VESTING TENTATIVE TRACT MAP NO SL (stamped map dated July 16, 2014) PLANNING DEPARTMENT STAFF REPORT

Transcription

1 VESTING TENTATIVE TRACT MAP NO SL (stamped map dated July 16, 2014) HEARING DATE: February 18, 2015 PLANNING DEPARTMENT STAFF REPORT PURSUANT TO ORDINANCE NO. 164,845, IF A CERTIFICATE OF POSTING HAS NOT BEEN SUBMITTED BEFORE THE DATE OF THE PUBLIC HEARING, IT MUST BE PRESENTED AT THE HEARING, OR THE CASE MUST BE CONTINUED. REQUEST Pursuant to Sections 17.06, and C,27 of the Los Angeles Municipal Code, a Small Lot Vesting Tentative Tract Map No. VTT SL to permit the subdivision of one lot into nine, Small Lot single-family lots in the RD1.5-1XL-RIO Zone at West Waverly Drive. Pursuant to Section A of the Los Angeles Municipal Code, an Adjustment from Section A,1 of the Los Angeles Municipal Code to permit building heights of 34 feet (34 ), in lieu of the otherwise permitted 30 feet. Pursuant to Section (c)(3) of the California Public Resources Code, adopt the Mitigated Negative Declaration (MND) for the above referenced project. RELEVANT CASES ON-SITE: Case No. ZA (ZV)(ZAA) - On January 14, 2015, the Zoning Administrator issued a Withdrawal Letter acknowledging the applicant s request to withdraw the requested Zone Variances and Zoning Administrator s Adjustments that were previously filed for early start construction. Case No. CPC (RIO) - On July 2, 2014, the City Council adopted an ordinance establishing the River Improvement Overlay (RIO) Districts and River Design Guidelines for designated areas adjacent to the City's waterways. (Ordinance Nos. 183,144 & 183,145; effective August 20, 2014) OFF-SITE: Case No. VTT SL - On November 15, 2012, the Advisory Agency approved Vesting Tentative Tract Map for a seven-lot Small Lot subdivision, located at North Auburn Street. Case No. ZA (ZV)(ZAA) - On September 23, 2011, the Zoning Administrator approved a Zone Variance from Section of the Los Angeles

2 VESTING TENTATIVE TRACT MAP NO SL PAGE 2 Municipal Code (L.A.M.C.) to permit a 33-foot building height in lieu of the required 30 feet established by the "Q" Condition (Ordinance No. 176,826), located at West Rowena Avenue. Case No. VTT SL - On September 23, 2011, the Advisory Agency approved a Vesting Tentative Tract Map for a six-lot Small Lot subdivision, located at West Rowena Avenue. Case No. VTT SL - On November 30, 2006, the Advisory Agency approved a Vesting Tentative Tract Map for a seven-lot Small Lot subdivision, located at 2748 North Auburn Street. Case No. ZA (YV) - On March 17, 1992, the Zoning Administrator approved a Zone Variance to permit the construction, use, and maintenance of a six-unit apartment building that a observes 33-foot maximum height in lieu of the 30-foot maximum permitted, located at 2732 Auburn Street. PUBLIC RESPONSES An was received on February 9, 2015 from Edwin and Nancy Williams stating opposition to the proposed project. An was received on February 4, 2015 from David Modern providing comments to Mitigated Negative Declaration (Case No. ENV ). An was received on February 4, 2015 from Douglas V. Tornquist providing comments to Mitigated Negative Declaration (Case No. ENV ), including to fire- and grading-related issues. An was received on February 4, 2015 from Joe Ferrell providing comments to Mitigated Negative Declaration (Case No. ENV ), including to fire- and grading-related issues. An was received on February 4, 2015 from Carol Cetrone providing comments to Mitigated Negative Declaration (Case No. ENV ), including biological-, grading- and cultural-related issues, among others. An was received on February 4, 2015 from Jerome Courshon providing comments to Mitigated Negative Declaration (Case No. ENV ), including grading-, tree- and hydrologic-related issues. An was received on February 4, 2015 from Kathryn Mendelson providing comments to Mitigated Negative Declaration (Case No. ENV ), including construction- and tree-related issues. Copies of the s are in the case file.

