iv.a visual resources

Los Angeles Department of City Planning IV.A-1 Wilshire and La Brea Project Draft EIRImpact Sciences, Inc. (906-01) August 2008

IV.A VISUAL RESOURCES

1. INTRODUCTION

This section addresses the potential changes in visual character that would result from implementation of

the proposed Wilshire and La Brea Project. Also evaluated are the impacts of light and glare, and the

impact of changes in shade and shadow patterns.

2. EXISTING CONDITIONS

a. Visual Character

The proposed Wilshire and La Brea Project would be located in the Wilshire Community Plan Area of

Los Angeles. The visual character of the area is urban with a variety of building heights, building types,

and densities. The visual character of the Miracle Mile District, which is located directly adjacent to the

project site to the west, is characterized by numerous high-rise office buildings along Wilshire Boulevard.

Several of these high-rise tower buildings are visible from the project site. In addition, several high-rise

tower buildings along the Wilshire Corridor are also visible to the east from higher vantage points on the

project site.

The Miracle Mile District contains about 20 historic buildings that were built during the 1920s and 1930s.

Three of the buildings are classified as City Cultural Monuments while the remaining buildings are

eligible for the National Register of Historic Places. The project site is located next to two of these historic

structures, the E. Clem Wilson Tower Building at 5217–5231 Wilshire Boulevard and the Zephyr Club,

located at 5209 Wilshire Boulevard.

The project site is located on the southeast corner of Wilshire Boulevard and La Brea Avenue,

immediately south of the Wilson Tower and the Zephyr Club. The site is presently occupied by a church

and commercial strip center. The church is a three-story (plus basement) reinforced concrete building that

has a flat roof and a rectangle plan that was formerly occupied by a bank. The building is an example of

Late Modern expression combining aspects of Brutalism and International Style architecture. The

commercial strip center is a single-story structure that was formally an automobile dealership. The

building is an example of the Art Deco style of construction that is prevalent in the area. Refer to

Section III, General Description of Environmental Setting, for photographs of the project site and

detailed descriptions of surrounding land uses.

Traveling north and south on La Brea Avenue provides views of the existing E. Clem Wilson Tower

Building. Constructed in 1932, the Wilson Tower is an example of Streamline Moderne architecture.

IV.A Visual Resources


Constructed in 1929, the Zephyr Club is an example of Art Deco architecture. Neither the Wilson Tower

nor the Zephyr Club have been found eligible for listing on either the National Register of Historic

Resources or California Register of Historic Resources, as discussed in detail in the Cultural Resources

Technical Report.

b. Off-Site Views

Existing off-views of the project site are described below. Existing off-site views from each corner of the

project site are depicted in Figures IV.A-1 and IV.A-2, Existing Off-Site Views.

Southeast Corner of Sycamore Avenue and 8th Street

Photo 1, Figure IV.A-1 provides a southeast view from the project site at the corner of Sycamore Avenue

and 8th Street. As shown, multi-family residential uses and the streetscape dominate the foreground. No

long- and/or mid-range views are visible in the distance.

Northeast Corner of Wilshire Boulevard and Sycamore Avenue

Photo 2, Figure IV.A-1 provides a northeast view from the project site at the corner of Wilshire Boulevard

and Sycamore Avenue. As illustrated, an automobile dealership and the streetscape dominate the

foreground. A commercial strip center is also partially visible to the east. Long- to mid-range views of

residential and commercial development along the Wilshire Boulevard Corridor to the east of the project

site are also visible.

Northwest Corner of Wilshire Boulevard and La Brea Avenue

Photo 1, Figure IV.A-2 provides a northwest view from the project site at the corner of Wilshire

Boulevard and La Brea Avenue. As shown, the Metropolitan Transportation Authority (MTA) customer

center and the intersection dominate the foreground. Mid-range views of multi-family residential and

commercial office buildings are also visible along Wilshire Boulevard to the west while mid-range views

of commercial retail buildings along La Brea to the north are visible to the north. Long-range views of the

Hollywood Hills are also visible along La Brea Avenue to the north.

Southwest Corner of La Brea Avenue and 8th Street

Photo 2, Figure IV.A-2 provides a southwest view from the project site at the corner of La Brea Avenue

and 8th Street. As illustrated, commercial-retail uses and the streetscape, including billboards, dominate

the foreground. A tire store is also partially visible to the south. No long- and/or mid-range views are

visible in the distance.

Photo 1: West 8th Street & Sycamore Avenue

Photo 2: Wilshire Boulevard & Sycamore AvenuePhoto 2: Wilshire Boulevard & Sycamore Avenue

Existing Off-Site Views

SOURCE: Impact Sciences, Inc. - May 2007

906-001•06/07

NOT TO SCALEn

FIGURE IV.A-1

Photo 1: Wilshire Boulevard & La Brea Avenue

Photo 2: West 8th Street & La Brea Avenue


Photo 2: West 8th Street & La Brea Avenue

Existing Off-Site Views


906-001•06/07

NOT TO SCALEn

FIGURE IV.A-2



c. On-Site Views

Existing views of the project site are described below. Existing on-site views from each corner of the

project site are depicted in Figures IV.A-3 and IV.A-4, Existing On-Site Views.

