The Legacy@Sixth-Union (ENV-2025-461-CE)
Summary
SCH Number
2025081104
Public Agency
City of Los Angeles
Document Title
The Legacy@Sixth-Union (ENV-2025-461-CE)
Document Type
NOE - Notice of Exemption
Received
Posted
8/25/2025
Document Description
The proposed project includes the demolition of the existing surface parking lot, a single-story mart, and single-story plaza mall, and the new construction, use and maintenance of a six-story mixed use building comprised of approximately 108,968 square feet of residential and commercial floor area, for a proposed floor area ratio (FAR) of 3.75:1. The project proposes 100 dwelling units, of which 10 units or 10 percent of the total units will be restricted to Extremely Low Income Households. The building will have a maximum height of 71 feet and 8 ½ inches, as measured from grade to the highest point of the parapet. The project will provide a total of 108 parking spaces including 88 for residential and 20 for commercial provided across two (2) levels of subterranean parking. The project will also provide a total of 103 bicycle parking spaces, which includes 10 short-term and 10 long-term commercial spaces, and eight (8) short-term and 75 long-term residential bicycle parking spaces. The project includes a total of 11,000 square feet of usable open space, consisting of a 2,460 square-foot atrium on the second floor, a 6,340 square-foot roof deck, and 2,200 square feet of private open space through balconies.
The project proposes the removal of one (1) non-protected street tree along 6th Street, while one (1) non-protected street tree along Union Avenue will remain. Additionally, the applicant proposes to plant 24 new 24-inch box trees on-site. The project assumes a worst-case scenario of removing all street trees, in the event of changes to the right-of-way improvement plans after approval of the environmental clearance. However, this environmental analysis does not authorize the removal of any street trees without prior approval of Urban Forestry, in compliance with LAMC Sections 62.169 and 62.170 and their applicable findings. The project proposes the export of up to 19,000 cubic yards of earth, which would require a haul route since it is located in a Special Grading Area.
The subject property is zoned C2-1 and has a General Plan Land Use Designation of Community Commercial by the Westlake Community Plan. Pursuant to Los Angeles Municipal Code (LAMC) Section 12.22 A.31, the applicant will utilize the Transit Oriented Communities (TOC) Affordable Housing Incentive Program (Tier 3) in order to qualify for base incentives for an increase in density (up to 70 percent), an increase in floor area (up to 3:75:1), and one (1) additional incentive to reduce the required front, side and rear yards/setbacks. With the TOC base incentives for a density increase and an FAR increase, the proposed project will comply with the density and FAR allowed on the site. As shown in the case file, the project is consistent with the applicable Westlake Community Plan designation and policies and all applicable zoning designations and regulations. The site is located in the Westlake Recovery Redevelopment Project Area. On January 6, 2021, Planning staff approved an administrative review and noted the proposed 100-unit multi-family residential development is permitted in the Community Commercial areas of the Westlake Redevelopment Plan consistent with the Community Plan.
Contact Information
Name
Marie Pichay
Agency Name
City of Los Angeles, Department of City Planning
Job Title
Planning Associate
Contact Types
Lead/Public Agency
Phone
Email
Name
Hamid Gabbay
Agency Name
Gabbay Architects
Job Title
Representative
Contact Types
Parties Undertaking Project
Phone
Location
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Cross Streets
6th St & Union Ave
Zip
90035
Total Acres
.653
Other Location Info
PROJECT LOCATION:
1701 – 1717 ½ W. 6th Street & 550 S. Union Avenue, Los Angeles, CA 90035
Other Information
NAME OF APPLICANT / OWNER:
Elias Shokrian, Benbaroukh, LLC
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15332 – Class 32
Reasons for Exemption
There are five (5) exceptions which the City is required to consider before finding a project exempt under Class 32: (a) Cumulative Impacts; (b) Significant Effect; (c) Scenic Highways; (d) Hazardous Waste Sites; and (e) Historical Resources.
(a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
There are no known projects of the same type and in the same place as the proposed project. As mentioned, the project includes the demolition of the existing surface parking lot, single-story mart, and single-story plaza mall, and the new construction, use and maintenance of a six-story mixed use building mentioned, in an area zoned and designated for such development.
The project also proposes the export of 19,000 cubic yards of earth. According to the Department of Building and Safety Haul Route Requests Status Table and NavigateLA, there are no other haul route approvals or other haul route applications being processed within 500 feet of the subject site. The haul route approval will be subject to recommended conditions prepared by the Los Angeles Department of Transportation (LADOT) and considered by the Board of Building and Safety Commissioners. These conditions will reduce the impacts of construction related hauling activity, monitor the traffic effects of hauling, and reduce haul trips in response to congestion. Additionally, each project would be subject to the review of LADOT and the Bureau of Street Services and conditions of approval issued by the Board of Building and Safety Commissioners. Therefore, in conjunction with Citywide Regulatory Compliance Measures (RCMs) and compliance with other applicable regulations, no foreseeable cumulative impacts are expected.
(b) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
As mentioned, the project includes the demolition of the existing surface parking lot, single-story mart, and single-story plaza mall, and the new construction, use and maintenance of a six-story mixed use building mentioned, in an area zoned and designated for such development. All adjacent lots are developed with commercial and residential uses, and the subject site is of a similar size and slope to nearby properties. The project utilizes a Floor Area Ratio (FAR) of 3.75:1 on a site that is permitted to have a maximum FAR of 3.75:1 per the Transit Oriented Communities Program. Thus, there are no unusual circumstances which may lead to a significant effect on the environment.
(c) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.
Additionally, the only State Scenic Highway within the City of Los Angeles is the Topanga Canyon State Scenic Highway, State Route 27, which travels through a portion of Topanga State Park. The site is approximately 26 miles east from State Route 27. Therefore, the subject site will not create any impacts within a designated as a state scenic highway.
(d) Hazardous Waste. A categorical exemption shall not apply for a project located on a site included on any list compiled under Section 65962.5 of the Government Code.
Furthermore, according to Envirostor, the State of California’s database of Hazardous Waste Sites, there are two school cleanup sites located within 1,000 feet of the project site.. For both sites, either no action was required, or the site had already been certified.
(e) Historic Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
The project site has not been identified as a historic resource by local or state agencies, and the project site has not been determined to be eligible for listing in the National Register of Historic Places, California Register of Historical Resources, the Los Angeles Historic-Cultural Monuments Register, and/or any local register; and was not found to be a potential historic resource based on the City’s HistoricPlacesLA website or SurveyLA, the citywide survey of Los Angeles. According to an email from the Office of Historic Resources dated November 23, 2021, it has been determined that this property does not appear to have been otherwise identified as a historical resource for the purposes of CEQA. Based on this, the project will not result in a substantial adverse change to the significance of a historic resource and this exception does not apply.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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