3 VESTING TENTATIVE TRACT MAP NO SL PAGE 3 GENERAL COMMENTS The project involves the demolition of two residential structures (four units total) and the construction of nine Small Lot single-family dwellings. The proposed units will range between 1,751 square feet and 2,405 square feet and will each include a two-car garage. The building heights are 33 feet, six inches (33-6 ). The project requires less than 500 cubic yards of dirt to be graded and all will be balanced on-site. The project proposes the removal of three (3) protected trees, including one (1), Valley Oak (Quercus lobata) and two (2), California Black Walnut (Juglans californica) and 22 other significant trees. The subject property is a downsloping, rectangular, 20,277 square-foot interior lot with a 80-foot long frontage along Waverly Drive and a depth of 252 feet. The property is developed with a two-story, 2,548 square-foot duplex built in 1921, and a one-story, 880 square-foot duplex built in The property is subject to the Hillside Ordinance and located within the Hollywood Community Plan and the Los Angeles River Improvement Overlay District. The property is located within 500 feet of Ivanhoe Elementary School. The property is not located within 500 feet of a park. The site is zoned RD1.5-1XL-RIO and has a general plan land use Designation of Low Medium II Residential, which has the corresponding zones of RD2 and RD1.5. The property is located within the Very High Fire Hazard Severity Zone, Special Grading Area (BOE Basic Grid Map A-13372), 0.6 km to the nearest fault (the Hollywood Fault) and a Landslide area. The surrounding land uses consist of Low II Residential, Low Medium II Residential, Neighborhood Office Commercial and Public Facilities and R1, RD2, RD1.5, C4, CM, [Q]PF and PF Zones. Surrounding properties are primarily developed with one- and two-story, single-family dwellings; one- and multi-story, multi-family dwellings; one- and two-story commercial buildings; Ivanhoe Elementary School, the Golden State Freeway (Interstate 5) and the Los Angeles River. Waverly Drive, abutting the property to the south, is a Local Street, dedicated to a width of 60 feet and improved with asphalt roadway and concrete curb, gutter and sidewalk on the north side of the street. Auburn Street, terminating at the property from the south, is a Local Street, dedicated to a width of 60 feet and improved with concrete roadway, curb and gutter, and sidewalk on east side of the street. The applicant has submitted a Historic Resource Evaluation, dated November 17, 2014,

4 VESTING TENTATIVE TRACT MAP NO SL PAGE 4 to analyze the potential historic significance of the two existing structures on-site. The report found that the buildings: do not meet the criteria for inclusion on the California Register of Historical Resources or the National Register of Historic Places. None of the buildings in the study area meet the threshold criteria for designation as a City of Los Angeles Historic-Cultural Monument or as contributing buildings to a City of Los Angeles Historic Preservation Overlay Zone (HPOZ). This report was reviewed by the Department of City Planning, Office of Historic Resources and was found to have adequately analyzed the historic status of the existing structures. The applicant has also submitted a Protected Tree Report, dated March 28, 2014, which describes the property as having a total of 25 trees on-site, including three protected trees (one Valley Oak (Quercus lobata) and two California Black Walnut (Juglans californica)) and 22 other significant trees. The applicant submitted a subsequent Protected Tree Report, dated February 2, 2015, which provided additional discussion and analysis of the Valley Oak. The project, as proposed, would require the removal of all 25 trees, including the three protected trees. Pursuant to Section R of the L.A.M.C. (Design Standard - Protected Tree Regulations), protected trees are only permitted to be removed if: 1. There has been prior applicable government action, or 2.b According to a report required pursuant to Section C., acceptable to the Advisory Agency and prepared by a tree expert, there is a substantial decline from a condition of normal health and vigor of the tree, and its restoration through appropriate and economically reasonable preservation procedures and practices is not advisable; or 2.c It is in danger of falling due to an existing and irreversible condition. As shown on the submitted Site Plan, two of the three protected trees (the Valley Oak and a California Black Walnut) are not within the building footprints, but instead are located within the proposed outdoor patio area of three of the units. Their removals are necessitated by the construction of a lower level living (below the garage level) and the subsequent construction of the outdoor patio area. However, as reported in the submitted March 2014 and February 2015, Protected Tree Reports, the California Black Walnut is stunted and therefore would meet the threshold established under 2.b (above) and the two stems of the Valley Oak have been topped and its structural integrity has been compromised and therefore would meet the threshold established under 2.c (above).

5 VESTING TENTATIVE TRACT MAP NO SL PAGE 5 Therefore, staff did make the necessary findings to allow the applicant to remove all three protected trees. REPORTS RECEIVED BUREAU OF ENGINEERING: Reports that the Tract Map layout is satisfactory as submitted and recommends approval subject to conditions pertaining to improvements along Waverly Drive in a memo dated September 3, See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION: Tentatively approves the project subject to conditions stated in the memo dated August 25, See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION: A clearance letter will be issued stating that no Building and Zoning Code violations exist on the subject site once the items identified in the memo dated August 13, 2014 have been satisfied. See recommended conditions in Draft Tentative Tract Report with Conditions under department. Note: Staff has removed recommended condition b as the applicant has withdrawn that application. DEPARTMENT OF TRANSPORTATION: Recommends that the project be subject to conditions stated in the memo dated September 7, See recommended conditions in Draft Tentative Tract Report with Conditions under department. FIRE DEPARTMENT: Recommends that the project be subject to conditions stated in the memo dated September 5, See recommended conditions in Draft Tentative Tract Report with Conditions under department. LOS ANGELES UNIFIED SCHOOL DISTRICT: The tract is located adjacent to Ivanhoe Elementary School. Mitigation measures were submitted in a memo dated August 18, 2014 to protect school and walk routes during project demolition and construction. DEPARTMENT OF WATER AND POWER: Reports that this tract can be supplied with water from the municipal system subject to LADWP=s Water Services Organization=s rules and requirements. BUREAU OF STREET LIGHTING: Recommends that the project be subject to conditions stated in the memo dated August 7, See recommended conditions in Draft Tentative Tract Report with Conditions under department. BUREAU OF SANITATION: Wastewater Collection Systems Division of the Bureau of Sanitation has inspected the sewer/storm drain lines serving the subject tract and found no potential problems to their structures or potential maintenance problem.