Southeast Corner of Sycamore Avenue and 8th Street

Photo 1, Figure IV.A-3, provides a view northwest across the project site from the intersection of

Sycamore Avenue and 8th Street. As shown, the parking lot behind the commercial strip center, which is

surrounded by a small brick wall with iron fencing, dominates the foreground. Long- to mid-range views

of the church on the project site and the Wilson Tower located at the corner of Wilshire Boulevard and

La Brea Avenue are visible in the distance along with billboards located along La Brea Avenue.

Northeast Corner of Wilshire Boulevard and Sycamore Avenue

Photo 2, Figure IV.A-3, provides a view southwest across the project site from the intersection of Wilshire

Boulevard and Sycamore Avenue. As illustrated, the church on the project site and the church parking

lot, which is surrounded by a small brick wall with a hedgerow along the north side, dominate the

foreground. Long- to mid-range views of billboards and signage along Wilshire Boulevard are also

visible. Finally, long-range views of high-rise structures located in the heart of the Miracle Mile District to

the west are also visible.

Northwest Corner of Wilshire Boulevard and La Brea Avenue

Photo 1, Figure IV.A-4, provides a view southeast across the project site from the intersection of Wilshire

Boulevard and La Brea Avenue. As shown, the church on the project site, which is a converted bank

building, and signage associated with the church dominates the foreground. A mid-range view of the

commercial strip center on the project site and a billboard along La Brea Avenue are visible. A mid-rise

building along Wilshire Boulevard to the east of the project site is also visible. No long-range views are

visible.

Southwest Corner of La Brea Avenue and 8th Street

Photo 2, Figure IV.A-4, provides a view northeast across the project site from the intersection of La Brea

Avenue and 8th Street. As illustrated, the commercial strip center on the project site along with signage

and a billboard dominates the foreground. In addition, commercial establishments located to the south

and to the west are also prominently featured. Long- to mid-range views of the church and E. Clem

Wilson Tower Building are also visible to the north.



d. Scenic Vistas

The project site is located in the Wilshire Community Plan Area of Los Angeles. As discussed above, the

project site is situated on the southeastern intersection of Wilshire Boulevard and La Brea Avenue. The

Scenic Highway Plan, adopted in 1978 and incorporated into the Transportation Element of the City of

Los Angeles General Plan, designates Wilshire Boulevard as a scenic highway due to its nature as a

highly urbanized high-rise corridor. The project would be set within the existing urban and high-rise

setting of the Wilshire Boulevard Corridor. Views from the project site are of buildings and other urban

features immediately surrounding the site. The grid street layout does allow for longer-distance views of

tower buildings in the Miracle Mile District to the west, Wilshire Boulevard Corridor to the east, and the

Hollywood Hills to the north

e. Shade and Shadow

Shade can adversely affect visual character if shadow-sensitive land uses are denied expected sunlight.

Though all land use types benefit from solar access, residential uses are generally recognized as the most

shadow sensitive, primarily because shading can eliminate passive solar heating, and thus, cause

increased energy consumption. Exterior recreation spaces and other gathering places are also considered

shadow-sensitive uses.

The extent and direction of a shadow is dependent upon the angle of the sun, which changes throughout

the day, depending on the time of day and the time of year. The sun traverses the southern sky from east

to west. As a result, morning shadows are cast to the west, midday shadows are cast to the north, and

afternoon shadows are cast to the east. The longest shadows are cast in the morning and evening and

during the winter months. The shortest shadows are cast at midday and during the summer months.

Shadows cast from the existing structures on the project site primarily shade the adjoining parking lot in

the mornings and adjoining streets and sidewalks along Wilshire Boulevard and La Brea Avenue during

midday and during the afternoon. Shadows are also cast by surrounding structures, particularly the taller

structures in the area such as the E. Clem Wilson Tower Building.

f. Nighttime Lighting

The project site is located in an urban setting characterized by high levels of nighttime lighting. Nighttime

lighting sources include street lighting on surrounding roadways, such as Wilshire Boulevard and

La Brea Avenue; security lighting of neighboring buildings and land uses; interior nighttime lighting of

commercial-retail and office buildings, residences, and other uses surrounding the project site emanating

from windows; and general urban lighting.

Photo 1: West 8th Street & Sycamore Avenue

Photo 2: Wilshire Boulevard & Sycamore AvenuePhoto 2: Wilshire Boulevard & Sycamore Avenue

Existing On-Site Views


906-001•06/07

NOT TO SCALEn

FIGURE IV.A-3


Photo 2: West 8th Street & La Brea AvenuePhoto 2: West 8th Street & La Brea Avenue

Existing On-Site Views


906-001•06/07

NOT TO SCALEn

FIGURE IV.A-4



Reflective light or glare is primarily a daytime phenomenon caused by sunlight reflecting from highly

finished surfaces, such as window glass or other reflective materials, and to a lesser degree from lightly

colored surfaces. Typically, the primary cause of adverse glare is buildings with exterior façades of highly

reflective glass or mirror-like material that reflect the sun when it is at a low angle following sunrise and

prior to sunset. Nighttime illumination of commercial buildings causes light to be cast onto surrounding

uses. The existing structures on the project site do not presently create substantial glare as these buildings

have either façades of concrete, stucco, non-reflective glass, or other non-reflective materials.

