21,927 SF
Basement Level 16,817 SF 16,817 SF 0 SF
Service / Loading 1,006 SF 1,990 SF +984 SF
Building Chase / Opening 1,479 1,265 SF -214 SF
Total Area not included in FAR 51,789 SF 30,632 SF -21,157 SF TOTAL BUILDING AREA 119,003 SF 88,244 SF -30,759 SF
view. Drop off and car queuing will remain entirely on-site with ingress from the alley to the north. Ingress and egress for the parking levels will also continue to be from the alley.
All parking for the hotel and ancillary hotel uses will be operated by valet.
The amended project requires a total of 62 parking spaces, pursuant to Chapter 19.28 of the WHMC (Off-Street Parking and Loading Standards) and the applicant is proposing 64 spaces. The previously approved parking reduction is no longer applicable with the amendment. The Table below identifies the different uses, square footages, and the number of parking spaces previously approved compared to what is required and provided under the amendment.
PROJECT REVISIONS – PARKING SPACES
Previously Approved Revised Project
Use Groups Area/Units Spaces Area/Units Spaces
Hotel Commercial Parking (50% Reduction, per Table 3-6) Hotel Restaurant (indoor,
ground flr.) 4,100 sf
@ 1.75/1000 7.18 1,680 sf
@ 1.75/1000 2.94
Hotel Outdoor Dining (outdoor,
ground flr.) 300 sf
@ 1.75/1000 0.53 405 sf
@ 1.75/1000 0.71
Hotel Sky Lounge (indoor, 9th
flr.) 1,400 sf
@ 1.75/1000 2.45 eliminated 0
Hotel Sky Lounge (outdoor, 9th
flr.) 1,280 sf
@ 1.75/1000 2.24 eliminated 0
Total Required 12.4 3.65
Hotel Parking
Hotel Units 85 @ 0.5/unit 42.5 116 @ 0.5/unit 58
Total Required 42.5 58
Residential Parking
One Bedroom Unit 7 @ 1.5/unit 10.5 eliminated 0
Two Bedroom Units 1 @ 2/unit 2 eliminated 0
Guest Parking @ 0.25/4 units 2 eliminated 0
Total Required 14.5 0
TOTAL REQUIRED 69 62
TOTAL PROVIDED 97 64
Hours of Operation
The table below lists the approved hours of operation for the hotel and restaurant uses, including the sale, service, and consumption of alcoholic beverages incidental to meals, and operation of live music and entertainment. The amended project proposes to maintain the same approved hours of operation for the uses.
HOURS OF OPERATION
Use Hours
Restaurant Dining (indoor & outdoor) 6:00 AM to 2:00 AM, daily Restaurant (indoor & outdoor) sale and service of alcohol 6:00 AM to 1:30 AM, daily Live music and entertainment in restaurant 6:00 AM to 2:00 AM, daily Hotel Guestrooms - room service, mini bar, and
alcohol sales, service and consumption
24-hour room service, daily
alcohol sales limited to 6:00 AM to 2:00 AM, daily
Amenity Level (indoor lobby, indoor and outdoor lounge areas and pool deck) alcohol sales, service and
consumption 7:00 AM to 11:00 PM, daily
Entertainment in Amenity Level (outdoor lounge and pool
deck area) 10:00 AM to 11:00 PM, daily
Environmental Review
A Categorical Exemption report was prepared in August 2018 by the City’s consulting firm First Carbon Solutions. The consultant analyzed the initial project proposal and determined that a Class 32 (In-Fill Development Projects) Categorical Exemption (CE) Report was appropriate to serve as the technical documentation for the project.
The CEQA Section 15332 states that a Class 32 CE is appropriate when:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
(c) The project site has no value as habitat for endangered, rare or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.
The report concluded that the project would not result in significant traffic, noise, air quality, or water quality impacts. Based on this analysis, the project met all of the criteria for a Class 32 CE. The detailed CE report is provided as Exhibit D.
The proposed amendment to the previously approved project was analyzed to determine whether further CEQA analysis would be necessary. It was determined that the scope of the subject amendment would not cause any change to the basis on which the environmental determination for the approved project was made since no new significant impacts are anticipated.
In December 2020, the City Council adopted updates to the local transportation guidelines pursuant to CEQA. These updates included thresholds and methodology consistent with State Law and the CEQA Guidelines for evaluation of projects for transportation using vehicle miles traveled (VMT). Pursuant to the updated local guidelines, all development projects are considered to have less than significant transportation impacts unless any of the following are applicable: 1) the project has an FAR of less than 0.75; 2) the project contains more than the required number of parking spaces; 3) the project is inconsistent with the applicable Sustainable Communities Strategy (SCS); 4) the project replaces affordable residential units with fewer moderate or high-income residential units; or 5) the project has the potential for significant regional draw. None of these exclusionary criteria are met for this project. The FAR exceeds 0.75, the project does not contain more than required parking spaces, the project is consistent with the applicable SCS, the project does not include any residential units and would not present a significant regional draw.
