VESTING TENTATIVE TRACT MAP NO SL PAGE 1. VESTING TENTATIVE TRACT MAP NO (stamped map dated May 6, 2014)

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1 VESTING TENTATIVE TRACT MAP NO SL PAGE 1 VESTING TENTATIVE TRACT MAP NO (stamped map dated May 6, 2014) HEARING DATE: Wednesday, July 23, 2014 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 Vesting Tentative Tract Map No SL to permit a small lot subdivision pursuant to Ordinance No. 176,354 for the construction of 45 single-family dwellings with 104 parking spaces on a 1.78 acre site, in the [Q[C2-1VL-CDO Zone. RELEVANT CASES ON-SITE: Case No. ZA (ZV)(ZAA)(CDO): A concurrent request that Zoning Administrator grant the following entitlements to permit construction of the small-lot dwellings prior to the recordation of the final tract map as well as review and approve the project s proposed design overlay plan for its location within the Cypress Park and Glassell Park Community Design Overlay. The requested Zone Variance and Adjustments comply with the small lot ordinance and are only necessary to allow construction to begin prior to the recordation of the final tract map: 1. Pursuant to Municipal Code Section B, a Zone Variance to permit zero common open space in lieu of the LAMC required amounts that range from 100 to 175 square feet per dwelling unit; 2. Pursuant to Municipal Code Section A, Zoning Administrator s Adjustments to permit the early start of construction of the proposed project prior to final tract recordation with the following: a. A 0-foot side and rear yard in lieu of the 6 feet and 15 feet respectively required by LAMC Section C,2; b. A 0-foot building separation in lieu of the minimum 10 feet required by LAMC Section C,2(a); c. A 5- to 10-foot variable passageway in lieu of the minimum 12 feet required by LAMC Section C,2(a); 3. Pursuant to Municipal Code Section E, the Design Overlay Plan shall be considered in accordance with the Cypress Park and Glassell Park Community Design Overlay District (CDO).

2 VESTING TENTATIVE TRACT MAP NO SL PAGE 2 Small Lot Ordinance No. 176,354: Pursuant to the Small Lot Ordinance, Small Lot Design Guidelines were published by the Los Angeles City Planning Department to help resolve some of the design challenges and spatial complexities with Small Lot Subdivisions. The Small Lot Design Guidelines shall be incorporated to ensure that a well-proportioned and compatible small lot subdivision is designed to meet the needs of its residents and the neighborhood. Ordinance No : This Ordinance established the Cypress Park and Glassell Park Community Design Overlay District (CDO). The CDO established design guidelines and development standards for public and private development projects. It is intended to provide guidance and direction in the design of new buildings and exterior remodeling and restoration of existing homes, buildings, and storefronts that contribute to the area s revival as an attractive and vital business district and a walkable and desirable residential neighborhood. Ordinance No : The Ordinance established a permanent Q condition that prohibited 100% residential development and limited residential development to the RD1.5 Zone density. Ordinance No : The Ordinance established Height District 1VL for the subject property, limiting to a maximum height of 45 feet and three (3) stories. OFF-SITE: Case No. VTT-72085: On April 3, 2013, the Advisory Agency approved Vesting Tentative Tract Map No , located at 4359 East Toland Way, for a maximum 15 residential dwelling units on 15 small lots in the RD1.5-1 Zone. PUBLIC RESPONSES Staff received one public inquiry regarding the project. The individual asked to view a copy of the submitted plans. Eagle Rock Neighborhood Council (ERNC): Staff received a copy of a Board Resolution, dated July 12, 2014, from the Neighborhood Council that supports the application for 45 residences with ground floor commercial. The ERNC welcomes the development to the up and coming area of Eagle Rock Boulevard and look forward to a cooperative relationship that balances commerce with respect for the neighborhood and nearby residents. GENERAL COMMENTS The subject property is a slightly, downward sloping, irregular-shaped, interior parcel of land that comprises 7 lots and is bordered by Eagle Rock Boulevard to the northwest, located between El Paso Drive and Lincoln Avenue. The project area total width is approximately 265 feet fronting along Eagle Rock Boulevard, with a variable lot depth of