3. REGULATORY FRAMEWORK

a. Wilshire Community Plan

The Wilshire Community Plan of the City of Los Angeles General Plan includes urban design policies

and guidelines to ensure that private residential, commercial, and industrial projects, as well as public

spaces and rights-of-way, incorporate specific elements of good design to promote a stable and pleasant

environment.1 In commercial areas, the policies and guidelines emphasize the provision and maintenance

of the visual continuity of streetscapes, and the creation of an environment that encourages both

pedestrian and economic activity. The intent is to help establish identifiable neighborhoods fostered by

commercial settings, which contribute to the social life and economic vitality of the Wilshire Community

Plan Area. In particular, the policies and guidelines focus on site planning, pedestrian orientation,

building height and design, parking structures, surface parking landscaping, light and glare, and mixed

use.

b. Miracle Mile Community Overlay District

The Miracle Mile Community Design Overlay District (CDO) provides guidelines and standards for

public and private development projects in commercially zoned areas along the Miracle Mile. The intent

of the CDO is to provide guidance and direction in the design of new and rehabilitation of existing

buildings and storefronts in order to improve the appearance, enhance the identity and promote the

pedestrian environment of the district.2 In particular, the guidelines and standards focus on site planning

and the architectural features of new buildings, the rehabilitation of historic structures, parking,

landscaping, and signage.

1 Wilshire Community Plan. City of Los Angeles Planning Department. V-2.2 Miracle Mile Community Design Overlay District. City of Los Angeles Planning Department. 2.



4. ENVIRONMENTAL IMPACT ANALYSIS

a. Significance Criteria

The L.A. California Environmental Quality Act (CEQA) Thresholds Guide requires that the determination of

impacts to visual resources are made on a case-by-case basis, considering the following factors:

Visual Character

The amount or relative proportion of existing features or elements that substantially contribute tothe valued visual character or image of a neighborhood, community or localized area whichwould be removed, altered, or demolished.

The amount of natural open space to be graded or developed.

The degree to which proposed structures in natural open areas would be effectively integratedinto the aesthetics of the site, through appropriate design, etc.

The degree of contrast between the proposed features and existing features that represent thearea’s valued aesthetic image.

The degree to which a proposed zone change would result in buildings that would detract fromexisting style or image of the area due to density, height, bulk, setback, signage, or other physicalelements.

The degree to which the project would contribute to the area’s aesthetics value.

Applicable guidelines and regulations.

Scenic Vistas

The nature and quality of recognized or valued views (such as natural topography; settings;man-made or natural features of visual interest and resources, such as mountains or the ocean).

Whether the project affects views from a designated scenic highway, corridor or parkway.

The extent of obstruction (e.g., total blockage, partial interruption or minor diminishment).

The extent to which the project affects recognized views available from a length of a publicroadway, bike path or trail, as opposed to a single, fixed vantage point.

Shade and Shadow

A project impact would normally be considered significant if shadow-sensitive uses would beshaded by project-related structures for more than 3 hours between the hours of 9:00 AM and3:00 PM Pacific Standard Time (between late October and early April) or for more than 4 hours



between the hours of 9:00 AM and 5:00 PM Pacific Daylight Time (between early April and lateOctober).

Nighttime Lighting

The change in ambient illumination levels as a result of project sources.

The extent to which project lighting would spill off the project site and affect adjacentlight-sensitive areas.

b. Project Impacts

Visual Character of the Proposed Project

The proposed structure would consist of three to six levels of apartment dwellings atop an elevated base,

which would be approximately 20 feet above street level at the Wilshire Boulevard end of the property

and approximately 28 feet above street level at 8th Street.

In its current concept layout, the building is a series of five linearly arranged masses, four stories in

height, and oriented in an east-west direction on a three-story-high base. These linear masses partially

enclose landscaped courtyards between them at the third-story level, as the massings are connected at

their western end with a linear mass that runs perpendicular fronting La Brea Avenue, while the eastern

end of the courtyards remain open. Therefore, the building is a total of seven stories in height with

continuous frontage on three of the streets upon which it faces: Wilshire Boulevard, La Brea Avenue, and

8th Street. On the Sycamore Avenue side, the continuous frontage along the street is three stories in

height, while the narrow ends of the five linear masses running east to west are set back at this third-story

level, creating an alternating rhythm of solid building punctuated by landscaped courtyards.

The courtyards would open to the east to take advantage of city skyline views and to provide a more

articulated building face to the adjacent residential neighborhood on Sycamore Avenue. The secondary

“bar” building would be used, together with the flats at grade, to diminish the height of the structure as it

fronts Sycamore Avenue, and would provide mass, bulk, and scale that is more consistent with the

residential structures located at the east side of the street. The skin of the building would be composed

primarily of exterior plaster. The exterior would also feature accent materials of composite aluminum

siding, decorative block or stone cladding, cement fiberboard, and perforated metal. Balcony railings

would include plaster, metal shapes, and glass railing systems.