6 VESTING TENTATIVE TRACT MAP NO SL PAGE 6 ENVIRONMENTAL CLEARANCE The Department of City Planning issued Mitigated Negative Declaration ENV MND on February 4, See Draft Tentative Tract Report with Conditions. TENANTS No tenants currently reside at the subject property. STAFF RECOMMENDATIONS The Planning Department staff recommends approval of Vesting Tentative Tract Map No SL subject to the standard conditions and the additional conditions in the Draft Tentative Tract Report with Conditions. Prepared by: OLIVER NETBURN City Planning Associate (213) Note: Recommendation does not constitute a decision. Changes may be made by the Advisory Agency at the time of the public hearing.

7 DRAFT TENTATIVE TRACT REPORT WITH CONDITIONS In accordance with provisions of Los Angeles Municipal Code (LAMC) Sections and C,27, the Advisory Agency approved Vesting Tentative Tract Map No SL, located at for a maximum of nine (9) single-family lots for the purposes of a Small Lot Subdivision as shown on map stamp-dated July 16, 2014 in the Hollywood Community Plan and in accordance with provisions of LAMC Section A, the Advisory Agency approved an Adjustment from Section A,1 of the Code to permit building heights of 34 fee (34 ), in lieu of the otherwise permitted 30 feet. This unit density is based on the RD1.5-1XL-RIO. (The subdivider is hereby advised that the LAMC may not permit this maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety, which will legally interpret the Zoning code as it applies to this particular property.) For an appointment with the Development Services Center call (213) or (818) The Advisory Agency s approval is subject to the following conditions: NOTE on clearing conditions: When two or more agencies must clear a condition, subdivider should follow the sequence indicated in the condition. For the benefit of the applicant, subdivider shall maintain record of all conditions cleared, including all material supporting clearances and be prepared to present copies of the clearances to each reviewing agency as may be required by its staff at the time of its review. BUREAU OF ENGINEERING - SPECIFIC CONDITIONS Bureau of Engineering approvals are conducted at the Land Development Group, located 201 N. Figueroa Street, Suite 200. Any questions regarding these conditions should be directed to Mr. Georgic Avanesian by calling (213) That if this tract map is approved as Small Lot Subdivision then, and if necessary for street address purposes all the common access to this subdivision be named on the final map satisfactory to the City Engineer. 2. That if this tract map is approved as small lot subdivision then the final map be labeled as Small Lot Subdivision per Ordinance No satisfactory to the City Engineer. 3. That if necessary public sanitary sewer easements be dedicated on the final map based on an alignment approved by the Central Engineering District Office. 4. That the owners of the property record an agreement satisfactory to the City Engineer that they will provide name signs for the common access driveways. 5. That any fee deficit under Work Order No. EXT00574 expediting this project be paid. 6. That the subdivider make a request to the Central District Office of the Bureau of Engineering to determine the capacity of the existing sewer in the area.

8 VESTING TENTATIVE TRACT MAP NO SL PAGE 8 7. That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed: a. After submittal of hydrology and hydraulic calculations and drainage plans for review by the City Engineer prior to recordation of the final map, if determined then; NO private drainage or run-offs from this project will be allowed to be pumped to the public street ( Waverly Drive). b. Improve Waverly Drive adjoining the subdivision by the construction of the followings: i. A concrete curb, a concrete gutter, and a 5-foot concrete sidewalk and landscaping of the parkway. ii. Suitable surfacing to join the existing pavements and to complete a 20- foot half roadway. iii. Any necessary removal and reconstruction of existing improvements. iv. The necessary transitions to join the existing improvements. c. Construct the necessary on-site mainline sewers if gravity sewer can be provided. No forced main and/or pumping the sewer from this project to the public sewer in the Waverly Drive will be allowed. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION Grading Division approvals are conducted at 201 N. Figueroa Street, 3 rd Floor, Counter That prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division, with all the requirements and conditions contained in Inter-Departmental Letter dated August 25, 2014, Log No and attached to the case file for Vesting Tract No SL DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION Building and Safety approvals are conducted by appointment only - contact Laura Duong at (213) to schedule an appointment. Any proposed structures or uses on the site have not been checked for Building or Zoning Code requirements. Plan check may be required before any construction, occupancy or change of use. Unless filed concurrently and included as part of the hearing notice with this subdivision, any additional deviations from the Los Angeles Municipal Code required by the Department of Building and Safety Office of the Zoning Engineer preliminary to the Zoning Engineer clearing the items on the report to the Advisory Agency, shall be separately filed through