3 VESTING TENTATIVE TRACT MAP NO SL PAGE 3 approximately 258 to 305 feet. The project site is currently improved with four commercial and two residential buildings that are all proposed for demolition. The zoning and land uses within a 500-foot radius of the property reflect a variety of single- and multiple-family, commercial, and religious uses. Northerly, across Eagle Rock Boulevard, the adjoining uses are zoned [Q]C2-1VL-CDO are improved with multiple-family residential structures ranging from 6 to 99 units; Southerly, the adjoining properties are zoned RD1.5-1 and improved with multiple-family residential structures, fronting on Toland Way, ranging from 18 to 46 units; Easterly, the adjoining property is zoned [Q]C2-1VL-CDO and improved with one-story commercial building containing a vacant tenant space and a medical clinic; and Westerly, the adjoining property is zoned [Q]C2-VL-CDO and improved with a commercial building and associated parking lot for Time Warner Cable. The project involves the subdivision of a 1.78 acre site to create 45 single-family, small lots, and the construction, use, and maintenance of 45 single-family dwellings, in accordance with the Small Lot Ordinance. The development proposes public access from Eagle Rock Boulevard, with two curb cuts, one of which intended for ingress and the other for egress. A common access driveway will provide vehicular circulation throughout the development. An existing, unimproved alley that runs parallel to Eagle Rock Boulevard bisects the center of the property and is accessed off of Lincoln Avenue. This alley is proposed to be vacated in conjunction with the tentative tract map. Seven (7) of the proposed small lot residences that will front Eagle Rock Boulevard will additionally contain a community serving, ground floor commercial component. These mixed use units will face Eagle Rock Boulevard and patrons of the commercial spaces will have direct access from Eagle Rock. Residents of these units will have access to their residences via Eagle Rock Boulevard as well as direct access from their attached two-car garages that face the interior of the development. The remaining residential units will all have attached two-car garages and office space on the ground floor. The development will contain six (6) different floor plans and the living space for structures will range in size from 1,757 to 2,147 square feet. The commercial components for the proposed seven structures facing Eagle Rock will range in size from 384 to 459 square feet. The majority of residential buildings, including the mixed use models, will contain three (3) bedrooms, with the exception being two (2) mixed use buildings, one on each end of the development, that have two bedrooms. Each proposed structure will be constructed as a three-story building with a functioning roof deck. The mixed use buildings will have a maximum height of 44 feet, 9 inches and the 100% residential buildings will have a maximum height of 44 feet. As filed, the project proposes four (4) guest parking spaces, which does not meet the Small Lot Design Guidelines requirement of 0.25 spaces per residential unit. With 45 residential units proposed, the project would be required to provide 11 guest parking spaces. The Small Lot Ordinance permits reduced front, side, rear yards, passageways, and building separation. The Small Lot Ordinance does not contain language which supersedes the requirements of the Zoning Code, prior to the recordation of the final map. Therefore, technically, the provisions of the Small Lot Ordinance do not take

4 VESTING TENTATIVE TRACT MAP NO SL PAGE 4 effect until after the map is recorded. A proposed Ordinance that will eliminate the necessity for the above described zone variance and adjustments will be presented before the City Council on July 29, Once the ordinance is adopted by the City Council, the associated requests related to reduced open space, side and rear yards, building separations, and passageway will not long be necessary. The CDO request, however, will continue to be required. The subject property is zoned [Q]C2-1VL-CDO and designated for General Commercial uses in the Northeast Los Angeles Community Plan. The property is located within the Cypress Park and Glassell Park Community Design Overlay Zone and the ZI-2120 East Los Angeles State Enterprise Zone. The site is located within the Raymond Fault, is subject to liquefaction, and is within a special grading area, per Bureau of Engineering Basic Grid Map A Per the permanent Q condition that limits density to RD1.5 (1,500 square feet per dwelling unit), the 77,587 square-foot, subject property could be developed with a maximum of 51 apartment units, with a maximum height of 45 feet. As such, the proposed total of 45 single-family lots is less than the maximum permitted density. REPORTS RECEIVED BUREAU OF ENGINEERING: Reports that the subdivision layout is not satisfactory as submitted, requesting that an alley turning area shall be dedicated at the terminus of the alley being merged and and subject to the conditions included in a memo dated May 27, See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION: The project shall comply with the conditions contained within the Department of Building and Safety s Geology and Soils Approval Letter (Log# ) for the proposed project. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION: The site is designated as being in an [Q]C2-1VL-CDO Zone. A clearance letter will be issued stating that no Building or Zoning Code violations exist relating to the subdivision on the subject site once the items identified in the memo dated March 6, 2014 have been satisfied. See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF TRANSPORTATION: Recommends that the project be subject to conditions stated in the memo dated March 30, See recommended conditions in Draft Tentative Tract Report with Conditions under department. FIRE DEPARTMENT: Recommends that the project be subject to the conditions stated in the memo dated March 11, See recommended conditions in Draft Tentative Tract Report with Conditions under department.