Therefore, this project is considered to have a less than significant impact with respect to transportation.
Noise levels in the area would be affected on a temporary basis during construction.
However, an extensive construction period mitigation plan is a standard requirement prior to building permit issuance to minimize and facilitate response to any problems encountered during construction. Long-term noise impacts are not anticipated as a result of this project. Therefore, the project, as amended, continues to meet all criteria for a Class 32 Categorical Exemption.
Urban Design and Architecture Analysis Urban Context and Street Frontage
The project is oriented along La Brea with a vehicular entry to the north and a slightly elevated pedestrian entry in the center that provides a welcoming forecourt terrace to the lobby. Approached from the sidewalk along a tiled, radiused wall plane adjacent to the lobby entry, an outdoor dining area serves an indoor café-restaurant and activates the street frontage while being thoughtfully protected with a change of level and landscaping buffer. Whereas earlier versions were encumbered by fire department connections and a long access ramp, the proposed entry sequence to the dining patio has been reworked in response to comments with a sloping path replacing the previous steeper ramp and the fire department pipes and valves relocated.
The public right-of-way is lined with a full parkway and an additional street tree is proposed to be added along with two that will remain in place.
When compared to the scale of development in the immediate surrounding area, the proposed project is relatively tall. However, in the context of La Brea Avenue, it does maintain a scale that fits well and is designed to be eight feet below the maximum allowed height envisioned for this zoning district. Its modelled façade and carefully integrated lighting maintain the quality of the original project if proportionally a bit less vertical in its presence from the public way. The overall design of the building is well situated, nicely
Building Design/ Materials
The massing of the proposed hotel extends to the maximum envelope allowed, including a seven-story, 82-foot-tall building located along La Brea Avenue with an 11.5-foot setback along the alley, a five-foot setback to the east, and a 1.5-foot setback to the south.
The massing is based on stacked hotel units above a ground level hotel lobby, dining, and support services. There is one level of subterranean parking which is accessed off the alley. There is one level of parking above the ground floor at level 2. This upper parking level is located behind hotel room uses fronting La Brea Avenue.
The building is well-crafted with elegant and refined detailing. The skin itself is a metallic satin, silvery grey metal composite panels wrapped inward to articulate the surface and soften the overall massing. Significant attention has been given to the effect of the lighting in general. Integrated vertical lighting strips on the street facing and northern facade create a soft, fluid, almost hanging fabric effect. In the entitled version, the building’s mass was eroded at the southeast corner to create an amenity deck which was ringed with lounge and other public functions. This had the effect of minimizing the property line blank walls on the easterly and southerly sides of the building. The amended design has taken on a more non-descript, less-refined appearance. The corner is still softened and does have a fluidity however the elegance of the building lines and overall composition changed proportionally given the proposed change in programming and reduction in height. The applicant was encouraged to revisit the NW corner entry-to-roof sequence and/or pushing back the deck on the 7th floor to break up the vertical elevations on the north and west facades. The originally approved project had a boldly articulated outdoor feature that demarcated the corner. The proposed amendment instead relies on an up lit soffit to create interest. As this NW corner has spectacular views to the Sunset Strip, it seems that privatizing this space for two guest rooms is a missed opportunity for all the hotel guests to experience the overall West Hollywood city landscape from an elevated point of view.
The project was analyzed for potential shade and shadow impacts to the surrounding area. While these potential impacts would not be considered significant impacts to the environment pursuant to CEQA, shade and shadow diagrams were provided for informational purposes. These diagrams show that the majority of the project’s shade would be cast on the public rights-of way, including La Brea Avenue and the alley, and less on the commercial uses.
Reflection of the City’s Built Environment Design Goals and Policies
As both requirements and aspirations, the City’s codes, policies, standards, guidelines, and adopted plans all point to a focus on reducing neighborhood impacts, heightening building performance through energy efficient design and strategic material selections and elevating environmental responsiveness to reflect local conditions and combat climate change. The proposed project is set up to meet CALGreen and Title 24 energy requirements and does incorporate a 10kW solar panel array on the rooftop. With respect to building performance, the project does primarily rely on active mechanical systems and glass and wall insulation for thermal comfort as opposed to higher performing material finishes and wall systems. The south facing hotel rooms utilize balconies with full panel sliding doors to maximize daylight and natural ventilation opportunities. The west façade is currently unprotected from sun exposure. The applicant was encouraged to think this
exposure through further and incorporate architectural elements, protection components, or ultra-high-performance glass to reduce heat exposure to that façade without the reliance on air conditioning and energy to operate motorized interior shades. To lessen energy demand at the roof level, air conditioning condensing units on the roofs should be shielded from direct sun exposure.
