Beverly Flores (ENV-2024-7671-CE)
Summary
SCH Number
2025070576
Public Agency
City of Los Angeles
Document Title
Beverly Flores (ENV-2024-7671-CE)
Document Type
NOE - Notice of Exemption
Received
Posted
7/15/2025
Document Description
The project is for the demolition of the existing one-story commercial structure and the construction, use, and maintenance of a new, four-story mixed-use building with no parking and a basement for commercial storage. The project is signed with three resintial levels over a ground level designated for commercial uses. The project will be a maximum of 56 feet in height, include 2,751 square feet of commercial floor area and 9,334 square feet of residential floor area, with a maximum Floor Area Ratio (FAR) of 2.75:1, and will provide twelve (12) dwelling units. One (1) unit will be reserved for Extremely Low Income Households. The project will provide no
automobile parking spaces per Assembly Bill 2097. In addition, the project will provide two (2) short-term bicycle parking spaces and 12 long-term bicycle parking spaces. 1,350 square-feet of open space will be provided in the form of a roof deck. As a multifamily development, and a project which is characterized as in-fill development, the project qualifies for the Class 32 Categorical
Exemption.
The project is seeking the following additional incentives of the Transit Oriented Communities (TOC) Affordable Housing Program:
1. Height. An increase of one (1) story and eleven feet in height to allow for a maximum 56-foot-tall building as measured from the lowest adjacent grade to the top of the parapet in lieu of the otherwise allowed 45 feet per LAMC Section 12.21.1 A.1 as well as opting into the Transitional Height Requirement for qualifying Tier 1 projects found in the TOC Guidelines in lieu of the Transitional
Height Requirements per LAMC 12.21.1 A.10.
2. Side Yards. To utilize a 5 foot RAS3 easterly side yard setback in lieu of the 7-foot side yard setback otherwise required per LAMC Section 12.11 C.2.
Contact Information
Name
Ricardo Vazquez
Agency Name
City of Los Angeles, Department of City Planning
Job Title
Planning Associate
Contact Types
Lead/Public Agency
Phone
Name
David Ravanshenas
Agency Name
FILMORE CAPITAL LLC
Job Title
Applicant
Contact Types
Project Applicant
Phone
Email
Location
Coordinates
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Cross Streets
Beverly Blvd & Flores St
Zip
90048
Other Location Info
PROJECT LOCATION
8325-27 W. Beverly Blvd; 306-310 N. Flores Street
Other Information
NAME OF APPLICANT/ OWNER:
David Ravanshenas
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15332 – Class 32
Reasons for Exemption
project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the 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; and (e) The site can be adequately served by all required utilities and public services.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations;
The site is zoned C2-1VL and has a General Plan Land Use Designation of Neighborhood Office Commercial. As shown in the case file, the project is a mixeduse commercial/residential project which is consistent with the applicable Wilshire Community Plan designation and policies and all applicable zoning designations 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. The subject site is wholly within the City of Los Angeles and is surrounding by urban uses. The site that is approximately .10 acres which is substantially smaller than the maximum allowable project site of five acres.
(c) The project site has no value as habitat for endangered, rare or threatened species; Lots adjacent to the subject site are developed with the following urban uses: multistory commercial and residential. The site is previously disturbed and surrounded by development and therefore is not, and has no value as, a habitat for endangered, rare
or threatened species. As noted in the Tree Disclosure Statement signed by the applicant and dated February 12, 2024, there are no trees in the public right of way, nor any protected or significant trees on site.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles Noise Ordinance pollutant discharge,dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will ensure the project will not have significant impacts on noise and water. Furthermore, the project does not exceed the threshold criteria established by LADOT for preparing a transportation study. Interim thresholds were developed by DCP staff based on CalEEMod model runs relying on reasonable assumptions, consulting with AQMD staff, and surveying published air quality studies for which criteria air pollutants did not exceed the established SCAQMD construction and operational thresholds.
(e) The site can be adequately served by all required utilities and public services.
The project site will be adequately served by all public utilities and services given that the construction of a four-story, 12-unit residential structure will be on a site which has been previously developed and is consistent with the General Plan.
The project meets all the criteria for the Class 32 Exemptions, as described above. As the project has been found to be categorically exempt from CEQA, the project is not anticipated to have negative effect on the environment and no mitigations measures are required.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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