5 VESTING TENTATIVE TRACT MAP NO SL PAGE 5 LOS ANGELES UNIFIED SCHOOL DISTRICT: No comments were available at the writing of the staff report. The subject property is not located in close proximity to a school. DEPARTMENT OF WATER AND POWER: In a memo dated March 31, 2014, LADWP stated that the tract can be supplied with water from the municipal system subject to LADWP s Water System Rules and requirements enclosed with the memo. BUREAU OF STREET LIGHTING: Recommends that the project construct four (4) new street lights on Eagle Rock Boulevard. See recommended conditions in Draft Tentative Tract Report with Conditions under department. BUREAU OF SANITATION: Recommends that the project be subject to the conditions stated in the memo dated June 6, See recommended conditions in Draft Tentative Tract Report with Conditions under department. ENVIRONMENTAL CLEARANCE The Department of City Planning issued Mitigated Negative Declaration ENV on July 2, See Draft Tentative Tract Report with Conditions. TENANTS All on-site, residential structures are vacant. STAFF RECOMMENDATIONS The Planning Department staff recommends that the case be subject to the standard and additional conditions in the Draft Tentative Tract Report and that this case be held under advisement pending: Submission of revised plans that. - Provide required guest parking. This may be possible by reducing the provided commercial parking, given the proposed commercial sizes and the project s location within the state enterprise zone, substituting at least one (1) commercial space for bicycle parking, and reducing some provided standard parking spaces for compact. - Provide additional pedestrian pathways that connect residents and visitors from the tract to the commercial uses located along Eagle Rock Boulevard. Verification of the proposed façade finishing of proposed commercial uses, as the submitted rendering provides depicts different finishes.

6 VESTING TENTATIVE TRACT MAP NO SL PAGE 6 Prepared by: JENNA MONTERROSA 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 VESTING TENTATIVE TRACT MAP NO SL PAGE 7 DRAFT TENTATIVE TRACT REPORT WITH CONDITIONS In accordance with provisions of Section of the LAMC, the Advisory Agency approved/denied Vesting Tentative Tract Map No located at North Eagle Rock Boulevard for a maximum 45 single-family lots in accordance with the Small Lot Ordinance, as shown on the map stamp-dated May 6, 2014 in the Northeast Los Angeles Community Plan. This unit density is based on the [Q]C2-1VL-CDO Zone. (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 Subdivision Counter call (213) 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 1. That an alley turning area be dedicated within the northeasterly tract area on an alignment satisfactory to the City Engineer. 2. That the alley within the tract property be permitted to be merged with the remainder of the tract map pursuant to Section of the State Government Code, and in addition, the following conditions be executed by the applicant and administered by the City Engineer: a. That consents to the alley being merged and waivers of any damages that may accrue as a result of such mergers be obtained from all property owners who might have certain rights in the area being merged. b. That satisfactory arrangements be made with all public utility agencies maintaining existing facilities within the area being merged. Note: The Advisory Agency hereby finds that the dedications to be merged are unnecessary for present of prospective public purposes and all owners of the interest in the real property within the subdivision have or will have consented to the merger prior to the recordation of the final map. 3. That any surcharge fee in conjunction with the alley merger request be paid. 4. That any fee deficit under Work Order Nos. EXT00543 and E expediting this project be paid. 5. 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 6. That all the existing public easements including the public sanitary sewer and drainage easements be shown correctly on the final map. 7. That a Covenent and Agreement be recorded advising all future owners and builders that prior to the issuance of a building permit, a Notice of Acknowledgement of Easement must be recorded and an application to do work in any drainage and sanitary sewer easements and to construct over the existing drainage and sanitary sewer facilities must be submitted to the Engineer for approval. Any questions regarding this report should be directed to Georgic Avanesian of the Land Development Section, located at 201 North Figueroa Street, Suite 200,or by calling (213) DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION 8. Comply with any requirements with the Department of Building and Safety, Grading Division as well as any conditions of the proposed development s approved Geology and Soils Report, dated May 23, 2014, before recordation of the final map and issuance of any permit. (MM) DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION 8. That 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. The submitted map dimensions do not agree with ZIMAS. Clarify if alley is being merged with the lots on the Tentative Map. Revise the Map to address the discrepancy or obtain approval from the Public Works Bureau of Engineering for the alley merger. b. If the alley merger is not applicable to this map, provide a copy of the application or resolution for alley vacation. The alley vacation shall be completed prior to or concurrently with the Zoning clearance. c. 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. d. Provide a copy of [Q] condition from Ordinance Show compliance with the [Q] condition by providing mixed-uses as applicable or Department of City Planning approval is required. e. Provide a copy of affidavit AFF-9450 and AFF Show compliance with all the conditions/requirements of the above affidavits as applicable.