9 VESTING TENTATIVE TRACT MAP NO SL PAGE 9 the City Planning Department Office of the Zoning Administrator. 9. Prior to recordation of the final map, the Department of Building and Safety, Zoning Division shall certify that no Building or Zoning Code violations exist on the subject site. In addition, the following items shall be satisfied: a. Obtain permits for the demolition or removal of all existing structures on the site. Accessory structures and uses are not permitted to remain on lots without a main structure or use. Provide copies of the demolition permits and signed inspection cards to show completion of the demolition work. b. Show all street dedication as required by Bureau of Engineering and provide net lot area after all dedications. Area requirements shall be rechecked as per net lot area after street dedication. Front yard requirement shall be required to comply with current code as measured from new property lines after dedication. c. The Map does not comply with the minimum 15 ft. front yard setback for Lots 1 and 2 fronting (facing) along Waverly Drive as required for the RD1.5-1XL Zone. Revise the Map to show compliance with the above requirement or obtain written approval from the Department of City Planning Advisory Agency to allow the reduced setback as indicated in the Setback Matrix. d. Resubmit the map to provide and maintain a minimum 20 ft. common access strip open to the sky from the interior lots all the way to the public street for frontage and access purposes. No projections are allowed into the 20 minimum common access strip without obtaining the approval of the Department of City Planning. Revise the Map to show compliance with the above requirement or obtain approval from the Department of City Planning to allow for a reduced common access strip instead of the required 20 ft. wide access strip to the public street. e. Provide and dimension the reciprocal private easement for pedestrian and driveway egress and ingress, utilities, drainage, and back up space on the final map. Separate easement covenant shall be recorded with City Planning if the easement is not shown on the final map prior map recordation. Notes: This property is in the RD1.5-1XL Zone within the Hillside Grading Area and may require to comply with the Hillside Ordinance (Section 12.21A.17 LAMC). This property is in the 1XL Height District. A maximum 30 ft. height limit is allowed. Obtain City Planning approval to increase the height limit.

10 VESTING TENTATIVE TRACT MAP NO SL PAGE 10 The proposed building plans have not been checked for and shall comply with Building and Zoning Code requirements. With the exception of revised health or safety standards, the subdivider shall have a vested right to proceed with the proposed development in substantial compliance with the ordinances, policies, and standards in effect at the time the subdivision application was deemed complete. The proposed buildings may not comply with City of Los Angeles Building Code requirements concerning exterior wall, protection of openings and exit requirements with respect to the proposed property lines. Compliance shall be to the satisfactory of LADBS at the time of plan check. Backup space for parking space with less than 26-8 shall provide sufficient parking stall width and garage door opening width to comply with the current Zoning Code requirement to the satisfactory of LADBS at the time of plan check. Parking spaces cannot back up onto the street when the driveway is serving more than two dwelling units. Provide sufficient turn around space to comply with the current Zoning Code requirement to the satisfactory of LADBS at the time of plan check. If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the Map. f. *NOTE TO PLAN CHECKER: The Advisory Agency also approved, pursuant to Section A of the Los Angeles Municipal Code, has approved the following variations from the Code as it applies to this subdivision: i. An adjustment from Section A,1 of the Code to permit building heights of 34 feet (34 ), in lieu of the otherwise permitted 30 feet. DEPARTMENT OF TRANSPORTATION Transportation approvals are conducted at 201 N. Figueroa Street, 4 th Floor, Station 3. Please contact DOT at (213) for any questions regarding the following. 10. Prior to recordation of the final map, satisfactory arrangements shall be made with the Department of Transportation to assure: a. A 20-foot reservoir space shall be provided between any security gate(s) and the property line.

