800 Lorraine Blvd., Los Angeles, Ca CD4

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1 ORIGINAL IS APPUCATIOIMS: &! This application is to be used for any appeals authorized by the Los Angeles Municipal Code (LAMC) for discretionary actions administered by the Department of City Planning. 1. APPELLANT BODY/CASE INFORMATION Appellant Body: Area Planning Commission City Planning Commission 0 City Council Director of Planning Regarding Case Number: TT A: ENV CE Project Address: 800 Lorraine Blvd., Los Angeles, Ca CD4 Final Date to Appeal: 11/17/2016 Type of Appeal: Appeal by Applicant/Owner 0 Appeal by a person, other than the Applicant/Owner, claiming to be aggrieved Appeal from a determination made by the Department of Building and Safety 2. APPELLANT INFORMATION Appellant s name (print): Windsor Village Concerned Citizens*; Windsor Village Historic Preservation Committee* Company: *(comprised of R.J. Strotz, R.Hoffman, T. Hoffman, F.M. Bautista, F. Bautista, J. Healy, etc.) Mailing Address: c/o Law Office of R.J. STROTZ. 816 South Windsor Blvd., City: LOS ANGELES Telephone: (323) State: CALIF. Zip: ristrotz@yahoo.com Is the appeal being filed on your behalf or on behalf of another party, organization or company? 0 Self Other: see above Is the appeal being filed to support the original applicant s position? 3. REPRESENTATIVE/AGENT INFORMATION Representative/Agent name (if applicable): R.J. Strotz, Esq. Company: Law Office of R.J. STROTZ Yes 0 No Mailing Address: _ 816 South Windsor Blvd. City: Los Angeles Telephone: (323) State: Calif Zip: ristrotz@yahoo.com CP-7769 appeal (revised 5/25/2016) Page 1 of 2

2 4. JUSTIFICATION/REASON FOR APPEAL Is the entire decision, or only parts of it being appealed? Are specific conditions of approval being appealed? Entire El Yes Part No If Yes, list the condition number(s) here: street widening; lot enlargement Attach a separate sheet providing your reasons for the appeal. Your reason must state: The reason for the appeal Specifically the points at issue How you are aggrieved by the decision Why you believe the decision-maker erred or abused their discretion 5. APPLICANT S AFFIDAVIT I certify that the statements contained in this application are complete and true: Appellant Signature: R.J. STROTZ Date: 11/14/ FILING REQUIREMENTS/ADDITIONAL INFORMATION Eight (8) sets of the following documents are required for each appeal filed (1 original and 7 duplicates): o o o Appeal Application (form CP-7769) Justification/Reason for Appeal Copies of Original Determination Letter A Filing Fee must be paid at the time of filing the appeal per LAMC Section B. o Original applicants must provide a copy of the original application receipt(s) (required to calculate their 85% appeal filing fee). All appeals require noticing per the applicable LAMC section(s). Original Applicants must provide noticing per the LAMC, pay mailing fees to City Planning s mailing contractor (BTC) and submit a copy of the receipt. Appellants filing an appeal from a determination made by the Department of Building and Safety per LAMC K are considered Original Applicants and must provide noticing per LAMC K.7, pay mailing fees to City Planning s mailing contractor (BTC) and submit a copy of receipt. A Certified Neighborhood Council (CNC) or a person identified as a member of a CNC or as representing the CNC may not file an appeal on behalf of the Neighborhood Council; persons affiliated with a CNC may only file as an individual on behalf of self. Appeals of Density Bonus cases can only be filed by adjacent owners or tenants (must have documentation). Appeals to the City Council from a determination on a Tentative Tract (TT or VTT) by the Area or City Planning Commission must be filed within 10 days of the date of the written determination of said Commission. A CEQA document can only be appealed if a non-elected decision-making body (ZA, APC, CPC, etc.) makes a determination for a project that is not further appealable. [CA Public Resources Code ' (c)]. Base Fee: Receipt No: This Section for City Planning Staff Use Only... Reviewed & Accepted by (DSC Planner): \c CAafof Deemed Complete by (Project Planner): Date: Date: Determination authority notified Original receipt and BTC receipt (if original applicant) CP-7769 appeal (revised 5/25/2016) Page 2 of 2

3 1 APPEAL TO CITY COUNCIL FINAL APPEAL DATE; 11/17/16 [Decision Date: 11/2/16] APPEAL FILED: November 14,2016 CASE#: TT: A/ENV CE SITE ADDRESS: 800 Lorraine Blvd, Los Angeles, CA. [Windsor Village HPOZ; CD4] APPELLANT: Windsor Village Concerned Citizens/Windsor Village Historic Preservation Committee (comprised of R.J. Strotz, R.Hoffman, T. Hoffman, F.M. Bautista, F. Bautista, J. Healy, etc.) APPELLANT S REPRESENTATIVE: R.J. STROTZ, ESQ. 816 South Windsor Blvd. Los Angeles, Ca ristrotz@vahoo.com Summary of Bases for Appeal: 1. Easement Merger and Imposed Conditions violate HPOZ Ordinance, Windsor Village Preservation Plan and Q Conditions 2. The Easement Merger Project is not categorically exempt Relief Sought: Overturn all prior administrative decisions and allow matter to first proceed before local HPOZ board Manner that Appellants are Aggrieved by Decision 1. _Appellants are residents of an HPOZ. The decision violates the statutory protections afforded to HPOZ residents to preserve the historic nature of Windsor Village. APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 1

4 2 PRELIMINARY STATEMENT Appellants appeal from the CAPC [Central Area Planning Commission] November 2, 2016 Appeal Decision [hereinafter also referred to as the Decision mailed November 2, 2016] which adversely ruled against Appellants appeal from City Planning s Deputy Advisory Agency [hereinafter referred to as Agency ] July 15, 2016 Decision which: Approved the easement merger of the excess 7 feet along the 8th street side of the subject property to the Applicant s vacant lot: in accordance with the Advisory Agency approved the Tentative Tract No composed of one lot located at 800 South Lorraine Blvd, for merger and re-subdivision purposes only A 7-FOOT WIDE (33 FOOT MEASURED FROM CNETERLINE OF 8th Street) strip of land along the 8th Street adjoining the tract excluding a 15-foot radius property line return at the intersection with Lorraine...be permitted to be merged with the remainder of the tract map, pursuant to Section of the State Government Code... The Advisory Agency hereby finds that the dedications to be merged are unnecessary for present or prospective public purposes....department of Building and Safety...shall certify that no Building or Zoning Code violations exist... [Page 2 of the July 15 Decision Attached as EXHIBIT 1] This easement merger will cause a lot size increase from 7,853 square feet to 8,041 square feet; thus making the lot size not compatible with existing historic lots on this street. Imposed CONDITIONS of the Bureau of Engineering: The Bureau of Engineering is requiring as a condition of approval that a 12.5 foot wide strip of land be dedicated along Lorraine Boulevard adjoining the subdivision to complete a 30 foot wide half public street right of way including a 15 foot radius property line return at the intersection of 8th Street...[Page 9 of Decision Attached as EXHIBIT 1 ]. This street widening will destroy the historic streetscape of Lorraine Boulevard. Attached as EXHIBIT 1 is a true and correct copy of the CAPC s November 2, 2016 Decision which attached the Deputy Advisory Agency s July 15, 2016 Decision. The CAPC Decision accepted all of the findings and determinations of the Deputy Advisory Agency. The Agency stated that the current site is vacant land and that the subdivision is for excess public right-of-way merger purposes only. No new construction is involved. Page 9 of Decision EXHIBIT 1. The Agency further stated that this subdivision is part of a class of projects which the City Council has determined will not have a significant effect upon the environment. The merger and resubdivision of excess city right of way is categorically exempt from the provisions of CEQA, pursuant to Class 5 (minor alterations in land use limitations), Category 3 (minor street...vacations APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 2