The proposed building would be a horizontally oriented rectangular mass that is relatively short in height

in comparison to the urban fabric that surrounds it. The building would be built out to form a relatively

consistent street wall along Wilshire Boulevard, La Brea Avenue, and 8th Street where the habitable space

would be approximately 100 feet in height and the highest building element, at the corner of Wilshire



Boulevard and La Brea Avenue, would reach to approximately 130 feet in height. The three-story-high

mass fronting Sycamore Avenue would be approximately 45 feet high.

The proposed project would enhance the surrounding pedestrian environment by providing planters,

building recesses, awnings, and other scale elements. On Sycamore Avenue, a 15-foot-wide linear park

and an interpretive garden at the corner of Sycamore Avenue and 8th Street would be available for use by

both residents of the building and the neighborhood.

Impacts related to visual character are considered significant for the proposed project based on

The amount or relative proportion of existing features or elements that substantially contribute to thevalued visual character or image of a neighborhood, community or localized area that would be removed,altered, or demolished.

The proposed project involves the demolition of existing on-site structures. As determined by the

Cultural Resources Technical Report prepared for the proposed project, the existing structures do not

qualify as historical resources. In addition, the buildings do not substantially contribute to the valued

visual character of the area as it offers no distinct or aesthetically valuable features. As such, no potential

for significant impacts would occur with respect to the removal of visually valued features or elements in

the project vicinity.


The amount of natural open space to be graded or developed; and

The degree to which proposed structures in natural open areas would be effectively integrated into theaesthetics of the site, through appropriate design, etc.

No natural open space areas currently exist either on or in the vicinity of the project site; therefore,

implementation of the proposed project would not affect natural open spaces areas in the Wilshire

Community Plan Area of Los Angeles, and there is no potential for significant impacts.

Impacts related to visual character are considered significant for the proposed project based on:

The degree to which a proposed zone change would result in buildings that would detract from existingstyle or image of the area due to density, height, bulk, setback, signage or other physical elements.

The proposed project site is currently zoned as [Q] C4-2-CDO along Wilshire Boulevard, C2-1 along

La Brea Avenue, and [Q] C2-1 along Sycamore Avenue. As stated in Section IV.G, Land Use,

implementation of the project will require that the entire site be rezoned as a [T] [Q] C4-2 zone. The

C-4 zone allows up to 93 specific commercial and residential uses. Uses proposed for the Wilshire and



La Brea Project, including residential, retail, restaurant, and parking uses, are all allowed within the C4

zone. As such, there is no potential for significant impacts.

Impacts related to visual character are also considered significant for the proposed project based on

The degree of contrast between the proposed features and existing features that represent the area’s valuedaesthetic image.

As discussed above, a three-story church and a single-story commercial strip center presently occupy the

site. The proposed project involves the demolition of existing on-site structures. The construction of a

new base structure with retail under the base and two residential structures that would sit on top of the

base would replace these structures.

Implementation of the project would increase the density and intensity of development on the project

site. In addition, the “finger” building would be approximately 100 feet from street level to the top of the

highest point of the roof, while the “bar” building would be approximately 45 feet above grade. The

proposed project includes features, described below, to minimize the degree of contrast between existing

and proposed development.

Wilshire Boulevard and La Brea Avenue, both wide streets with high volume vehicle traffic, are

characterized by commercial uses. These two commercial streets have broad sidewalks with almost no

street trees, and buildings are generally constructed to the lot lines with a solid building mass and

pedestrian-oriented ground floor. In this type of urban, commercial environment, the setting is typified

by the relationship of buildings to each other and to the street, pedestrian access and orientation,

setbacks, and views.

In contrast to Wilshire Boulevard and La Brea Avenue, in particular, Sycamore Avenue displays a

distinctive low-scale, residential character with relatively low traffic volume, tree-lined sidewalks

separated from the street by a planting strip or parkway, and landscaped front yard setbacks. In this type

of urban, residential environment, the setting is typified by the relationship of buildings to the street,

sidewalk area, setbacks, and views. 8th Street, as a minor arterial, has smaller scale development than

either Wilshire Boulevard or La Brea Avenue. Much of it is still commercial, but the low-density

buildings, such as the low-lying Firestone Tire and Rubber Building, provide a transition typical of that

often found between areas of high-density commercial development and low-scale residential.

As proposed, the massing and articulation of each of the façades respective of its location on the project

site addresses its specific context. The proposed building incorporates many of the features characteristic

of the commercial district in which it will be placed and makes many references to the relationship



between height and mass in adjacent historical resources. The proposed building incorporates many

features of the styling of two historical resources directly across the project site, the E. Clem Wilson

Building on Wilshire Boulevard, and the Firestone Tire and Rubber building on 8th Street. Of particular

importance are the northwest and southwest corners of the new building as these are both the locations of

closest proximity to adjacent resources, as well as the most visible and prominent parts of the building as

they are on major arterials. Therefore, the building features distinctive design elements at each of these

corners that respond to their immediate settings. While design features alluding to these historical

resources are given special prominence at the corners, they are also carried across the façades in a more

subdued fashion so that the entire building exhibits a unity in its design.