11 VESTING TENTATIVE TRACT MAP NO SL PAGE 11 b. A parking area and driveway plan shall be submitted to the Citywide Planning Coordination Section of the Department of Transportation for approval prior to submittal of building permit plan for plan check by the Department of Building and Safety. FIRE DEPARTMENT Fire Department approvals and review are conducted in Room 1500, 221 North Figueroa Street. The applicant is further advised that all subsequent contact regarding these conditions must be with the Hydrant and Access Unit. This would include clarification, verification of condition compliance and plans or building permit applications, etc., and shall be accomplished BY APPOINTMENT ONLY, in order to assure that you receive service with a minimum amount of waiting please call (213) You should advise any consultant representing you of this requirement as well. 11. Prior to the recordation of the final map, a suitable arrangement shall be made satisfactory to the Fire Department, binding the subdivider and all successors to the following: (MM) a. The following recommendations of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The plot plan shall include the following minimum design features: fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane. b. Access for Fire Department apparatus and personnel to and into all structures shall be required. c. No building or portion of a building shall be constructed more than 150 feet from the edge of a roadway of an improved street, access road, or designated fire lane. d. Fire lane width shall not be less than 20 feet. When a fire lane must accommodate the operation of Fire Department aerial ladder apparatus or where fire hydrants are installed, those portions shall not be less than 28 feet in width. e. The width of private roadways for general access use and fire lanes shall not be less than 20 feet, and the fire lane must be clear to the sky.

12 VESTING TENTATIVE TRACT MAP NO SL PAGE 12 f. Submit plot plans indicating access road and turning area for Fire Department approval. g. Where access for a given development requires accommodation of Fire Department apparatus, overhead clearance shall not be less than 14 feet. h. On small lot subdivisions, any lots used for access purposes shall be recorded on the final map as a Fire Lane. i. No proposed development utilizing cluster, group, or condominium design of one or two family dwellings shall be more than 150 feet from the edge of the roadway of an improved street, access road, or designated fire lane. j. No framing shall be allowed until the roadway is installed to the satisfaction of the Fire Department. k. Any required fire hydrants to be installed shall be fully operational and accepted by the Fire Department prior to any building construction. l. All parking restrictions for fire lanes shall be posted and/or painted prior to any Temporary Certificate of Occupancy being issued. m. Plans showing areas to be posted and/or painted, FIRE LANE NO PARKING shall be submitted and approved by the Fire Department prior to building permit application sign-off. n. Electric Gates approved by the Fire Department shall be tested by the Fire Department prior to Building and Safety granting a Certificate of Occupancy. o. Site plans shall include all overhead utility lines adjacent to the site. p. Any roof elevation changes in excess of 3 feet may require the installation of ships ladders. q. This project is located in the very high fire hazard severity zone and shall comply with requirements set forth in the City of Los Angeles Municipal Code r. Mitigating measures shall be considered. These measures shall include, but not be limited to the following: i. Boxed-in eaves. ii. Single pane, double thickness (minimum 1/8" thickness) or insulated windows.

13 VESTING TENTATIVE TRACT MAP NO SL PAGE 13 iii. Non-wood siding. iv. Exposed wooden members shall be two inches nominal thickness. v. Noncombustible finishes. s. All landscaping shall use fire-resistant plants and materials. A list of such plants is available from the Fire Department. t. All homes shall have noncombustible roofs. (Non-wood) u. The brush in the area adjacent to the proposed development shall be cleared or thinned periodically by the Homeowner's Association under supervision to the Los Angeles City Fire Department in order to reduce the risk of brush fires spreading to the homes. v. Irrigated and managed greenbelts around the perimeter of all structures for a distance of 100 feet shall be considered as a buffer between the brush and the proposed project. LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) Construction mitigations regarding impacts on schools are monitored by the LAUSD. Begin this process by calling (213) If no construction mitgations are required by the LAUSD or the environmental document, this condition may be cleared by a written communication from the LAUSD Transportation Branch - phone no. (213) attesting to the required coordination. 12. That prior to the issuance of any demolition or grading permit or any other permit allowing site preparation and/or construction activities on the site, satisfactory arrangements shall be made with the Los Angeles Unified School District, implementing the measures for demolition and construction contained in the LAUSD letter dated August 18, 2014, attached to the Tract file. The project site is located on the pedestrian and bus routes for students attending Ivanhoe Elementary School. Therefore, the applicant shall make timely contact for coordination to safeguard pedestrians/motorists with the LAUSD Transportation Branch, phone no. (213) , and the principals or designees of Ivanhoe Elementary School. DEPARTMENT OF WATER AND POWER Questions should be directed to the Los Angeles Department of Water and Power, Water Distribution Engineering, P.O. Box 51111, Room 1425, Los Angeles, California or (213) The Department of Water and Power has issued a letter stating that the tract can be supplied with water from the municipal system subject to the Los Angeles