5 3 where the vacated property does not constitute a buildable site that would allow... residential development or more than 25 units) of the City of Los Angeles guidelines for implementation of CEQA. Categorical Exemption No. ENV CE was issued on May 3, [Page 10 of Decision- EXHIBIT 1] The subject lot is located in WINDSOR VILLAGE, which is an HPOZ district as of October, All projects and other project-related activities and decisions regarding this property are subject to and governed by the HPOZ Ordinance, LAMC Section , and the Windsor Village Preservation Plan. The subject excess easement merger is likewise subject to the HPOZ Ordinance and the Windsor Village Preservation Plan. This appeal is timely in that it is filed within the 10 day appeal period, to wit, on November 14, Appellants respectfully request that City Council also review the original Appeal filed on July 25, 2016 from the adverse decision of the Deputy Advisory Agency EXHIBIT 6. The arguments contained therein are also incorporated herein. BASES FOR APPEAL The easement merger and street enlargement must legally and jurisdictionallv first be determined by /heard by the local Windsor Village HPOZ board, pursuant tn LAMC and the Windsor Village Preservation Plan. The easement merger which is conditioned upon street widening is not categorically exempt. As will be fully argued below, the Agency abused its discretion in closing its eyes to the fact that the excess easement merger and the street-widening condition cannot be reviewed and assessed without consideration of the fact that these contemplated actions are in and affect a city designated Historic Preservation Overlay Zone: Windsor Village, HPOZ. The easement merger and street widening cannot be approved unless and until the requirements of the city s HPOZ Ordinance and the adjunct Windsor Village Preservation Plan are followed. An excerpted copy of the HPOZ Ordinance is attached as EXHIBIT 2. An excerpted copy of the Windsor Village Preservation Plan is attached as EXHIBIT 3. Pursuant to the HPOZ Ordinance and the Windsor Village Preservation Plan, the lot enlargement and the street widening are matters that must first be reviewed by the local Windsor Village HPOZ Review Board. Further, the easement merger and street widening are not categorically exempt under CEQA rules because the anticipated lot enlargement and street widening would cause a substantial adverse change in the significance of a historical resource, that being the historic nature of Lorraine Boulevard in Windsor Village. Thus, at the very minimum a negative declaration should have been prepared. APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 3

6 4 1. THE AGENCY S DECISION VIOLATES THE HPOZ ORDINANCE AND THE WINDSOR VILLAGE PRESERVATION PLAN Chapter 2 of the Windsor Village Preservation Plan [excerpted copy attached as EXHIBIT 3] states that one of the goals and objectives of the Preservation Plan is to preserve the historic character of the community including the streetscapes. It should be noted that Lorraine Boulevard is an historically narrow street, being but 24 feet at its widest points. A condition placed on the easement merger by the Bureau of Engineering requires that Lorraine Boulevard be widened [by 12.5 feet] immediately adjacent to the subject site [Determination, Page 9, EXHIBIT 1] the issues of easement merger and street widening impact and concern the historic nature and fabric of Lorraine Boulevard, most especially its streetscape and the incompatibility of an enlarged lot size with the historic properties on Lorraine Blvd.. Thus, pursuant to the HPOZ Ordinance and the Windsor Village_Preservation Plan, the easement merger and the Lorraine Boulevard street widening_are issues and matters which must first be considered and evaluated by the local HPOZ Board_for its recommendation to the Director of City Planning. Subsection A.2 and 7 of the HPOZ Ordinance [LAMC EXHIBIT 2] states in pertinent part: A. PURPOSE. It is hereby declared as a matter of public policy that the recognition, preservation, enhancement, and use of buildings, structures, landscaping, natural features, and areas within the City of Los Angeles having historic, architectural, cultural or aesthetic significant are required in the interest of the health, economic prosperity, cultural enrichment and general welfare of the people. The purpose of this section is to: 2. Develop and maintain the appropriate settings and environment to preserve these buildings, structures, landscaping, natural features, and areas To ensure that all procedures comply with the California Environmental Quality Act Chapter 2 of the Windsor Village Preservation Plan [EXHIBIT 3] states that one of the goals and objectives of the Preservation Plan is to preserve the historic character of the community including streetscapes. The issues of an easement merger and consequent lot enlargement at the subject site and the street widening directly impact and concern the historic nature and fabric of Lorraine Boulevard and the Windsor Village community. These are matters that should first be heard and determined by the local Windsor Village HPOZ board for its recommendation to the Director of City Planning, pursuant to subsection L3(b) of the HPOZ Ordinance. APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 4

7 5 Subsection B.18 of the HPOZ Ordinance [EXHIBIT 2] defines a PROJECT which falls under that Ordinance: changes to public spaces and similar activities. Thus, per LAMC Section an easement merger and street widening fall within the ambit of the HPOZ Ordinance. Pursuant to subsection E of the HPOZ Ordinance [EXHIBIT 2] a Preservation Plan clarifies and elaborates upon these regulations as they apply to individual Preservation Zones. A Preservation Plan is used by the Director [of City Planning], Board, property Owners and residents in the application of preservation principles within a Preservation Zone. Thus, clearly, both the HPOZ Ordinance and the Windsor Village Preservation Plan work together to provide the legal guidelines under which the subject easement merger and street widening can be legally reviewed and decided upon. Thus, since the HPOZ Ordinance and the Windsor Village Preservation Plan both specifically grant initial and primary jurisdiction to review the easement merger (and consequent lot enlargement) and the street widening to the local Windsor Village HPOZ hoard, the Agency abused its discretion by wrenching jurisdiction from the Windsor Village HPOZ board. Attached as EXHIBIT 5 is the August 20, 2016 letter of John Kaliski supporting Appellants appeal to the CAPC. Mr. Kaliski is the Cultural Heritage Commission licensed architect appointee to the Windsor Village HPOZ board. In his letter, he urged the CAPC to sustain Appellants appeal and to allow the local HPOZ board to undertake a review of the easement merger and street widening, as that board is jurisdictionally allowed to do pursuant to the HPOZ Ordinance and the Preservation Plan.. The Agency abused its discretion in wrenching from the local HPOZ board its legally mandated jurisdictional authority to review the easement merger and the street widening issues. 2. THE EASEMENT MERGER AND MANDATORY STREET WIDENING ARE NOT CATEGORICALLY EXEMPT The excess easement merger should not be considered in isolation: it is part of the overall infill development project of the applicant. Without the merger, the applicant would not have enough square footage for parking. Moreover, the excess easement merger was granted conditionally, and the condition is mandatory: in order for the easement merger to be granted, the street widening is a mandatory condition to the grant. You cannot have one without the other. No categorical exemption applies in this situation pursuant to Public Resources Code Section APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 5

8 : if a project may cause a substantial adverse change in the significance of a historical resource, there can be no categorical exemption. 14 California Code of Regulations (f). The grant of the easement merger is conditioned upon widening by more than 50 percent [by 12.5 feet] the historic streetscape of Lorraine Boulevard along the subject site; Lorraine Boulevard is only 24 feet wide. This street was created around 1917 when its first homes were constructed. This condition will destroy the historic nature of Lorraine Boulevard and also cause untoward traffic conditions at the intersection of 8th Street and Lorraine Boulevard. CONCLUSION: RELIEF REQUESTED For all of the reasons stated above, it is requested that City Council vacate, annul and rescind the Decisions of the Agency and the CAPC forthwith and order that there be strict compliance with the HPOZ Ordinance and the Windsor Village Preservation Plan, so that the issues of the excess easement merger and the mandatory street widening of Lorraine Blvd. first be reviewed, considered and decided upon by the local Windsor Village HPOZ board. Respectfully submitted, R.J. STROTZ, ESQ. for Appellants 816 South Windsor Blvd. Los Angeles, CA APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 6

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10 7 EXHIBIT LIST 1 November 2, 2016 Decision of CENTRAL AREA PLANNING COMMISSION regarding Appellants Appeal from the adverse Decision of the Deputy Advisory Agency attached is DAA 7/15/16 Adverse Decision 2 3 HPOZ Ordinance [excerpted portions] Windsor Village Preservation Plan 4 Q Conditions 5 6 August 20, 2016 Letter of HPOZ Board Member John Kaliski in support of Appellants Appeal Appellants Appeal Brief filed 7/25/16 from adverse Decision of Deputy Advisory Agency APPEAL TO CITY COUNCIL TT la; ENV CE; 800 Lorraine Blvd./Windsor Village HPOZ 7