An established pattern of tall buildings with distinctive tower elements characterizes the immediate

commercial surroundings, and it is at the corner of Wilshire Boulevard and La Brea Avenue that the new

building would rise to its highest point. A planar vertical “fin” would reference the vertical decorative

treatment employed on the E. Clem Wilson Building. This corner of the building also reflects bulk and

massing seen on the E. Clem Wilson Building. The proposed building is several stories shorter than the

tallest of the nearby historical resources, including the E. Clem Wilson Building; however, it draws upon

many of the features from this historical precedent in its scale and massing. Concerning the existing

residential neighborhood on Sycamore Avenue to the east, the courtyards would open to the east to take

advantage of city skyline views and to provide a more articulated building face to the adjacent residential

neighborhood on Sycamore Avenue. The secondary “bar” building would be used, together with the flats

at grade, to diminish the height of the structure as it fronts Sycamore Avenue, and would provide mass,

bulk, and scale that is more consistent with the residential structures located at the east side of the street.

At the corner of La Brea Avenue and 8th Street, a vertically oriented, curved corner element announces the

retail space that runs the length of La Brea Avenue. This curved element breaks the otherwise continuous

elevation of linear retail storefronts; it is both taller and more solid in its massing. The curved element at

this corner is a contemporary interpretation of the Streamline Moderne canopy style featured at the

Firestone Tire and Rubber retail store across 8th Street from this corner of the project site.

The proposed building has two very different contexts that it must address: the mixed commercial and

residential areas of Wilshire Boulevard, La Brea Avenue, and 8th Street to the north, west and south; and

the residential area of Sycamore Avenue to the east. Therefore, the proposed building addresses these

contexts differently. While the north, west, and south façades of the proposed building clearly address

mixed-use commercial and residential areas, the east façade of the proposed building fronts the low-scale

residential development of Sycamore Avenue. Therefore, to the east, the mass of the building steps down

to three stories in height as it approaches buildings of a lower scale. On this façade, the four highest

stories are set back from the street upon a three-story height base, and this serves to diminish the



perceived height from street level. Furthermore, rather than the building being a unified linear mass on

this façade, as it is on the other three façades, it is broken up into five tower-like massings separated by

landscaped courtyards above the base podium level, so that the decreased density respects the residential

character of the existing neighborhood. Only the narrow ends of the seven-story high massings are visible

from the street, and the solidity of each tower alternates with the openness created by each courtyard. The

massing of the building is further broken down at the street level, defined by the building’s three-story

height.

For these reasons, the degree of contrast between the proposed features and existing features would not

be substantial. Therefore, potential impacts would be less than significant.

Impacts related to visual character are also considered significant for the proposed project based on

The degree to which the project would contribute to the area’s aesthetics value.

Existing buildings on the project site represent a mix of architectural styles. The church is an example of

Late Modern expression combining aspects of Brutalism and International Style architecture while the

commercial strip center is an example of the Art Deco style of architecture that is prevalent in the area.

Furthermore, while the church building has not been substantially altered since it was originally

constructed, the commercial strip center has undergone extensive alterations, thus changing its original

design. For these reasons, the buildings on the project site do not substantially contribute to the aesthetic

value of the area. As such, there is no potential for significant impacts.

Applicable guidelines and regulations.

Implementation of the proposed project would be subject to the urban design policies and guidelines

outlined in the Wilshire Community Plan and guidelines and standards listed in the Miracle Mile CDO.

The design, as proposed, implements these policies, guidelines, and standards through

Wilshire Community Plan

Maximizing pedestrian oriented retail and commercial service uses along street grade levelfrontages adjacent to the project site;

Separating adjacent residential uses located to the east of the project site across Sycamore Avenuefrom the proposed project with townhouse units;

Encouraging a pedestrian-only walkway between commercial uses located on Wilshire Boulevardand La Brea Avenue and the interior parking garage;

Providing pedestrian-oriented ground-floor uses, and maximizing the amount of building areadevoted to ground-level display windows and display cases, store front glass, doors, windows,



and other transparent elements on front façades in an effort to afford pedestrian views into theproposed retail and restaurant space;

Differentiating the building frontage along Wilshire Boulevard and La Brea Avenue between theground floor and second floor with balconies, offset planes, and other architectural details;

Maximizing the application of architectural features and articulations on the proposed buildingfaçade; and

Locating surface and above-grade parking within the interior of the proposed structure andlocating access driveways on side streets such as Sycamore Avenue and 8th Street.