14 VESTING TENTATIVE TRACT MAP NO SL PAGE 14 Department of Water and Power s (LADWP) Water System Rules and upon payment of regular service connection charges. All required water mains have been installed. LADWP s Water Services Organization (WSO) will not object to the recording of the subdivision. BUREAU OF STREET LIGHTING Street Lighting clearance for this Street Light Maintenance Assessment District Condition is conducted at 1149 S. Broadway Suite 200. Street Lighting improvement condition clearance will be conducted at the Bureau of Engineering District Office, See Condition S-3(c)(i). 14. Prior to the recordation of the final map or issuance of the Certificate of Occupancy (C of O), street lighting improvement plans shall be submitted for review and the owner shall provide a good faith effort via a ballot process for the formation or annexation of the property within the boundary of the development into a Street Lighting Maintenance Assessment District BUREAU OF SANITATION 15. Satisfactory arrangements shall be made with the Bureau of Sanitation, Wastewater Collection Systems Division for compliance with its sewer system review and requirements. Upon compliance with its conditions and requirements, the Bureau of Sanitation, Wastewater Collection Systems Division will forward the necessary clearances to the Bureau of Engineering. (This condition shall be deemed cleared at the time the City Engineer clears Condition No. S-1(d).) INFORMATION TECHNOLOGY AGENCY 16. That satisfactory arrangements be made in accordance with the requirements of the Information Technology Agency to assure that cable television facilities will be installed in the same manner as other required improvements. Refer to the LAMC Section N. Written evidence of such arrangements must be submitted to the Information Technology Agency, 200 North Main Street, 12 th Floor, Los Angeles, CA 90012, DEPARTMENT OF RECREATION AND PARKS Park fees are paid at 1200 West 7 th Street, Suite 700, Los Angeles. 17. That the Quimby fee be based on the RD1.5-1XL Zone. (MM) URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING Removal of all trees in the public right-of-way shall require approval of the Board of Public Works. Contact: Urban Forestry Division at: (213) Failure to comply with this condition as written shall require the filing of a modification to this tract map in

15 VESTING TENTATIVE TRACT MAP NO SL PAGE 15 order to clear the condition. 18. Prior to the issuance of a grading permit, the applicant shall submit a tree report and landscape plan prepared by an designated oak tree expert as designated by LAMC Ordinance No. 153,478, for approval by the City Planning Department and the Urban Forestry Division of the Bureau of Street Services. A minimum of two oak trees (a minimum of 48 inch box in size) shall be planted for each one that is removed. The canopy of the oak trees planted shall be in proportion to the canopies of the oak trees removed per Ordinance No. 153,478, and to the satisfaction of the Urban Forestry Division of the Bureau of Street Services and the Advisory Agency. Note: All oak tree removals must be approved by the Board of Public Works on sites more than one acre in size. Contact: Urban Forestry Division at: (213) (MM) DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS 19. Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: a. Limit the proposed development to a maximum of nine (9) small lots. b. Provide a minimum of 2 covered off-street parking spaces per dwelling unit. (Note: At least one space shall be a standard space. Tandem parking is allowable.) c. Zero (0) guest parking shall be required. d. The use and development of the property shall be in substantial conformance with the plans submitted with the application and marked Exhibit "A", except as may be revised as a result of this action. e. Prior to the recording of the final map, a revised map shall be submitted reflecting the setbacks approved by the Advisory Agency. f. Prior to issuance of a certificate of occupancy, a minimum 6-foot-high slumpstone or decorative masonry wall shall be constructed adjacent to neighboring residences, if no such wall already exists, except in required front yard. g. That a solar access report shall be submitted to the satisfaction of the Advisory Agency prior to obtaining a grading permit. h. That the subdivider considers the use of natural gas and/or solar energy and consults with the Department of Water and Power and Southern

16 VESTING TENTATIVE TRACT MAP NO SL PAGE 16 California Gas Company regarding feasible energy conservation measures. i. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. These bins shall be emptied and recycled accordingly as a part of the project's regular solid waste disposal program. (MM) j. Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties, the public right-of-way or can be seen from above. (MM) k. Rooftop Open Space. i. The guardrail shall not exceed the minimum height required pursuant to Section of the L.A.M.C. ii. The guardrail shall be located at least 5'-0" from the perimeter of the roof. iii. The guardrail shall be of an open design and be a minimum of 75% open. l. The removal of the two (2) California Black Walnut (Juglans californica) and the Valley Oak (Quercus lobata) are permitted. m. A Maintenance Association shall be formed, composed of all property owners, to maintain all common areas such as trees, landscaping, trash, parking, community driveway, walkways, monthly service for private fire hydrant (if required), etc. Each owner and future property owners shall automatically become members of the association and shall be subject to a proportionate share of the maintenance. The Maintenance Association shall be recorded as a Covenant and Agreement to run with the land. The subdivider shall submit a copy of this Agreement, once recorded to the Planning Department for placement in the tract file. n. Copies of all recorded Covenant and Agreement(s) for all reciprocal private easements shall be submitted to the Planning Department for placement in the tract file. o. Note to City Zoning Engineer and Plan Check. The Advisory Agency has approved the following variations from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site.