9 VESTING TENTATIVE TRACT MAP NO SL PAGE 9 f. Provide a copy of ZA case ZA ZV-ZAA-CDO. Show compliance with all the conditions/requirements of the ZA case as applicable. g. Show all street/alley 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/alley dedication. h. Dimension the reciprocal private easement for pedestrian and driveway egress and ingress, guest and commercial parking spaces, back up space, drainage, and utilities on the final map or record a covenent to provide and maintain the easement. Notes: The property is located within the Cypress Park and Glassell Park Community Design Overlay. The submitted Map may not comply with the number of guest parking spaces required by the Advisory Agency. The proposed project must comply with Building and Zoning Code requirements for the single family dwelling as well as the commercial portion of the project at the time of plan check prior to any construction. The proposed building plans for the single family dwellings and mixed-use building 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. Plan check will be required before any construction, occupancy or change of use. If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the Map. Backup space for parking space with less than 26-8 shall provide sufficient garage door opening width to comply with the current Zoning Code requirement. An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Laura Duong at (213) to schedule an appointment. DEPARTMENT OF TRANSPORTATION 8. That prior to recordation of the final map, satisfactory arrangements shall be made with the Department of Transportation to assure:

10 VESTING TENTATIVE TRACT MAP NO SL PAGE 10 a. A minimum of 20-foot reservoir space is required between any security gate/first parking stall and the property line or to the satisfaction of DOT. b. A parking area and driveway plan shall be submitted to the Citywide Planning Coordination Section of Department of Transportation for approval prior to submittal of building permit plans for plan check by the Department of Building and Safety. Transportation approvals are conducted at 201 N. Figueroa Street, Suite 400, Station 3. Note: Please contact this section at (213) for any question regarding the above. FIRE DEPARTMENT 9. That 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: a. All Small Lot Subdivisions are required to have automatic Fire Sprinklers installed as a part of any new or future construction. 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. 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.

11 VESTING TENTATIVE TRACT MAP NO SL PAGE 11 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. No building or portion of a building shall be constructed more than 300 feet from an approved fire hydrant. Distance shall be computed along path of travel. q. Any roof elevation changes in excess of 3 feet may require the installation of ships ladders. r. 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. DEPARTMENT OF WATER AND POWER 10. Tentative Tract No can be supplied with water from the municipal system subject to the Los Angeles Department of Water and Power s (LADWAP) Water System Rules and requirements set forth in the report dated March 31, 2014: a. Prior to receiving water service the developer must arrange for the Department to install fire hydrants.

12 VESTING TENTATIVE TRACT MAP NO SL PAGE 12 b. New fire hydrants and/or top upgrades to existing fire hydrants are required in accordance with the Los Angeles Fire Code. i. Two (2) new and/or upgrades 2 1/2 x 4 D.F.H. Upon compliance with these conditions and requirements, LADWP s Water Services Organization will forward the necessary clearances to the Bureau of Engineering after we receive the final tract map. (This condition shall be deemed cleared at the time the City Engineer clears Condition No. S-1.(c).) Questions regarding WSO clearance 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) BUREAU OF STREET LIGHTING 11. 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. (This condition shall be deemed cleared at the time the City Engineer clears Condition S-3.(d).) BUREAU OF SANITATION 12. There are easements contained within the subject property. Any proposed development in close proximity to the easements must secure Department of Public Works approval. 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).) Note: This approval is for the Tract Map only. The applicant is required to obtain any necessary Clearances/Permits from the appropriate District office of the Bureau of Engineering. If you have any questions, please contain John Park at (323) INFORMATION TECHNOLOGY AGENCY 13. 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