Miracle Mile Community Design Overlay District

Encouraging pedestrian activity along adjacent sidewalks by orienting the proposed structuretowards the intersection of Wilshire Boulevard and La Brea Avenue;

Locating vehicle access and loading areas within the interior of the proposed structure, therebyminimizing potential physical and/or visual impacts on pedestrians, the flow of traffic, and/oradjacent uses;

Reducing the monotony of the proposed structure through the use of varied materials;

Providing a dominant Wilshire Boulevard entryway that reinforces the character of the buildingand adds visual interest, thus creating an inviting entrance;

Designing the proposed structure to achieve consistency with the neighboring E. Clem WilsonBuilding though the provision of decorative horizontal roof planes and articulated towerelements that reflect the height of the cornices, setbacks, and terraces that are featured on theWilson Tower;

Promoting an active pedestrian district by incorporating attractive and functional storefronts intothe proposed structure.

Implementation of the proposed project would not conflict with applicable urban design policies and

guidelines outlined in the Wilshire Community Plan nor would implementation of the proposed project

conflict with applicable guidelines and standards listed in the Miracle Mile CDO. Therefore, there is no

potential for significant impacts with respect to conflicts with applicable guidelines and regulations.

Scenic Vistas


The nature and quality of recognized or valued views (such as natural topography, settings, man-made ornatural features of visual interest and resources such as mountains or the ocean); and

The extent of obstruction (e.g., total blockage, partial interruption, or minor diminishment).



A description of existing on-site views was discussed above in Subsection 2, Existing Conditions. A

discussion of the changes to these views resulting from project implementation is provided below.

Implementation of the proposed project would block a majority of all views across the project site.

However, the three-story existing church and commercial strip center already block a majority of all

views across the project site, especially of the Hollywood Hills to the north. Similarly, the mass of the

proposed structure would further limit these views.

Current scenic views are either partially or fully obstructed from the project site. Also, the proposed

project does not significantly degrade scenic views off site and residents on the upper floors of the

completed project will have enhanced views. Therefore, impacts to scenic vistas associated with the

proposed project are less than significant.

Impacts related to visual character are considered significant for the proposed project if they would

conflict with

Whether the project affects views from a designated scenic highway, corridor or parkway;

The project site is located in the heart of the Wilshire Boulevard Corridor. As stated previously, Wilshire

Boulevard along the northern border of the project site has been designated as a Scenic Highway due to

its nature as a highly urbanized high-rise corridor. Implementation of the proposed project would

introduce a new base structure to the project site with two residential structures. Overall, the “finger”

building would be a maximum of 100 feet above grade, and the “bar” building would be up to 44 feet

above grade.

Both of these residential structures would contribute to the expected urban visual characteristics of the

existing Wilshire Boulevard Corridor skyline but would not obstruct a critical feature or interfere with its

aesthetic character. The new residential structures would be visible from vantage points around the

project site but would not obstruct, affect, or prevent views from the designated Scenic Highway. The

addition of the proposed project to the Wilshire Boulevard Corridor skyline would not result in the

potential for significant impacts to scenic vistas.

Impacts related to scenic vistas are considered significant for the proposed project if

The extent to which the project affects recognized views available from a length of a public roadway, bikepath or trail, as opposed to a single, fixed vantage point.

As stated above, the view of the Miracle Mile District from Wilshire Boulevard would change somewhat

with implementation of the proposed project. Views along neighboring streets within the project vicinity,

including along La Brea Avenue, Sycamore Avenue, and 8th Street would also change with project



implementation. Long-range views in the area are already limited due to the dense urban setting;

however, the addition of a new base building to the project site with two residential structures would

change the views along neighboring streets as far as they are visible. These structures are intended, in

part, to improve the visual character of the area and are consistent with surrounding land uses and the

scale and massing of other nearby tower buildings. As such, no potential for significant impacts would

occur.

Shade and Shadow

Impacts related to shade and shadows are considered significant if

Shadow-sensitive uses would be shaded by project-related structures for more than 3 hours between thehours of 9:00 AM and 3:00 PM Pacific Standard Time (between late October and early April) or for morethan 4 hours between the hours of 9:00 AM and 5:00 PM Pacific Daylight Time (between early April andlate October).

Implementation of the proposed project would change the pattern of shadow cast by the sun on adjacent

properties. Construction of the proposed project would introduce a new base structure to the project site

with two residential structures in locations currently occupied by a three-story church, a commercial strip

center, and surface parking lot, respectively. Shadow-sensitive uses, including residences, exist in the

immediate vicinity of the project site.

During summer months, the sun travels in an arc farther north than during other times of the year. As

such, shadows cast during the summer do not extend as far onto other adjacent properties as would occur

during the winter. The angle of the sun during the winter solstice casts the longest shadows of the year,

with peak shadows occurring shortly after sunrise and before sunset.

Figure IV.A-5, Shade and Shadow Analysis, shows the shadows cast in the vicinity of the project site.

Morning shadow patterns would extend to the west and northwest of the project. The maximum shadow

lengths would occur at the winter solstice. On that day, the project would cast shadows of approximately

440 feet. Early morning shadows would fall across properties on the northwest side in both the winter

and autumn. Noon shadows would be cast on properties to the north in both the winter and autumn.

Afternoon shadows cast by the project would extend to the northeast in the winter and autumn. Overall,

the shadows cast onto adjacent properties would not create a significant impact because the shadows cast

from the proposed structure would not be cast upon shadow-sensitive uses to the east. Therefore, no

potential for significant impacts would occur with respect to shadowing and shading-sensitive uses.