17 VESTING TENTATIVE TRACT MAP NO SL PAGE 17 Approved Variations as follows: Setbacks Lot No. Front Rear Easterly Side Westerly Side Prior to the issuance of a building permit, grading permit and the recordation of the final tract map, the subdivider shall record and execute a Covenant and Agreement to comply with the River Improvement Overlay District. 21. Prior to the clearance of any tract map conditions, the applicant shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section. 22. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees relating to or to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES 23. Prior to recordation of the final map the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department requiring the subdivider to identify mitigation monitors who shall provide periodic status reports on the implementation of mitigation items required by Mitigation Condition Nos. 11, 17, 18, 19.i, 19.j, 24 and 25 of the Tract s approval satisfactory to the Advisory Agency. The mitigation monitors shall be identified as to their areas of responsibility, and phase of intervention (pre-construction, construction, postconstruction/maintenance) to ensure continued implementation of the above mentioned mitigation items.

18 VESTING TENTATIVE TRACT MAP NO SL PAGE Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: MM-1. Aesthetics (Vandalism) a. Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition and good repair, and free from, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, pursuant to Municipal Code Section b. The exterior of all buildings and fences shall be free from graffiti when such graffiti is visible from a street or alley, pursuant to Municipal Code Section MM-2. MM-3. Aesthetics (Glare) - The exterior of the proposed structure shall be constructed of materials such as, but not limited to, high-performance and/or non-reflective tinted glass (no mirror-like tints or films) and precast concrete or fabricated wall surfaces to minimize glare and reflected heat. Habitat Modification (Nesting Native Birds, Hillside or Rural Areas) a. Proposed project activities (including disturbances to native and non-native vegetation, structures and substrates) should take place outside of the breeding bird season which generally runs from March 1- August 31 (as early as February 1 for raptors) to avoid take (including disturbances which would cause abandonment of active nests containing eggs and/or young). Take means to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture of kill (Fish and Game Code Section 86). b. If project activities cannot feasibly avoid the breeding bird season, beginning thirty days prior to the disturbance of suitable nesting habitat, the applicant shall: i. Arrange for weekly bird surveys to detect any protected native birds in the habitat to be removed and any other such habitat within 300 feet of the construction work area (within 500 feet for raptors) as access to adjacent areas allows. The surveys shall be conducted by a Qualified Biologist with experience in conducting breeding bird surveys. The surveys shall continue on a weekly basis with the last survey being conducted no more than 3 days prior to the initiation of clearance/construction work.

19 VESTING TENTATIVE TRACT MAP NO SL PAGE 19 ii. If a protected native bird is found, the applicant shall delay all clearance/construction disturbance activities within 300 feet of suitable nesting habitat for the observed protected bird species (within 500 feet for suitable raptor nesting habitat) until August 31. iii. Alternatively, the Qualified Biologist could continue the surveys in order to locate any nests. If an active nest is located, clearing and construction within 300 feet of the nest (within 500 feet for raptor nests) or as determined by a qualified biological monitor, shall be postponed until the nest is vacated and juveniles have fledged and when there is no evidence of a second attempt at nesting. The buffer zone from the nest shall be established in the field with flagging and stakes. Construction personnel shall be instructed on the sensitivity of the area. iv. The applicant shall record the results of the recommended protective measures described above to document compliance with applicable State and Federal laws pertaining to the protection of native birds. Such record shall be submitted and received into the case file for the associated discretionary action permitting the project. MM-4. Biology (LA River) - Landscaping shall conform to the following regulations: 75 percent of any newly landscaped area shall be planted with any combination of the following: native trees, plants and shrubs, or species defined as WatershedWise, or species listed in the Los Angeles County River Master Plan Landscaping Guidelines and Plant Palettes. This requirement is for new landscaping only and does not apply to existing landscaping. MM-5. Tree Removal (Non-Protected Trees) a. Prior to the issuance of any permit, a plot plan shall be prepared indicating the location, size, type, and general condition of all existing trees on the site and within the adjacent public right(s)-ofway. b. All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multi-trunked, as measured 54 inches above the ground) non-protected trees on the site proposed for removal shall be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the parkway of the adjacent public right(s)-of-way, may be counted toward replacement tree requirements.

20 VESTING TENTATIVE TRACT MAP NO SL PAGE 20 c. Removal or planting of any tree in the public right-of-way requires approval of the Board of Public Works. Contact Urban Forestry Division at: All trees in the public right-of-way shall be provided per the current standards of the Urban Forestry Division the Department of Public Works, Bureau of Street Services. MM-6. Tree Removal (Protected Trees) a. All protected tree removals require approval from the Board of Public Works. b. A Tree Report shall be submitted to the Urban Forestry Division of the Bureau of Street Services, Department of Public Works, for review and approval ( ), prior to implementation of the Report s recommended measures. c. A minimum of two trees (a minimum of 48-inch box in size if available) shall be planted for each protected tree that is removed. The canopy of the replacement trees, at the time they are planted, shall be in proportion to the canopies of the protected tree(s) removed and shall be to the satisfaction of the Urban Forestry Division. d. The location of trees planted for the purposes of replacing a removed protected tree shall be clearly indicated on the required landscape plan, which shall also indicate the replacement tree species and further contain the phrase Replacement Tree in its description. e. Bonding (Tree Survival): i. The applicant shall post a cash bond or other assurances acceptable to the Bureau of Engineering in consultation with the Urban Forestry Division and the decision maker guaranteeing the survival of trees required to be maintained, replaced or relocated in such a fashion as to assure the existence of continuously living trees for a minimum of three years from the date that the bond is posted or from the date such trees are replaced or relocated, whichever is longer. Any change of ownership shall require that the new owner post a new oak tree bond to the satisfaction of the Bureau of Engineering. Subsequently, the original owner's oak tree bond may be exonerated.