13 VESTING TENTATIVE TRACT MAP NO SL PAGE 13 submitted to the Information Technology Agency, 200 North Main Street, 12th Floor, Los Angeles, CA 90012, (213) DEPARTMENT OF RECREATION AND PARKS 14. Per the [Q] condition, that the Quimby fee be based on the RD1.5 Zone. (MM) URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING 15. Prior to the issuance of a grading permit, a plot plan prepared by a reputable tree expert, indicating the location, size, type, and general condition of all existing trees on the site and within the adjacent public right(s)-of-way shall be submitted for approval by the Department of City Planning. (MM) 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, and to the satisfaction of the Advisory Agency. Net, new trees, located within the parkway of the adjacent public right(s)-of-way, may be counted toward replacement tree requirements. (MM) Note: 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. DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS 16. 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 45 lots. b. Provide a minimum of 2 covered off-street parking spaces per dwelling unit. (Note: One space may be a compact space. Tandem parking is allowable. c. Guest parking shall be provided at the following ratio: i. One quarter (0.25) spaces per unit for developments with 10 to 100 units. d. Provide commercial parking in accordance with the Los Angeles Municipal Code.

14 VESTING TENTATIVE TRACT MAP NO SL PAGE 14 e. Provide bicycle parking in accordance with the Los Angeles Municipal Code. f. 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. g. Prior to the recording of the final map, a revised map shall be submitted reflecting the setbacks approved by the Advisory Agency. h. That prior to issuance of a certificate of occupancy, a minimum 6-foot-high slumpstone or decorative masonry wall from the lowest grade shall be constructed adjacent to neighboring residences and between standard single-family lots and the small lot portion of this subdivision, if no such wall already exists, except in required front yard. (MM) i. That the subdivider considers the use of natural gas and/or solar energy and consults with the Department of Water and Power and Southern California Gas Company regarding feasible energy conservation measures. j. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. (MM) k. The applicant shall install shielded lighting to reduce any potential illumination affecting adjacent properties. (MM) l. 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. m. 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.

15 VESTING TENTATIVE TRACT MAP NO SL PAGE 15 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. Approved Variations as follows: Setbacks Lot No. Front Yard Front Rear Side 1 (North or West) Side 2 (South or East) 1 Common Dwy 13' ' 2 Common Dwy 13' ' 0.17' 3 Common Dwy 13' ' 0.17' 4 Common Dwy 13' ' 0.17' 5 Common Dwy 13' ' 0.17' 6 Common Dwy 13' ' 4.58' 7 Common Dwy 13' ' 0.17' 8 Common Dwy 13' ' 0.17' 9 Common Dwy 13' ' 0.17' 10 Common Dwy 13' ' SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy NW Common Dwy NW Common Dwy NW Common Dwy NW Common Dwy NW Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SE Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy SW Common Dwy

16 VESTING TENTATIVE TRACT MAP NO SL PAGE SW Common Dwy SW Common Dwy SW Common Dwy NW Common Dwy NW Common Dwy NW Common Dwy NW Common Dwy ## Prior to issuance of a building permit, the project shall demonstrate compliance with the following Small Lot Design Guidelines: Site Layout and Circulation Guidelines a. Residential structures located on Lots 1, 11, 12, 13, 14, 15, and 31 shall be configured to front along Eagle Rock Boulevard and contain primary entrances and main windows that face the street. b. All dwelling units shall contain primary entryways that front along circulation walkways and shall be provided clear paths of travel from the sidewalk to their primary entryways. c. All pedestrian and vehicular entries shall have distinctive design features, such as enhanced paving, to establish a visual and pedestrian connection to the public street and to provide a clear sense of arrival and path of travel within the development. d. The site plan shall provide distinguishable pedestrian access paths along all driveways to each individual entry. e. Trash and recycling facilities not located within a private garage shall be located within an enclosure and shall not be located within designated yard setbacks. Parking and Driveway Guidelines f. The project shall provide distinguishable pedestrian access paths along all driveways and walkways that connect to each individual dwelling and to the commercial uses along Eagle Rock Boulevard. g. Access driveways shall be designed to be no wider than LAMC required circulation and backup requirements and shall allow for landscaping and a pedestrian access path on-site. h. On-site structures shall not encroach over the driveway area, so as to restrict the movement of trucks or other large vehicles.