Shade and Shadow Analysis

SOURCE: Thomas P. Cox Architects, Inc. - May 2008

906-001•05/08

FIGURE IV.A-5

n

Solstice Jun. 09:00 Solstice Jun. 12:00 Solstice Jun. 15:00

Equinox Mar. 09:00 Equinox Mar. 12:00 Equinox Mar. 15:00

Solstice Dec. 09:00 Solstice Dec. 12:00 Solstice Dec. 15:00



Nighttime Lighting

Impacts related to nighttime lighting are considered significant for the project if

The change in ambient illumination levels is significant as a result of project sources.

New light sources introduced from the proposed project would include lighting associated with the

approximately 100-foot-high “finger” residential structure and the approximately 40-foot-high “bar”

residential structure. The existing nighttime lighting associated with project site would be replaced with

lighting from these new structures, which would increase the level of light on the site from current levels,

due to the higher intensity nature of the proposed project.

The lighting proposed by the proposed project would be limited to the amount required to safely light

driveways, sidewalks, and public space areas within the project. In addition, landscape lighting would be

utilized to accentuate landscape features. All outdoor lighting would be oriented and focused onto the

specific on-site location intended for illumination, such as driveways, walkways, interior courtyard areas,

and public areas, and directed away from adjacent properties and public rights-of-way to avoid any light

or glare impacts from lighting fixtures included in the project. Given the above, the new lighting

established on the site would not result in substantial increases in light or glare that would affect any

light-sensitive uses on or near the site.

The driveways into the proposed parking garage would also be located and oriented in a manner that

would not result in headlights from vehicles entering or exiting these parking areas directly lighting any

sensitive uses. No substantial light or glare impacts from vehicles entering and exiting the proposed

parking garage would occur as result of the project design.

Direct and indirect lighting would also be used for signage to be placed on site and on building façades.

Signage lighting would be focused onto sign surfaces and would generally be of low to medium

brightness. All proposed signage and associated lighting would be subject to signage regulations

included in the Los Angeles Municipal Code. Lighting associated with signs would not, therefore, result

in substantial light or glare impacts.

Therefore, implementation of the proposed project would not significantly change ambient illumination

levels, and no potential for significant impacts would occur.




The extent to which project lighting would spill off the project site and affect adjacent light-sensitive areas.

The use of security lighting during project construction will be limited to only those locations on the

construction site requiring illumination. All security lights will be properly shielded and projected

downwards during construction such that light is directed onto the project site only. For these reasons,

impacts related to nighttime lighting would be less than significant and no mitigation measures are

required.

As discussed above, project lighting would include exterior nighttime security lighting and interior

lighting associated with the residential, retail, restaurant, and parking uses. Lighting would be directed

and aimed at on-site areas of the property, building entry points, driveways, interior courtyards, and

sidewalks surrounding the project site. Light-sensitive uses are located immediately adjacent to the east

and south of the project site. While security lighting already exists on the project site and the area

surrounding is urban in nature, the project may have the potential to generate lighting that could spill off

the project site and adversely impact adjacent light-sensitive uses. However, the impact would be

reduced to a less than significant level with implementation of mitigation measure MM-VR-1, listed

below on page IV.A-24.

c. Cumulative Impacts

Cumulative impacts could occur if “two or more individual effects which, when considered together, are

considerable or which compound or increase other environmental impacts.” Aesthetic impacts could be

compounded if the proposed project, either on its own contributes, or in combination with other projects

in the surrounding vicinity, degrades the visual quality and character of the project area. The proposed

project, in combination with the list of related projects identified in Section III, General Description of

Environmental Setting, does have the potential to alter the visual character of the Wilshire Community

Plan Area, especially the Miracle Mile District, although not to a level considered to be significant.

This impact is not considered significant because the northern residential structure of the proposed

project is respectful of the height and architectural style of the Clem Wilson Tower to the north.

In addition, the massing of the northern residential structure also reflects the height of the cornices,

setbacks, and terraces that are featured on the Wilson Tower. Similar to the proposed project, the related

projects are visually compatible with the planned land uses and densities in the various land use plans

governing the development of the Wilshire Community Plan Area, in particular development within the

Miracle Mile District. Therefore, no cumulatively considerable visual resource impacts are anticipated

through implementation of the proposed project in combination with the identified related projects.



Visual Character

The visual character of the Wilshire Community Plan Area is urban with a variety of building heights,

building types, and densities. The visual character of the Miracle Mile District, which is located directly

adjacent to the project site to the west, is also characterized by numerous high-rise office buildings along

Wilshire Boulevard. Several of these high-rise tower buildings are visible from the project site.

In addition, high-rise tower buildings along the Wilshire Corridor are also visible to the east from higher

on-site vantage points.

Construction of the proposed project, in combination with the identified related projects, would increase

the density of land uses and general height of buildings in the Wilshire Community Plan Area, as several

of the projects would be high-rise structures. Without detailed design proposals for each of the related

projects, it is difficult to determine exactly how the visual character of the area would be altered.