21 VESTING TENTATIVE TRACT MAP NO SL PAGE 21 ii. The City Engineer shall use the provisions of Section as its procedural guide in satisfaction of said bond requirements and processing. Prior to exoneration of the bond, the owner of the property shall provide evidence satisfactory to the City Engineer and Urban Forestry Division that the oak trees were properly replaced, the date of the replacement and the survival of the replacement trees for a period of three years. MM-7. Cultural Resources (Archaeological) a. If any archaeological materials are encountered during the course of project development, all further development activity shall halt and: i. The services of an archaeologist shall then be secured by contacting the South Central Coastal Information Center ( ) located at California State University Fullerton, or a member of the Society of Professional Archaeologist (SOPA) or a SOPA-qualified archaeologist, who shall assess the discovered material(s) and prepare a survey, study or report evaluating the impact. ii. The archaeologist's survey, study or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource. iii. The applicant shall comply with the recommendations of the evaluating archaeologist, as contained in the survey, study or report. iv. Project development activities may resume once copies of the archaeological survey, study or report are submitted to: SCCIC Department of Anthropology, McCarthy Hall 477, CSU Fullerton, 800 North State College Boulevard, Fullerton, CA b. Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, archaeological reports have been submitted, or a statement indicating that no material was discovered. c. A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a grading permit.

22 VESTING TENTATIVE TRACT MAP NO SL PAGE 22 MM-8. Cultural Resources (Paleontological) a. If any paleontological materials are encountered during the course of project development, all further development activities shall halt and: i. The services of a paleontologist shall then be secured by contacting the Center for Public Paleontology - USC, UCLA, California State University Los Angeles, California State University Long Beach, or the Los Angeles County Natural History Museum - who shall assess the discovered material(s) and prepare a survey, study or report evaluating the impact. ii. The paleontologist's survey, study or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource. iii. The applicant shall comply with the recommendations of the evaluating paleontologist, as contained in the survey, study or report. iv. Project development activities may resume once copies of the paleontological survey, study or report are submitted to the Los Angeles County Natural History Museum. b. Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, paleontological reports have been submitted, or a statement indicating that no material was discovered. c. A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a grading permit. MM-9. Cultural Resources (Human Remains) a. In the event that human remains are discovered during excavation activities, the following procedure shall be observed: i. Stop immediately and contact the County Coroner: 1104 N. Mission Road, Los Angeles, CA (8 a.m. to 5 p.m. Monday through Friday) or (After Hours, Saturday, Sunday, and Holidays). ii. The coroner has two working days to examine human remains after being notified by the responsible person. If the remains are

23 VESTING TENTATIVE TRACT MAP NO SL PAGE 23 Native American, the Coroner has 24 hours to notify the Native American Heritage Commission. iii. The Native American Heritage Commission will immediately notify the person it believes to be the most likely descendent of the deceased Native American. iv. The most likely descendent has 48 hours to make recommendations to the owner, or representative, for the treatment or disposition, with proper dignity, of the human remains and grave goods. v. If the descendent does not make recommendations within 48 hours the owner shall reinter the remains in an area of the property secure from further disturbance, or vi. If the owner does not accept the descendant s recommendations, the owner or the descendent may request mediation by the Native American Heritage Commission. vii. Discuss and confer means the meaningful and timely discussion careful consideration of the views of each party. MM-10. MM-11. MM-12. MM-13. Green House Gas Emissions - Only low- and non-voc-containing paints, sealants, adhesives, and solvents shall be utilized in the construction of the project. Emergency Evacuation Plan - Prior to the issuance of a building permit, the applicant shall develop an emergency response plan in consultation with the Fire Department. The emergency response plan shall include but not be limited to the following: mapping of emergency exits, evacuation routes for vehicles and pedestrians, location of nearest hospitals, and fire departments. Environmental Plans/Policies - The applicant shall comply with the requirements of the River Improvement Overlay District. Land Use/Planning a. An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety. b. For residences within 500 feet of the freeway, wall and roof-ceiling assemblies making up the building envelope shall have an STC of