17 VESTING TENTATIVE TRACT MAP NO SL PAGE 17 BUILDING PLANS Entry Guidelines i. Individual residences that do not front on Eagle Rock Boulevard shall incorporate transitions such as landscaping, paving material, porches, stoops, and canopies at each primary entrance and at the main pedestrian entrance to the development from the sidewalk. j. Residential entrances that front along Eagle Rock Boulevard shall allow room for a stoop and landscaped entryway. k. Ground floor commercial units that front on Eagle Rock Boulevard do not require a separation between each entry and the sidewalk. l. Garages shall not constitute a main entryway. m. All parking areas and walkways shall be illuminated using ornamental lowlevel, glare-free lighting to provide security for pedestrian paths and entrances. Lighting shall be directed away from surrounding residences and should avoid light spillage on to other uses. Building Façade Guidelines n. Building facades shall be articulated with varying entry enhancements, landscape screening elements, textures, colors, and materials along with distinctive architectural features to avoid blank or monotonous facades, and to break the façade up into distinct planes that are offset from the main building façade, consistent with the attached Exhibit A. o. Windows shall be located on building facades that front along Eagle Rock Boulevard, the on-site common access driveway, and any on-site internal pedestrian pathways within the development. p. Overhead architectural features that provide shade and passive cooling shall be installed at all entrances and windows. q. Proposed balconies shall be integrated into the building s design and shall be fully functional as private open space. r. All roof decks shall be oriented toward the shared driveway and away from the building edges that face adjacent residential uses to enhance privacy consistent with the Small Lot Design Guidelines. Building Materials Guidelines s. Avoid the use of materials, such as exposed (untreated) steel, untreated wood, or plastic, that does not typically withstand weather and wear.

18 VESTING TENTATIVE TRACT MAP NO SL PAGE 18 Ground Floor Commercial Use Guidelines t. The building design shall incorporate traditional storefront elements by including a solid base for storefront windows. High quality durable materials, such as smooth stucco or concrete, ceramic tile, or stone shall be used for window base. u. Ground floor storefronts shall maintain a common architectural theme and rhythm; however, submitted plans shall indicate the manner in which each street-fronting tenant space will have the ability to personalize its storefront. v. Ground floor commercial spaces shall provide pedestrian shelters along the public right-of-way where the subject building meets the street. Shelters may include architecturally integrated awnings, arcades, and/or canopies. w. Store front entrances shall be recessed, not flush, with the edge of the building façade to articulate the storefront and provide shelter for persons entering and entering. SUSTAINABILITY Sustainable Site Planning x. Permeable paving materials (such as porous asphalt, porous concrete, permeable concrete pavers, and/or a grid system filled with gravel or grass) shall be used where allowed by the Alternative Paving Material Ordinance No y. Uniform, glare-free lighting, such as dark-sky compliant fixtures, shall be installed so as to avoid uneven light distribution, harsh shadows, and light spillage on to neighboring uses. 18. That the tract be permitted to record with final map units in a number and sequence satisfactory to the Advisory Agency. The subdivider shall submit the Unit Map Fee, a Unit Map showing the boundaries of all units, the Unit Numbers of each Unit Map, and all applicable tract conditions in a matrix for each Unit Map. Should particular master tract condition(s) not apply to a Unit Map, the subdivider shall submit all evidences or documentation to prove so. All above required items shall be submitted satisfactory to the Advisory Agency prior to the clearance of all other conditions of approval. (Note: All conditions and requirements of the City Engineer for each unit map and the approved tract as whole shall be satisfactory to the City Engineer.)

19 VESTING TENTATIVE TRACT MAP NO SL PAGE 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. 20. That prior to the issuance of the building permit or the recordation of the final map, a copy of the Case No. DIR CDO shall be submitted to the satisfaction of the Advisory Agency. 21. 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 22. That 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. 6, 14, 15, 16h, 16j, 16k, 23 and 24 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. 23. 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. All open areas not used for buildings, driveways, parking areas, recreational facilities or walks shall be attractively landscaped and maintained in accordance with a landscape plan and an automatic irrigation plan, prepared by a Landscape Practitioner (Sec D) and to the satisfaction of the decision maker. MM-2. 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