11 1

12 EXHIBIT 1

13 IQ Central Los Angeles Area Planning Commissic 200 N. Spring Street, Room 532, Los Angeles, California, (213) Determination Letter Mailing; Date: CASE: TT A CEQA: ENV CE Council District; 2 - Krekorian Location: 800 South Lorraine Boulevard Plan Area: Wilshire Zone: [Q]R3-1-HPOZ Applicant: Kamran Khoubian Representative: Kamaran Kazemi, TALA Associates Appellant: Windsor Village Concerned Citizens: Windsor Village Historic Preservation Committee Representative: R.J. Strotz, Esq. At its meeting on October 25, 2016, the Central Los Angeles Area Planning Commission took the following action: 1. Affirmed that TT A is Categorically Exempt, ENV CE, pursuant to Article III, Section 1, and Class 5, Category 3, of the City of Los Angeles CEQA Guidelines 2. Denied the appeal on TT Sustained the; action of the Deputy Advisory Agency in approving TT Adopted the Findings of the Deputy Advisory Agency. Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees. This action was taken by the following vote: Moved: Seconded: Ayes: Absent: Vote: Commissioner Oh Commissioner Chung Kim Commissioner DelGado Commissioner Brogdon and Commissioner Chemerinsky 3-0 fid'c* Rei GEa^co, Commissi ;ion Executive Assistant l Central Los Angeles Area Planning Commission

14 Central Los Angelas Area. <ani.nig Commission Determination Letter I Tentative Tract Map No A Page 2 Effective Date/Appeals: This acjtion of the Central Los Angeles Area Planning Commission will be final within 10 days fromithe mailing date on this determination unless an appeal is filed within that time to the City Council. All appeals shall be filed on forms provided at the Planning Department's public Counters at 201 North Figueroa Street, Third Floor, Los Angeles, or at 6202 Van Nuys Boulevard, Room 251, Van Nuys. Forms are also available on-line at Final Appeal Date: i V If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section , the petition for writ of mandate pursuant to that section must be fifed no later than! the 90th day following the date on which the City's decision became final pursuant to California CodejOf Civil Procedure Section There may be other time limits which also affect your ability to seek judicial review. Attachment Deputy Advisory Agency Determination dated July 15,2016 cc: Notification List Kevin Golden

15 DEPARTMENT OF CITY PLANNING CITY PLANNING COMMISSION DAVID H.J. AMBROZ PRESIDENT RENEE DAKE WILSON VICE PRESIDENT ROBERT L AHN CAROLINE CHOE RICHARD KATZ JOHN W. MACK SAMANTHA MilLMAN VERONICA PADJLIA-CAMPOS DANA M, PERLMAN JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT (213) City of Los Ange.l&s CALIFORNIA A m ERIC GARCETT MAYOR EXECUTIVE OFFICES 200 N. Spring Street, Room 52S Los Angeles, CA VINCENT P. BERTONl AICP DIRECTOR (213) KEVIN J. KELLER AICP Deputy Director (213) USA M. WEBBER AICP DEPUTY DIRECTOR (213) JAN ZATORSKI DEPUTY DIRECTOR (213) Decision Date: July 15,2016 Appeal End Date: July 25,2016 Kamran Khoubian (A)(0) 2030 East 15th Street #D Los Angeles, CA Kamran Kazemi (R) TALA Associates 1916 Colby Avenue Los Angeles, CA RE: Tentative Tract No South Lorraine Boulevard Wiishire Planning Area Zone : [Q]R3-1-HPOZ D,M. :132B189 C.D. : 4 CEQA: ENV CE Legal Description: Tract 1655, Lot FR14 In accordance with provisions of Section of the Los Angeles Municipal Code (LAMC), the Advisory Agency approved Tentative Tract No composed of one (1) lot, located at 800 South Lorraine Boulevard, for merger and resubdivision purposes only as shown on revised map stamp-dated July 11, 2016 in the Wiishire Community Plan.. 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.

16 TENTATIVE TRAo f No PAGE 2 BUREAU OF ENGINEERING - SPECIFIC CONDITIONS That a 9.5-foot wide strip of land be dedicated along Lorraine Boulevard adjoining the subdivision to complete a 30-foot wide half public street right-of-way including a 15-foot radius property line return at the intersection with 8th Street. An additional 3-foot wide public sidewalk easement be provided. That a 7-foot wide (33-foot measured from centerline of 8th Street) strip of land along the 8th Street adjoining the tract excluding a 15-foot radius property line return at the intersection with Lorraine Boulevard 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. b. That consents of the street 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. 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 or 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 a 5-foot wide public sidewalk easement be provided on the final map within the 7-foot wide merger area along 8th Street adjoining the tract including a 15-foot radius easement line return at the intersection with Lorraine Boulevard. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION 4. 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. b. Show all street dedications as required by Bureau of Engineering and provide net lot area after ail dedications. "Area requirements shall be rechecked as per net lot area after street dedication. Obtain Bureau of Engineering approval for the proposed street merger. Notes: This property in located in a Methane Zone. An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Eric Huang at (213) to schedule an appointment.

17 TENTATIVE TRAC i NO PAGE 3 DEPARTMENT OF TRANSPORTATION 5. That the project be subject to any recommendations from the Department of Transportation. FIRE DEPARTMENT 6. 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. Submittal of plot plans for Fire Department review and approval prior to recordation of Tract Map Action. Note: 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 7. Satisfactory arrangements shall be made with the Los Angeles Department of, Water and Power (LADWP) for compliance with LADWP s Water System Rules and requirements. Upon compliance with these conditions and requirements, LADWP s Water Services Organization 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.(c).) BUREAU OF SANITATION 8. 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).) DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS 9. 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. INDEMNIFICATION AND REIMBURSEMENT OF LITIGATION COSTS. Applicant shall do all of the following:

18 TENTATIVE TRAGI' hu PAGE 4 (i) (ii) (iii) (iv) (v) Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City s processing and approval of this entitlement, including but not limited to. an action to attack, challenge, set aside, void or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim. Reimburse the City for any and all costs incurred in defense of an action related to or arising out of, in whole or in part, the City s processing and approval of the entitlement, including but not limited to payment of all court costs and attorney s fees, costs of any judgments or awards against the City (including an award of attorney s fees), damages, and/or settlement costs. 1 Submit an initial deposit for the City s litigation costs to the City within 10 days notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $25,000. The City s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City s interests. The City s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). If the City determines it necessary to protect the City s interest, execute an indemnity and reimbursement agreement with the City, under terms consistent with the requirements of this condition. The City shall notify the applicant within a reasonable periodof tirne of its receipt of any action and the City shall cooperate in the defense, if the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, of if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation.

