1954 N Argyle Avenue (ENV-2025-1766-CE)
Summary
SCH Number
2026100014
Public Agency
City of Los Angeles
Document Title
1954 N Argyle Avenue (ENV-2025-1766-CE)
Document Type
NOE - Notice of Exemption
Received
Posted
10/1/2026
Document Description
The project includes the demolition of an existing two (2) story, five (5)-unit residential apartment building and construction of a five story, 20-unit residential apartment building and one additional Accessory Dwelling Unit (ADU). The subject property is a rectangular-shaped lot with approximately 50 feet of street frontage along the eastern side of Argyle Avenue and a lot area of approximately 8,353 square-feet. The subject property is zoned R3-1XL and is located in the Hollywood Community Plan Area with a Medium Residential land use designation. The proposed building will rise to a maximum height of 52 feet and will be constructed with five (5) residential floors over one (1) partially subterranean level of parking containing 21 vehicle parking spaces, 30 long-term bicycle parking spaces, and four (4) short-term bicycle parking spaces. The project will contain 23,322 square-feet of floor area for a Floor Area Ratio (FAR) of 3.89:1. The unit mix will be comprised of 11 two-bedroom units and nine (9) one-bedroom units. There will be 1,828.75 square-feet of open space, comprised of 866 square-feet of private open space, a 960 squarefoot roof deck, and a 300 square-foot balcony. The project proposes to remove 17 on-site nonprotected trees and add six (6) new trees on the roof deck. The project proposes to export 3,875 cubic yards of soil during construction.
Contact Information
Name
Jamie Hwang
Agency Name
City of Los Angeles, Department of City Planning
Job Title
City Planning Associate
Contact Types
Lead/Public Agency
Phone
Email
Name
Sami Kohanim
Agency Name
Entitlement and Permits
Job Title
Representative
Contact Types
Parties Undertaking Project
Phone
Name
Benny Pirian
Agency Name
Jack 26 Properties, LLC
Job Title
Applicant
Contact Types
Project Applicant
Phone
Email
Location
Coordinates
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Zip
90068
Other Location Info
PROJECT LOCATION:1954-1956 North Argyle Avenue
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15332 / Class 32
Reasons for Exemption
A 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 a 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.
The project is for the demolition of an existing two (2) story, five (5)-unit residential apartment building and construction of a five story, 20-unit residential apartment building and one additional Accessory Dwelling Unit (ADU). As a residential project that is consistent with the general plan and a project which is characterized as in-fill development, the project qualifies for the Class 32 Categorical Exemption.
The site is zoned R3-1XL and has a General Plan Land Use Designation of Medium Residential. As shown in the case file, the project is consistent with the applicable Hollywood Community Plan
designation and policies and all applicable zoning designations and regulations. The subject site is wholly within the City of Los Angeles, on a site that is approximately 0.2 acres. Lots adjacent to the subject site are developed with the following urban uses: Medium Residential, Low-Medium 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. There are no protected trees on the site as identified in the Tree Report prepared by Arsen Margossian on February 20, 2026. Seventeen Non-Protected trees are proposed to be removed from the subject site, and will be replaced with a minimum of six 24-inch box Chilopsis Linearis Desert Willow trees. However, as explained in the project description, the applicant will be required to improve the right-of-way. Prior to any work on the right-of-way, the applicant will be required to obtain approved plans from the Department of Public Works. As there currently is no approved right-of-way improvement plan and for purposes of conservative analysis and the requirements of CEQA, Planning has analyzed the worst-case potential for removal of all street trees. Note, no street tree or protected tree may
be removed without prior approval of the Board of Public Works/Urban Forestry (BPW) under LAMC Sections 62.161 - 62.171. At the time of preparation of this CE, no approvals have been given for any tree removals on-site or in the right-of-way by BPW. Based on the above, Planning has required a Tree Report to identify all trees on the project site and in the right-of-way that could
be impacted by the Project and to consider the potential removal of two (2) street trees.
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. Therefore, the project will not have any significant impacts to traffic or transportation 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. The project site will be adequately served by all public utilities and services given that the construction of a five-story, 20-unit residential apartment building and one additional Accessory Dwelling Unit (ADU) will be on a site which has been previously developed and is consistent with the General Plan. Therefore, the project meets all of the Criteria for the Class 32.
The Director of Planning determined that, based on the whole of the administrative record, the project is exempt from CEQA pursuant to State CEQA Statutes and Guidelines, Section 15332 (Class 32) and that there is no substantial evidence demonstrating that an exception to a Categorical Exemption pursuant to CEQA Guidelines, Section 15300.2 applies.
The City has considered whether the proposed project is subject to any of the six (6) exceptions that would prohibit the use of a categorical exemption as set forth in State CEQA Guidelines
Section 15300.2. The six (6) exceptions to this Exemption are: (a) Location; (b) Cumulative Impacts; (c) Significant Effect; (d) Scenic Highways; (e) Hazardous Waste Sites; and (f) Historical
Resources.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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