Design Review Subcommittee Comments
The applicant team presented the amended design to the Planning Commission Design Review Subcommittee on Thursday, June 24, 2021. Below is a summary of the comments and how the applicant addressed them.
• There was consensus from the subcommittee that the metal panels should wrap around the south façade (in lieu of the cement plaster). The applicant has replaced the patterned exterior cement plaster with composite metal panel façade and integrated vertical lighting at the south tower elevation.
• The subcommittee expressed concerns around the proposed vinyl windows on the upper floors due to its durability and maintenance issues. Therefore, the applicant team removed the vinyl windows from project materials list in favor of anodized aluminum window systems.
• The subcommittee was in favor of the glazed hex tile at the ground level porte cochere spaces that were proposed in the project’s original approval. In response, the applicant replaced the subway tile finish with the glazed hex tile.
• The subcommittee was concerned the entrance from the valet parking area went through the elevator tower to the hotel lobby. The subcommittee had concerns with guests having to pass through the elevator waiting area to get to the lobby area as this may cause bottlenecks during peak hours. As a response, the applicant team widened the hotel foyer by 1’-4” for an overall clear dimension of 8’-0” at each floor level. While the widening will certainly help, it is not idea to walk through an elevator lobby to get to the hotel’s front desk.
• There were concerns raised around the use of planters to separate the balcony terrace on the seventh floor. The applicant team revisited this space and provided an additional 36” setback from the main façade and a clear division has been provided between the two separate balcony spaces. These adjustments have been integrated into the overall architecture character of the building for consistency.
Urban Design Conclusion
From a design and urban programming perspective, the project has been very well thought out and situated to create a striking, high-density hotel. This building will uplift the character of La Brea Avenue and function well with similarly sized urban block
climate-responsive new development. Staff very much appreciates the applicant team’s engagement with the city’s analyses, questions, suggestions, and its willingness to rethink certain design strategies.
SUMMARY
The project proposes to amend an existing entitlement to redevelop an existing auto repair use with a hotel development with restaurant, eliminating the mix of land uses that previously included eight residential units. Under the requested amendment, the building height would be reduced from nine stories at 100 feet tall to seven stories at 82 feet tall.
The hotel guest room count would increase to 116 and the Sky lounge on the ninth floor would be eliminated.
The proposed building is well-designed and will continue to be constructed with high quality materials to establish a landmark building at the eastern gateway into the City.
The project would contribute to improving the pedestrian experience along La Brea Avenue and is complementary to the context of the neighborhood. Additionally, the project will be a natural continuation of commercial uses along La Brea Avenue that will result in a safer environment through increased activity, lighting and security.
Furthermore, the project meets the applicable development standards for the CR (Commercial, Regional Center) zone, including FAR and building height, and does not include any legislative changes. Specifically, the CR zone is intended to create high- density commercial and mixed-use structures in key locations in the City. The CR zone is designated for properties that are principal commercial activity centers, and land uses in these areas may serve local, as well as regional market areas.
Alcohol sales and music and live entertainment are integral to creating a vibrant and exciting destination in this commercial center of West Hollywood. By replacing an auto and miscellaneous retail use with a hotel project with a restaurant, the eastern gateway to the City will be invigorated and welcoming to pedestrians, tourists and other visitors, as previously envisioned in the initial approval. While the building is taller than the developments in the immediate area, it is consistent with the size and type of building envisioned for this site in the General Plan and Zoning Ordinance. Further, it is not out of context or character with other existing and allowed buildings along this portion of La Brea Avenue and Santa Monica Boulevard; namely, the West Hollywood Gateway, and the various six-story mixed-use developments in the immediate area. Overall, the subject proposal is well suited for this site and the surrounding neighborhood. In light of the above, staff finds that the proposed amendment to the previously approved project, would be a positive addition to La Brea Avenue and to the City of West Hollywood.
EXHIBITS
A. Draft Resolution No. PC 21-1426
B. Original Project Approval Resolution No. PC 18-1284 C. Minor Amendment dated June 26, 2019
D. CEQA Categorical Exemption Report E. Public Correspondence
F. Radius Map
G. Project Plans and Renderings