19 TENTATIVE TRAC. No PAGE 5 For purposes of this condition, the following definitions apply: City shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. Action shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Action includes actions, as defined herein, alleging failure to comply with any federal, state or local law. Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition. BUREAU OF ENGINEERING - STANDARD CONDITIONS S-1 (a) That the sewerage facilities charge be deposited prior to recordation of the final map over all of the tract in conformance with Section of the Municipal Code. (b) (c) (d) (e) (f) (9) (h) (i) That survey boundary monuments be established in the field in a manner satisfactory to the City Engineer and located within the California Coordinate System prior to recordation of the final map. Any alternative measure approved by the City Engineer would require prior submission of complete field notes in support of the boundary survey. That satisfactory arrangements be made with both the Water System and the Power System of the Department of Water and Power with respect to water mains, fire hydrants, service connections and public utility easements. That any necessary sewer, street, drainage and street lighting easements be dedicated. In the event it is necessary to obtain off-site easements by separate instruments, records of the Bureau of Right-of-Way and Land shall verify that such easements have been obtained. The above requirements do not apply to easements of off-site sewers to be provided by the City. That drainage matters be taken care of satisfactory to the City Engineer. That satisfactory street, sewer and drainage plans and profiles as required, together with a lot grading plan of the tract and any necessary topography of adjoining areas be submitted to the City Engineer. That any required slope easements be dedicated by the final map. That each lot in the tract comply with the width and area requirements of the Zoning Ordinance. That 1-foot future streets and/or alleys be shown along the outside of incomplete public dedications and across the termini of all dedications

20 TENTATIVE TRAvf fw PAGE 6 abutting unsubdivided property. The 1-foot dedications on the map shall include a restriction against their use of access purposes until such time as they are accepted for public use. 0) (k) (I) That any 1 -foot future street and/or alley adjoining the tract be dedicated for public use by the tract, or that a suitable resolution of acceptance be transmitted to the City Council with the final map. That no public street grade exceeds 15%. That any necessary additional street dedications be provided to comply with the Americans with Disabilities Act (ADA) of S-2 That the following provisions be accomplished in conformity with the improvements constructed herein: -,. ^ (a) (b) (c) (d) (e) Survey monuments shall be placed and permanently referenced to the satisfaction of the City Engineer. A set of approved field notes shall be furnished, or such work shall be suitably guaranteed, except where the setting of boundary monuments requires that other procedures be followed. Make satisfactory arrangements with the Department of Traffic with respect to street name, warning, regulatory and guide signs. All grading done on private property outside the tract boundaries in connection with public improvements shall be performed within dedicated slope easements or by grants of satisfactory rights of entry by the affected property owners. All improvements within public streets, private street, alleys and easements shall be constructed under permit in conformity with plans and specifications approved by the Bureau of Engineering. Any required bonded sewer fees shall be paid prior to recordation of the final map. ' S-3 That the following improvements be either constructed prior to recordation of the final mao or that the construction be suitably guaranteed: (a) (b) (c) Construct on-site sewers to serve the tract as determined by the City Engineer. Construct any necessary drainage facilities. Install street lighting facilities to serve the tract as required by the Bureau of Street Lighting. a. No street lighting improvements if no street widening per Bureau of Engineering improvement conditions. Otherwise relocate and upgrade street light; one (1) on 8th Street.

21 TENTATIVE TRAC. No PAGE 7 Notes: The quantity of street lights identified may be modified slightly during the plan check process based on illumination calculations and equipment selection. Conditions set: 1) in compliance with a Specific Plan, 2) by LADOT, or 3) by other legal instrument excluding the Bureau of Engineering condition S-3 (i), requiring an improvement that will change the geometries of the public roadway or driveway apron may require additional or the reconstruction of street lighting improvements as part of that condition. (d) (e) (f) Plant street trees and remove any existing trees within dedicated streets or proposed dedicated streets as required by the Street Tree Division of the Bureau of Street Maintenance. All street tree plantings shall be brought up to current standards. When the City has previously been paid for tree planting, the subdivider or contractor shall notify the Urban Forestry Division ((213) ) upon completion of construction to expedite tree planting. Repair or replace any off-grade or broken curb, gutter and sidewalk satisfactory to the City Engineer. Construct access ramps for the handicapped as required by the City Engineer. (9) Close any unused driveways satisfactory to the City Engineer. (h) (0 Construct any necessary additional street improvements to comply with the Americans with Disabilities Act (ADA) of That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed: a) Improve Lorraine Boulevard adjoining the subdivision by the construction of the following: (D A concrete curb, a concrete gutter, and a 10-foot full-width concrete sidewalk with tree wells or 5-foot concrete sidewalk and landscaping of the parkway. (2) Suitable surfacing to join the existing pavements and to complete an 18-foot half roadway. (3) Any necessary removal and reconstruction of existing improvements. (4) The necessary transitions to join the existing improvements.

22 TENTATIVE TRA^ f iw PAGE 8 b) Improve 8th Street adjoining the tract by the construction of an additional concrete sidewalk within the sidewalk easement area to complete a full-width concrete sidewalk with tree wells including any necessary removal and reconstruction of the existing improvements satisfactory to the City Engineer. Any questions regarding these conditions should be directed to Mr. Georgic Avanesian of the Land Development Section, located at 201 North Figueroa Street, Suite 200, or by calling (213) NOTES: The Advisory Agency approval is the maximum number of units permitted under the tract action. However the existing or proposed zoning may not permit this number of units. Any removal of the existing street trees shall require Board of Public Works approval. Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power, Power System, to pay for removal, relocation, replacement or adjustment of power facilities due to this development. The subdivider must make arrangements for the underground installation of all new utility lines in conformance with Section N of the Los Angeles Municipal Code. The final map must record within 36 months of this approval, unless a time extension is granted before the end of such period. The Advisory Agency hereby finds that this tract conforms to the California Water Code, as required by the Subdivision Map Act. The subdivider should consult the Department of Water and Power to obtain energy saving design features which can be incorporated into the final building plans for the subject development. As part of the Total Energy Management Program of the Department of Water and Power, this no-cost consultation service will be provided to the subdivider upon his request. FINDINGS OF FACT (CEQA) The merger and resubdivision of excess City right-of-way is categorically exempt from tine provisions of the California Environmental Quality Act (CEQA), pursuant to Class 5 (minor alterations in land use limitations), Category 3 (minor street, alley and utility easement vacations where the vacated property does not constitute a buildable site that would allow a commercial or industrial development of more than 10,000 square feet or a residential development of more than 25 units.) of the City of Los Angeles guidelines for implementation of CEQA. Categorical Exemption No. ENV CE was issued on May 3, FINDINGS OF FACT (SUBDIVISION MAP ACT) In connection with the approval of Tentative Tract No , the Advisory Agency of the City of Los Angeles, pursuant to Sections , ,.61 and.63 of the State of

23 TENTATIVE TRACT NO PAGE 9 California Government Code (the Subdivision Map Act), makes the prescribed findings as follows: (a) THE PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. The City s Mobility Plan 2035, an element of the General Plan and adopted on August 11, 2015, designates 8th Street as a Collector Street" which has a street standard of 66-foot right-of-way and 40-foot roadway. Presently 8th Street, along the subject site, has a half street right-of-way of 40 feet, 7 feet more than the required 33 feet half street right-of-way. The tract approval allows the excess seven feet to be merged with the subject site and therefore the proposed map is consistent with the City s Mobility Plan. (b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. The Bureau of Engineering has reviewed the proposed subdivision for excess public right-of-way merger and found the subdivision layout generally satisfactory. The Bureau of Engineering is requiring as a condition of approval that a 12.5-foot wide strip of land be dedicated along Lorraine Boulevard adjoining the subdivision to complete a 30-foot wide half public street right-of-way including a 15-foot radius property line return at the intersection with 8th Street. The Bureau of Engineering has also recommended that a 7-foot wide (33 feet measured from the centerline of 8th Street) strip of land along 8th Street adjoining the tract, with the exception of a 15-foot radius property line return at the intersection with Lorraine Boulevard, be permitted to be merged with the remainder of the tract map pursuant to Section of the State Government Code. With the above improvements on Lorraine Boulevard and 8th Street, the proposed subdivision will be consistent with the City s Mobility Plan, an element of the General Plan. (c) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT. The subject site is currently a vacant piece of land. The subdivision is for excess public right-of-way merger purposes only. No new construction is involved. The Department of Building and Safety, Grading Division has reviewed the subdivision and has reported that geology/soils reports are not required as the subject property is located outside of a City of Los Angeles Hillside Area; is exempt or located outside of a State of California liquefaction, earthquake induced landslide, or faultrupture hazard zone; and does not require any grading or construction of an engineered retaining structure to remove potential geologic hazards. (d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT. The subdivision is for excess public right-of-way merger purposes only. No new