However, increasing the height and density of buildings in the Wilshire Community Plan Area is

consistent with the growth and development planned for within the Wilshire Community Plan. All

proposed projects would be subject to design review by the City of Los Angeles to assure that each is

compliant with all relevant City policies. Thus, no cumulatively considerable impacts to visual character

would occur through implementation of the proposed project in combination with related projects.

Impacts are considered less than significant.

Scenic Vistas

The proposed project site and sites corresponding with the identified related projects list are located

throughout the Wilshire Community Plan Area of Los Angeles and the Miracle Mile District. The Scenic

Highway Plan (adopted in 1978 and incorporated into the Transportation Element of the City of Los

Angeles General Plan,) designates Wilshire Boulevard as a Scenic Highway due to its nature as a highly

urbanized high-rise corridor. Implementation of the proposed project and related projects would

introduce new high-rise and mid-rise buildings in the Wilshire Community Plan Area and Miracle Mile

District that would contribute to the expected visual characteristics of the Wilshire Boulevard Corridor

skyline. It is unknown how tall each of the structures proposed for the related projects would be and,

therefore, difficult to determine exactly how the Los Angeles skyline would be modified. However, given

the types of developments proposed for each of the related projects, it is likely that several additional

mid- and high-rise structures would be constructed along the Wilshire Boulevard Corridor in the

Wilshire Community Plan Area as the related projects are implemented. Each of the related projects

would be subject to design review by the City of Los Angeles to assure that the visual character of the

skyline is maintained from all distant vantage points, including along the Wilshire Boulevard Corridor.



As such, the proposed project in conjunction with the identified related projects would not result in a

cumulatively considerable impact on the Wilshire Boulevard Corridor skyline as a scenic vista.

Shade and Shadow

Implementation of the proposed project in combination with the identified related projects would change

the pattern of shadow cast by the sun on the properties throughout the Wilshire Community Plan Area.

During summer months, the sun travels in an arc farther north than during other times of the year. As

such, shadows cast during the summer do not extend as far onto other adjacent properties as would occur

during the winter. The angle of the sun during the winter solstice casts the longest shadows of the year,

with peak shadows occurring shortly after sunrise and before sunset. Therefore, throughout each day,

shadows would be cast in the vicinity of the proposed and related mid-rise and high-rise projects.

Morning shadow patterns would extend to the west and northwest of each project site. The maximum

shadow lengths would occur at the winter solstice. Noon shadows would be cast on properties to the

northwest in the winter and properties to the west in the autumn. Afternoon shadows cast by each

mid-rise and high-rise residential structure would extend to the northeast in the winter and autumn.

In the general vicinity of the proposed and related projects, shadows are already cast onto adjacent

properties from the neighboring mid-rise and high-rise structures. While construction of the additional

proposed mid-rise and high-rise structures would generate additional shadows and shading in the

Wilshire Community Plan Area, the additional shadows are not expected to create a significant

cumulative impact upon shadow sensitive uses in the plan area because the shadows cast by the new

structures would primarily overlap with shadows cast by current structures. As such, a cumulatively

considerable impact relating to shade and shadows would not occur. Impacts are considered less than

significant.

Nighttime Lighting

Each of the proposed sites corresponding to the related projects listed in Section III, Environmental

Setting, is currently located in a dense urban environment and is a source of nighttime light in the area.

Implementation of the proposed project, along with the related projects in the area, would result in

higher density and, generally, an increase in the amount of lighting present on each site and in the

Wilshire Community Plan Area. New light sources introduced from the proposed project in combination

with the identified related projects would include additional nighttime security lighting on each project

site, street lighting, and lighting in open spaces between buildings. In addition to the exterior ground-

level nighttime security lighting at each project site, interior lighting associated with the proposed uses

would provide an additional source of nighttime illumination from each project site. Each project would



be subject to design review by the City of Los Angeles to assure that none of the projects generate a new

substantial source of nighttime lighting aimed at light-sensitive receptors in the Wilshire Community

Plan Area. The existing nighttime and security lighting throughout the Wilshire Community Plan Area

creates a nighttime illumination in the area. As discussed above, while the project may have the potential

to generate lighting that could spill off the project site and adversely impact adjacent light-sensitive uses,

mitigation has been identified below that would reduce impacts to a less than significant level. Therefore,

implementation of the proposed project and the identified related projects would not result in a

cumulatively considerable impact with regard to nighttime lighting; therefore, impacts are less than

significant.

d. Mitigation Measures

The following mitigation measure is intended to reduce potential nighttime illumination impacts to a less

than significant level.

MM-VR-1. Outdoor lighting shall be downcast and directed toward on-site areas of the property,

sidewalks surrounding the building, building entry points, driveways, and interior

courtyard areas.

e. Adverse Effects

No significant impacts to visual resources would result from the proposed project with implementation

of mitigation; therefore, no adverse effects to visual resources in the Wilshire Community Plan area and

Miracle Mile District would be anticipated upon project implementation.

iv.a visual resources

Documents