20 VESTING TENTATIVE TRACT MAP NO SL PAGE 20 MM-3. 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-4. Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties or the public right-of-way. MM-5. Open trash receptacles shall be located a minimum of 50 feet from the property line of any residential zone or use. MM-6 MM-7 Trash receptacles located within an enclosed building or structure shall not be required to observe this minimum buffer. The design and construction of the project shall conform to the California Building Code seismic standards as approved by the Department of Building and Safety. MM-8. Only low- and non-voc-containing paints, sealants, adhesives, and solvents shall be utilized in the construction of the project. MM-9. 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. MM-10. 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. MM-11. The applicant shall pay school fees to the Los Angeles Unified School District to offset the impact of additional student enrollment at schools serving the project area. MM-12. Pursuant to Section A or of the Los Angeles Municipal Code, the applicant shall pay the applicable Quimby fees for the construction of dwelling units. MM-13. The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.

21 VESTING TENTATIVE TRACT MAP NO SL PAGE 21 MM-14. The applicant shall submit a parking and driveway plan to the Bureau of Engineering and the Department of Transportation for approval that incorporates design features that reduce accidents and provides coderequired emergency access. MM-15. Utilities (Local Water Supplies - Landscaping). The project shall comply with Ordinance No. 170,978 (Water Management Ordinance), which imposes numerous water conservation measures in landscape, installation, and maintenance (e.g, use drip irrigation and soak hoses in lieu of sprinklers to lower the amount of water lost to evaporation and overspray, set automatic sprinkler systems to irrigate during the early morning or evening hours to minimize water loss due to evaporation, and water less in the cooler months and during the rainy season). In addition to the requirements of the Landscape Ordinance, the landscape plan shall incorporate the following: a. Weather-based irrigation controller with rain shutoff b. Matched precipitation (flow) rates for sprinkler heads c. Drip/microspray/subsurface irrigation where appropriate d. Minimum irrigation system distribution uniformity of 75 percent e. Proper hydro-zoning, turf minimization and use of native/drought tolerant plan materials f. Use of landscape contouring to minimize precipitation runoff g. A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for existing and expanded irrigated landscape areas totaling 5,000 sf. and greater. MM-15. Utilities (Local Water Supplies - All New Construction). a. If conditions dictate, the Department of Water and Power may postpone new water connections for this project until water supply capacity is adequate. b. Install high-efficiency toilets (maximum 1.28 gpf), including dualflush water closets, and high-efficiency urinals(maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate. c. Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.

22 VESTING TENTATIVE TRACT MAP NO SL PAGE 22 d. A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for all landscape irrigation uses. e. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e.g. vacuum pump, ice machines, by passing the water through equipment and discharging the heated water to the sanitary wastewater system.) MM-16. Utilities (Local Water Supplies - New Residential). a. Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0 gallons per minute. b. Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the project, if proposed to be provided in either individual units and/or in a common laundry room(s). If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. c. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided. If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. MM-17. 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. 24. Construction Mitigation Conditions - Prior to the issuance of a grading or building permit, or 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: CM-1. That a sign be required on site clearly stating a contact/complaint telephone number that provides contact to a live voice, not a recording or voice mail, during all hours of construction, the construction site address, and the tract map number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYS BEFORE CONSTRUCTION IS TO BEGIN. a. Locate the sign in a conspicuous place on the subject site or structure (if developed) so that the public can easily read it. The

23 VESTING TENTATIVE TRACT MAP NO SL PAGE 23 sign must be sturdily attached to a wooden post if it will be freestanding. b. Regardless of who posts the site, it is always the responsibility of the applicant to assure that the notice is firmly attached, legible, and remains in that condition throughout the entire construction period. c. If the case involves more than one street frontage, post a sign on each street frontage involved. If a site exceeds five (5) acres in size, a separate notice of posting will be required for each five (5) acres or portion thereof. Each sign must be posted in a prominent location. CM-2. The applicant shall affix or paint a plainly visible sign, on publically accessible portions of the construction barriers with the following language: Post No Bills. CM-3. Such language shall appear at intervals of no less than 25 feet along the publically accessible portions of the barrier. CM-4. The applicant shall be responsible for maintaining the visibility of the required signage and for maintaining the construction barrier free and clear of any unauthorized signs within 48 hours of occurrence. CM-5. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. CM-6. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. CM-7. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. CM-8. All dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. CM-9. All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. CM10. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.