24 TENTATIVE TRAof No PAGE 10 buildings or structures are proposed as part of the subdivision and therefore there is no increase in density. (e) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITAT. This subdivision is part of a class of projects which the City Council has determined will not have a significant effect upon the environment. The merger and resubdivision of excess City right-of-way is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Class 5 (minor alterations in land use limitations), Category 3 (minor street, alley and utility easement vacations where the vacated property does not constitute a buildable site that would allow a commercial of industrial development of more than 10,000 square feet or a residential development of more than 25 units.) of the City of Los Angeles guidelines for implementation of CEQA. Categorical Exemption No. ENV CE was issued on May 3, 2016 (0 THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS. There appears to be no potential public health problems caused by the design or improvement of the proposed subdivision. The development is required to be connected to the City's sanitary sewer system, where the sewage will be directed to the LA Hyperion Treatment Plant, which has been upgraded to meet Statewide ocean discharge standards. The Bureau of Engineering has reported that the proposed subdivision does not violate the existing California Water Code because the subdivision will be connected to the public sewer system and will have only a minor incremental impact on the quality of the effluent from the Hyperion Treatment Plant. (9) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH" EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION. The Wastewater Collection Systems Division of the Bureau of Sanitation has reviewed the sewer/storm drains serving the subdivision and determined that there are several easements within the subject property. Although the subdivision does not involve construction, any future development in close proximity to the easements must secure Department of Public Works approval. (h) THE DESIGN OF THE PROPOSED SUBDIVISION WILL PROVIDE, TO THE EXTENT FEASIBLE, FOR FUTURE PASSIVE OR NATURAL HEATING OR COOLING OPPORTUNITIES IN THE SUBDIVISION. (REF. SECTION ) The subdivision is for excess public right-of-way merger purposes only. No new buildings or structures are proposed as part of the subdivision.

25 TENTATIVE TRAC i Nu PAGE 11 These findings shall apply to both the tentative and final maps for Tract No Vincent P. Bertoni, AICP Advisory Agency KEVIN S. GOLDEN Deputy Advisory Agency VPB:KSG:JV Note: If you wish to file an appeal, it must be filed within 10 calendar days from the... decision date as noted in this letter. For an appeal to be valid to the City Planning. Commission, it must be accepted as complete by the City Planning Department and appeal fees paid, prior to expiration of the above 10-dav time limit. Such appeal must be submitted on Master Appeal Form No. CP-7769 at the Department s Public Offices, located at: Figueroa Plaza 201 North Figueroa Street 4th Floor Los Angeles, CA (213) Marvin Braude San Fernando Valley Constituent Service Center 6262 Van Nuys Boulevard, Room 251 Van Nuys, CA (818) Forms are also available on-line at The time in which a party may seek judicial review of this determination is governed by California Code of Civil Procedure Section Under that provision, a petitioner may seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section , only if the petition for writ of mandate pursuant to that section is filed no later than the 90th day following the date on which the City s decision becomes final. n: tractjetters ( ) Residential Condos

26 SCALE: f-lff REVISED TENTATIVE TRACT NO IN THE CITY AND COUNTY OF LOS ANGELES STATE OF CALIFORNIA ; FOR MERGER ONLY LOT 14 TRACT NO 1655, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS PER MAP RECOROEO IN BOOK 20 PAGE 170 TO 171, INCLUSIVE OF MAP, IN THE OFFICE OF COUNTY RECORDER OF SAID COUNTY. APN: NO CONSTRUCTION IS PROPOSED, THE SOLE PURPOSE OF TENTATIVE TRACT NO IS TO MERGE EXCESS CITY RIGHT OF WAY ALONG 8TH STREET WITH THE SUBJECT PROPERTY, AS SHOWN ON THE TENTATIVE TRACT MAP. UPON RECORDATION OF SAID MAP, SAID EXCESS RIGHT OF WAY WILL BE MERGED WITH (BECOME PART OF) THE SITE. SUCH ACTION (ate MERGER AND RESUBDIVISION) IS PROVIDED FOR BY LAMC SECTION VICINITY MAP N.T.S. 1 / -SITE ) Q > SrP' i i / CD / '8 nil i,1 THE CITY'S MOBILITY PLAN DESIGNATES 8TH STREET AS A-COLLECTOR STREET* REQUIRING A HALF STREET RIGHT OF WAY WIDTH 33FE6T. THE PRESENT 8TH STREET HALF STREET RIGHT OF WAY WIDTH ALONG THE FRONTAGE OF THE SITE IS 40 FEET, SEVEN FEET MORE THAN WHICH IS REQUIRED. IT IS THIS SEVEN-FOOT WIDE EXCESS CITY RIGHT OF WAY THAT THE APPLICANT IS REQUESTING TO BE MERGEO WITH THE CITY VIA TRACT NO /* S I Q 00 b b TRACT MAP NOTES OWNER: KAMRAN KHQU8IAN 2030 ISTH STREET *> LOS ANGELES. CA (31Q)~8SS TH STREET g SITE ADDRESS: p PROPOSED r MERGER PROPOSED S DEDICATION FOR r-s DEWALK EASEMENT TO TM f\ CrTY OF LOS ANGELES NEW S65*32 44*E ^ 96.38* N65'32*44*W 131 jfj «. V» 120.8O y o (is S L<KRA)H St VO. LOS ANGELES, CA. SGQ05 17.&0* 8) Id z I S) i Od Qd i I O I? I S g I ( 47.50' I. PURPOSE: r AFFECTS. oejicatioia v o w \ mcm&xr. (D K. i\ m Hill C4 I M 1196' < EASEMENT NOTES: Vi F i \*3 a{ z a p i N 1! i*: CN z a S65*32*44 S65*32 44"E * '«8E F CROSS AREA; PiQ + HALT OF STM STREET + HALF LORRAINE AV. 14.S22.40SO,FT ACRES AREA BEFORE DEDICATION AND MERCER;?,6S3.17SQ.FT ACRES AREA AFTER CEDtCATiCW AND MERCER; 8,Q41.20SO.FT ACRES NOTES: 1. HO PROTECTED SPECIES ON THE SITE. % ALL. UTILITIES ARE AVAILABLE TO SITE. 3- EXiST^C ZONE; (0>S3-ai-KP 2 PROPOSED; SAME 4. NO EASEMENT EXCEPT &Qm HEREON. 5. S CR IS AVAILABLE TO THE SITE. S. SITE ts VACANT 7. SITE IS NOT W UQUCFACIION S- THiSTENTATI^ MAP WAS INITIALLY FILED TO inoude A ROPOSEO RESSSCvnAL CGNDCM#i?UM HOWEVER. IHE APPLICANT WLL NO LONGER PROCEED WTH SUCH CQNOOCMiNfUM ANO IS THEREFORE H R 8T WTHGSAVBNC THE CQNOOMiN/OM PROJECT FROM THE TRAC? MAP APPLICATION. PLOTTED EASEMENT PER PROVIDENT TiLTE COMPANY ORDER NO!; DATED: SEPTEMBER 13, AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS FORTH in A DOCUMENT. PUBLIC STREET, ROAD OR HIGHWAY THE WESTERLY 17,5 FEET IN BOCK 7168 PAGt 167 OF DEEDS plans prepared by: tala ASSOCIATES REYNALDO T DE RAMA R.C.E, COLBY AVENUE LOS ANGELES. CA PHONE (424) PAX (310) UN3129 DATE: JULY 11, 2016

27

28 EXHIBIT 2

29 C Print 3 Los Angeles Planning and Zoning SEC HP HISTORIC PRESERVATION OVERLAY ZONE. (Amended by Ord. No. 175,891, Eff. 5/12/04.) The following regulations shall apply in an HP Historic Preservation Overlay Zone: A. Purpose. It is hereby declared as a matter of public policy that the recognition, preservation, enhancement, and use of buildings, structures, Landscaping, Natural Features, and areas within the City of Los Angeles having Historic, architectural, cultural or aesthetic significance are required in the interest of the health, economic prosperity, cultural enrichment and general welfare of the people. The purpose of this section is to: 1. Protect and enhance the use of buildings, structures, Natural Features, and areas, which are reminders of the City's history, or which are unique and irreplaceable assets to the City and its neighborhoods, or which are worthy examples of past architectural styles; 2. Develop and maintain the appropriate settings and environment to preserve these buildings, structures, Landscaping, Natural Features, and areas; 3. Enhance property values, stabilize neighborhoods and/or communities, render property eligible for financial benefits, and promote tourist trade and interest; 4. Foster public appreciation of the beauty of the City, of the accomplishments of its past as reflected through its buildings, structures, Landscaping, Natural Features, and areas; 5. Promote education by preserving and encouraging interest in cultural, social, economic, political and architectural phases of its history; 6. Promote the involvement of all aspects of the City's diverse neighborhoods in the historic preservation process; and 7. To ensure that all procedures comply with the California Environmental Quality Act (CEQA). B. Definitions. For the purposes of this ordinance, the following words and phrases are defined: 1. ADDITION is an extension or increase in floor area or height of a building or structure. 2. ALTERATION is any exterior change or modification of a building, structure, Landscaping, Natural Feature or lot within a Historic Preservation Overlay Zone including but not limited to changing exterior paint color, removal of significant trees or Landscaping, installation or removal of fencing, and similar Projects, and including street features, furniture or fixtures. 3. section. BOARD is the respective Historic Preservation Board as established by this X

30 A AX jrm. jl mu v^a m A AVV/A XIAOl AJUllUtJkA 1J Uil UjJpU V WU VV1 UA1VUIV 1JOUVU for the co'''ruction, Addition, demolition, Rec"~truction, Alteration, removal, or relocation c any publicly or privately owned buiiwng, structure, Landscaping, Natural Feature, or lot within a Historic Preservation Overlay Zone that is identified as a Contributing Element in the Historic Resources Survey for the zone, including street features, furniture or fixtures. 5. CERTIFICATE OF COMPATIBILITY is an approved certificate issued for the construction of a new building or structure on a lot, or building replacement of an element, identified as Non-Contributing, or not listed, in the Historic Resources Survey for the zone. 6. CONTRIBUTING ELEMENT is any building, structure, Landscaping, Natural Feature identified on the Historic Resources Survey as contributing to the- Historic significance of the Historic Preservation Overlay Zone, including a building or structure which has been altered, where the nature and extent of the Alterations are determined reversible by the Historic Resources Survey. 7. CULTURAL is anything pertaining to the concepts, skills, habits, arts, instruments or institutions of a given people at any given point in time. 8. HISTORIC is any building, structure, Landscaping, Natural Feature, or lot, including street features, furniture or fixtures which depicts, represents or is associated with persons or phenomena which significantly affect or which have significantly affected the functional activities, heritage, growth or development of the City, State, or Nation. 9. HISTORICAL PROPERTY CONTRACT is a contract, between an Owner or Owners of a Historical-Cultural Monument or a Contributing Element and the City of Los Angeles, which meets all requirements of California Government Code Sections and and et seq. of file Los Angeles Administrative Code. 10. HISTORIC RESOURCES SURVEY is a document, which identifies all. contributing and non-contributing buildings, structures and all contributing Landscaping, Natural Features and lots, individually or collectively, including street features, furniture or fixtures, and which is certified as to its accuracy and completeness by the Cultural Heritage Commission. 11. LANDSCAPING is the design and organization of landforms, hardscape, and softscape, including individual groupings of trees, shrubs, groundcovers, vines, pathways, arbors, etc. 12. MAINTENANCE AND REPAIR is any work done to correct die deterioration, decay of, or damage to a building, structure or lot, or any part thereof, including replacement in- kind where required, and which does not involve a change in the existing design, materials, or exterior paint color. 13. MONUMENT is any building, structure, Landscaping, Natural Feature, or lot designated as a City Historic-Cultural Monument. 14. NATURAL FEATURE is any significant tree, plant life, geographical or geological feature identified individually or collectively on the Historic Resources Survey as contributing to the Cultural or Historical significance of the Historic Preservation Overlay Zone.

31 lll.ajlfc/ 1XX1VJI JUUUiTlUil A 1J U1XJ UUllUUlg, OUUVIU1V, I^IUlUlUl Feature, lot '..." Landscaping, that is identified in the T *Ntoric Resources Survey as a Non- Contributinfo element, or not listed in the Historic k^ources Survey. 16. OWNER is any person, association, partnership, firm, corporation or public entity identified as the holder of title on any property as shown on the records of the City Engineer or on the last assessment roll of the County of Los Angeles, as applicable. For purposes of this section, the term Owner shall also refer to an appointed representative of an association, partnership, firm, corporation, or public entity which is a recorded Owner. (Amended by Ord. No. 181,595, Eff. 4/10/11.) 17. PRESERVATION ZONE is any area of die City of Los Angeles containing buildings, structures, Landscaping, Natural Features or lots having Historic, architectural, Cultural or aesthetic significance and designated as a Historic Preservation Overlay Zone under the provisions of this section. 18. PROJECT is the Addition, Alteration, construction, demolition, Reconstruction, Rehabilitation, relocation, removal or Restoration of the exterior of any building, structure, Landscaping, Natural Feature, or lot, within a Preservation Zone, except as provided under Subsection H. A Project may or may not require a building permit, and may include but not be limited to changing exterior paint color, removal of significant trees or Landscaping, installation or removal of fencing, replacement of windows and/or doors which are character-defining features of architectural styles, changes to public spaces and similar activities. 19. RECONSTRUCTION is the act or process of reproducing by new construction the exact form, features and details of a vanished building, portion of a building, structure, landscape, Natural Feature, or object as it appeared at a specific period of time, on its original or a substitute lot. 20. REHABILITATION is the act or process of returning a property to a state of utility, through repair or Alteration, which makes possible an efficient contemporary use while preserving those portions or features of the property which are significant to its Historical, architectural and Cultural values. 21. RENTER is any person, association, partnership, firm, corporation, or public entity which has rented or leased a dwelling unit or other structure within a Preservation Zone for a continuous time period of at least three years. For purposes of this section, the term renter shall also refer to an appointed representative of an association,- partnership, firm, corporation, or public entity which is a renter. 22. RESTORATION is the act or process of accurately recovering the form, features and details of a property as it appeared at a particular period of time by means of the removal of later work or by the replacement of missing earlier work. 23. RIGHT-OF-WAY is the dedicated area that includes roadways, medians and/or sidewalks. C. Relationship to Other Provisions of the Code. Whenever the City Council establishes, adds land to, eliminates land from or repeals in its entirety a Preservation Zone, the provisions of this section shall not be construed as an intent to abrogate any other provision of this Code. When it appears that there is a conflict, the most restrictive requirements of this Code shall apply, except for a requirement in this section, which may compromise public safety if enforced.

32 jjviivimuuvv v/i Jito uuuvo. To accept donations from outs,. sources to be utilized for historic preservation efforts, and to maintain public records accounting for the funds. (m) To assist in the preparation of a Preservation Plan, which clarifies and elaborates upon these regulations as they apply to the Preservation Zone, and which contains the elements listed in Subsection E Conflict of Interest. No Boardmember shall discuss with anyone the merits of any matter pending before the Board other than during a duly called meeting of the Board or subcommittee of the Board. No member shall accept professional employment on a case that has been acted upon by the Board in the previous 12 months or is reasonably expected to be acted upon by the Board in the next 12 months. E. Preservation Plan. A Preservation Plan clarifies and elaborates upon these regulations as they apply to individual Preservation Zones. A Preservation Plan is used by the Director, Board, property Owners and residents in the application of preservation principles within a Preservation Zone. 1. Preparation of a Preservation Plan. A draft Preservation Plan shall be made available by the Board for review and comment to property Owners and Renters within the Preservation Zone. (a) Creation of a Preservation Plan where a Board exists. Where established, a Board, with the assistance of the Director, shall prepare a Preservation Plan, which may be prepared with the assistance of historic preservation groups. (b) Creation of a Preservation Plan where no Board exists. Where no Board exists, or has yet to be appointed, the Director, in consultation with the Councilmember(s) representing the Preservation Zone, may create a working committee of diverse neighborhood stakeholders to prepare a Preservation Plan for the Preservation Zone. This committee shall not assume any duties beyond preparation of the Preservation Plan. 2. Approval of a Preservation Plan. (a) Commission Hearing and Notice. A draft Preservation Plan shall be set for a public hearing before the City Planning Commission or a hearing officer as directed by the City Planning Commission prior to the Commission action. Notice of the hearing shall be given as provided in Section D.2. of this Code. (b) Cultural Heritage Commission Recommendation. The Cultural. Heritage Commission shall submit its recommendation regarding a proposed Preservation Plan within 45 days from the date of the submission to the Commission. Upon action, or failure to act, the Cultural Heritage Commission shall transmit its recommendation, comments, and any related files to the City Planning Commission. (c) Decision by City Planning Commission. Following, notice and public hearing, pursuant to Subsection E.2.(a), above, the City Planning Commission may make its report and approve, approve with changes, or disapprove a

33 J. 1WOV1 V CXX1VX11 4-fUilV XJ mjl apjjxuvcu L/J L1JLV VllJ' J. XU.lJJLlJJ.Xg, WXimmjJXVU. G. Review./Projects in Historic Preservation ^yferlay Zones. All Projects within Preservation Zones, except as exempted in Subsection H., shall be submitted in conjunction with an application, if necessary, to the Department of City Planning upon a form provided for that purpose. Upon receipt of an application, the Director shall review a request and find whether the Project requires a Certificate of Appropriateness, pursuant to Subsection K.; a Certificate of Compatibility, pursuant to Subsection L.; or is eligible for review under Conforming Work on Contributing Elements, pursuant to Subsection I.; or Conforming Work on Non-Contributing Elements, pursuant to Subsection J. H. Exemptions. The provisions of this ordinance shall not apply to the following: 1. The correction of Emergency or Hazardous Conditions where the Department of Building and Safety, Housing Department, or other enforcement agency has determined that emergency or hazardous conditions currently exist and the emergency or hazardous conditions must be corrected in the interest of the public health, safety and welfare. When feasible, the Department of Building and Safety, Housing Department, or other enforcement agency should consult with the Director on how to correct the hazardous condition, consistent with the goals of the Preservation Zone. However, any other work shall comply with the provisions of this section. 2. Department of Public Works improvements located, in whole or in part, within a Preservation Zone, where the Director finds: (a) That the certified Historic Resources Survey for the Preservation Zone does not identify any Contributing Elements located within the Right-of-Way and/or where the Right-of- Way is not specifically addressed in the approved Preservation Plan for the Preservation Zone; and (b) Where the Department of Public Works has completed the CEQA review of the proposed improvement, and the review has determined that the. improvement is exempt from CEQA, or will have no potentially significant environmental impacts. The relevant Board shall be notified of the Project, given a description of the Project, and an opportunity to comment. 3. Council, or Work authorized by an approved Historical Property Contract by the City 4. Where a building, structure, Landscaping, Natural Feature or Lot has been designated as a City Historic-Cultural Monument by the City Council, unless proposed for demolition. However, those properties with Federal or State historic designation which are not designated as City Historic-Cultural Monuments or do not have a City Historical Property Contract are not exempt from review under this ordinance. 5. Where the type of work has been specifically deemed Exempt from review as set forth in the approved Preservation Plan for a specific Preservation Zone. I. Conforming Work on Contributing Elements. Conforming Work on Contributing Elements includes Restoration work, Maintenance and Repair, Additions of less than 250 square

34 V^ViUXiVUtV i l^ivxj^lluxvilvjo 1XUO l/vvil WFFAVV VU i^i U1UI uwuv/u ^uuuum tv/ U11J sect;"'% with the exception of Conformi>- Work on Contributing Elements, win,, shall not require a Certificate of appropriateness. No Certificate of Appropriateness shall be approved unless the plans for the construction, demolition, Alteration, Addition, relocation, or removal conform with the provisions of this section. Any approval, conditional approval, or denial shall include written findings in support. (b) Conforming Work. Nothing in this section shall be construed as to require a Certificate of Appropriateness for the ordinary Maintenance and Repair of any exterior architectural feature of a property within a Preservation Zone, which does not involve a change in design, material, color, or outward appearance. Work meeting the criteria for Conforming Work on Contributing Elements shall not require a Certificate of Appropriateness. 3. Procedures For Obtaining A Certificate of Appropriateness. (a) Any plan for the construction, Addition, Alteration, demolition, Reconstruction, relocation or removal of a building, structure, Landscaping, or- Natural Feature, or any combination designated as contributing in the Historic Resources Survey for a Preservation Zone shall be submitted, in conjunction with an application, to the Department of City Planning upon a form provided for that purpose. Upon an application being deemed complete by the Director, one copy each of the application and relevant documents shall be mailed by die Department of City Planning to both the Cultural Heritage Commission and to each Boardmember for the Preservation Zone for evaluation. (b) Cultural Heritage Commission and Board Recommendations. After notice and hearing pursuant to Subsection M. below, the Cultural Heritage Commission and the Board shall submit its recommendation to the Director as to whether the Certificate should be approved, conditionally approved or disapproved. In the event that the Cultural Heritage Commission or Board does not submit its recommendations within 30 days of the postmarked date of mailing of the application from the City Planning Department, the Cultural Heritage Commission or Board shall be deemed to have forfeited all jurisdiction in the matter and the Certificate may be approved, conditionally approved or disapproved as filed. The applicant and the Director may mutually agree in writing to a longer period of time for the Board to act. (c) Director and Area Planning Commission Determination. The Director shall have the authority to approve, conditionally approve or disapprove a Certificate of Appropriateness for construction, Addition, Alteration or Reconstruction. The Area Planning Commissions shall have the jurisdiction to approve, conditionally approve or disapprove a Certificate of Appropriateness for demolition, removal or relocation. (d) Time to Act. The Director or Area Planning Commission, whichever has jurisdiction, shall render a determination on any Certificate of Appropriateness within 75 days of an application being deemed complete, unless the applicant and the Director mutually consent in writing to a longer period. A copy of the determination shall be mailed to the applicant, the Board, the Cultural Heritage Commission and any other interested parties. No Certificate of Appropriateness shall be issued until the appeal period, as set forth in Subsection

35 AW111V T Ml U1 1\V1UVUUU11< J. XIIJ J-'VJLJUJll JJIV/pVJJilg, tv; UWUiWUOii, IVXUV/V V XJL L VIV/VUIV UUJ contributing''*'uilding, structure, Landscaping, or >T ~!ral Feature within a Preservation Zone not q. pitying as Conforming Work on Commuting Elements shall apply for a Certificate of Appropriateness and the appropriate environmental review. No Certificate of Appropriateness shall be issued to demolish, remove or relocate any building, structure, Landscaping, Natural Feature or Lot within a Preservation Zone that is designated as a Contributing Element and the application shall be denied unless the Owner can demonstrate to the Area Planning Commission that the Owner would be deprived of all economically viable use of the property. In making its determination, the Area Planning Commission shall consider any evidence presented concerning the following: (a) An opinion regarding the structural soundness of the structure and its suitability for continued use, renovation, Restoration or Rehabilitation from a licensed engineer or architect who meets the Secretary of the Interior's Professional Qualification Standards as established by the Code of Federal Regulation, 36 CFR Part 61. This opinion shall based on the Secretaiy of the Interior's Standards for Architectural and Engineering Documentation with Guidelines; (b) An estimate of the cost of the proposed Alteration, construction, demolition, or removal and an estimate of any additional cost that would be incurred to comply with the recommendation of the Board for changes necessary for it to be approved; (c) An estimate of the market value of the property in its current condition; after completion of the proposed Alteration, construction, demolition, or removal; after any expenditure necessary to comply with the recommendation of the Board for changes necessary for the Area Planning Commission to approve a Certificate of Appropriateness; and, in the case of a proposed demolition, after renovation of the existing structure for continued use; (d) In the case of a proposed demolition, an estimate from architects, developers, real estate consultants, appraisers, or other real estate professionals experienced in Rehabilitation as to the economic feasibility of Restoration, renovation or Rehabilitation of any existing structure or objects. This shall include tax incentives and any special funding sources, or government incentives which may be available. L. Certificate of Compatibility for Non-Contributing Elements. 1. Purpose. The construction of a new building or structure on a lot designated as a Non-Contributing Element, the replacement of existing Non-Contributing Elements, the relocation of buildings or structures not dating from the Preservation Zone's period of significance onto a lot designated as a Non-Contributing Element, and the demolition of any building or structure on a lot designated as a Non-Contributing Element, shall require a Certificate of Compatibility to assure compatibility with the character of the Preservation Zone and to assure that the construction or demolition work is undertaken in a manner that does not impair the essential form and integrity of the Historic character of its environment. An applicant not approved under Subsection J may elect to file for a Certificate of Compatibility.

36 v-/ UiVl v/x w v»nv ouivij ixivisivxix^ iiv/ii-wiiuit/wtmg i_/iviiiwiuo9 uiviuuiiig uxv relocation ^.buildings or structures dating Iron "^e Preservation Zone's period of significance _nto a lot designated as a Non-Contribw^iiig Element, are eligible for review under Conforming Work on Non-Contributors as set forth in Subsection J. The Director shall review a request, pursuant to Subsection G. and find whether the application is eligible for Conforming Work on Non- Contributors as outlined in Subsection J. or requires a Certificate of Compatibility. 2. Prohibition. No person shall construct a new building or structure on a lot designated as a Non-Contributing Element, replace any existing building or structure designated as a Non-Contributing Element or not listed in the Historic Resources Survey for the Preservation Zone or demolish any building or structure on a lot designated as a Non- Contributing Element unless a Certificate of Compatibility has been approved for that action pursuant to this section. No Certificate of Compatibility shall be approved unless the plans for construction, replacement or demolition conforms with the provisions of this section. Any approval, conditional approval, or denial shall include written findings in support. 3. Procedures For Obtaining A Certificate of Compatibility. (a) Any plan for the construction of a new building or structure on a lot designated as a Non-Contributing Element, the replacement of existing Non Contributing Elements, the relocation of buildings or structures not dating from the Preservation Zone's period of significance onto a lot designated as a Non Contributing Element, or the demolition of any building or structure on a lot designated as a Non-Contributing Element, shall be submitted, in conjunction with an application, to the Department of City Planning upon a form provided for that purpose. Upon an application being deemed complete by the Director, one copy of the application and relevant documents shall be mailed by the Department of City Planning to each Boardmember of the Preservation Zone for evaluation.. (b) Board Recommendation. After notice and hearing pursuant to Subsection M. below, the Board shall submit its recommendation to the Director as to whether the Certificate of Compatibility should be approved, conditionally approved, or disapproved within 30 days of the postmarked date of mailing of the application from the City Planning Department. In the event the Board does not submit its recommendation within 30 days, the Board shall forfeit all jurisdiction. The applicant and the Director may mutually agree in writing to a longer period of time for the Board to act. (c) Director Determination. The Director shall have the authority to approve, conditionally approve or disapprove a Certificate of Compatibility for the construction of a new building or structure on a lot designated as a Non Contributing Element, the replacement of existing Non-Contributing Elements, the relocation of buildings or structures not dating from the Preservation Zone's period of significance onto a lot designated as a Non-Contributing Element, or the demolition of any building or structure on a lot designated as a Non Contributing Element. (d) Time to Act. The Director shall render a determination on a Certificate of Compatibility within 75 days of an application being deemed complete, unless the applicant and the Director mutually consent in writing to a longer period. A

37 vviivuiwi uiv x iujwvi wumpiixj mui ui^ x xwjwxvuuvix x xcxix uy^xuv wu the ^'v Planning Commission for the Presr 4011 Zone. 5. Certificates of Compatiblity for the Demolition of Non-Contributing Elements. After notice and hearing pursuant to Subsection M. below, the Board shall submit its comments on a request to demolish a Non-Contributing Element, considering the impacts) of the demolition of the Non-Contributing Element to the essential form and integrity of the Historic character of its surrounding built environment within 30 days of the postmarked date of mailing of the application from the City Planning Department. In the event the Board does not submit its comment within 30 days, the Board shall forfeit all jurisdiction. The applicant and the Director may mutually agree in writing to a longer period of time for the Board to comment. M. Notice and Public Hearing. Before making its recommendation to approve, conditionally approve or disapprove an application pursuant to this section for a Certificate of Appropriateness or Certificate of Compatibility, the Board shall hold a public hearing on the matter. The applicant shall notify the Owners and occupants of all properties abutting, across the street or alley from, or having a common comer with the subject property at least ten days prior to the date of the hearing. Notice of the public hearing shall be posted by the applicant in a conspicuous place on the subject property at least ten days prior to the date of the public hearing. (1) A copy of the Board's recommendation pursuant to Subsection K.3.(b) regarding a Certificate of Appropriateness or Subsection L.3.(b) regarding a Certificate of Compatibility shall be sent to the Director. (2) A copy of the final determination by the Director, or Area Planning Commission shall be mailed to the Board, to the Cultural Heritage Commission, to the applicant, and to other interested parties. N. Appeals. For any application for a Certificate of Appropriateness pursuant to Subsection K. or a Certificate of Compatibility pursuant to Subsection L., the action of the Director or the Area Planning Commission shall be deemed to be final unless appealed. No Certificate of Appropriateness or Certificate of Compatibility, shall be deemed approved or issued until the time period for appeal has expired. (1) Commission. An initial decision of the Director is appealable to the Area Planning (2) An initial decision by the Area Planning Commission is appealable to the City Council. An appeal may be filed by the applicant or any aggrieved party. An appeal may also be filed by the Mayor or a member of the City Council. Unless a Board member is an applicant, he or she may not appeal any initial decision of the Director or Area Planning Commission as it pertains to this section. An appeal shall be filed at the public counter of the Planning Department within 15 days of the date of the decision to approve, conditionally approve, or disapprove the application for Certificate of Appropriateness or Certificate of Compatibility. The appeal shall set forth specifically how the petitioner believes the findings and decision are in error. An appeal shall be filed in triplicate, and the Planning Department shall forward a copy to the Board and the Cultural Heritage Commission. The appellate body may grant, conditionally grant or deny the appeal. Before acting on any appeal, the appellate body shall set the matter for hearing, giving a minimum of 15 days notice to the applicant, the appellant, the Cultural Heritage Commission, the relevant Board and any other interested parties of record. The failure

38

39 EXHIBIT 3

40 J c_ 7. ' 5sj 8 ssias wfeia COo C CO <* '4' «R W '«:W~ f:-." '*jv^s** r f si SWT4 or *asse^ r ^ feisa4«rihg igmw k ; >:&: jfe* J2- fv-ni. i. v,-).'^ ' A- *\ =.v s P I g ^ g S B g» s f e r f i«w. * * fe ^ a g i c o r v» d»ii*- ' >' rat! # 1* u *l i f*t idfe* Sm : < vi tt -<«^ -r ^ <><- Ms ; MT4M ^''r.,si «v ft r< * J y g, r t f * a~e : ;- M-Ji- *Vw SBM ill i a s fc-'vs aw,.-' -laffi.-t: i -1 >,*n - 5. /# i«>.: : lirtfff ;- «< i>»wn Wm 'iuv '%.? f»»«*- GO CO «a >1,j,-l i p nl i)i i M.,W i. mtf" ; aow-hl? «Irt-jJ' n t;fn ' '- '-Vfvjis Wfl &m t>i ftkff/t -..., < ""li :-u T *» J *s *wy*l$p;t.i* e&isbm!*' ': " ' ^ j is1*-!-:.- i!;'' k-*i m t» H <p iekf*w 4 a.. tit ^ ml? - -, ii i,*!*1. ^ ; 1 '» * :. 1 s. <> f *& * f. *# V* c.. r^ ^ o 1 f; v 4**,/ q w w v s m m A <fl«v i * *w i4 r 1'! #! I «* y! Ufn: fly. Iv. t l ^. rfir ^ '^v *.! S! *-.!. ( -* \ :-v' I'*. f.vi'i C [ ;J r < *1k <ji<ji. VJIit*t < i n n p!, -. v >>»»*-: < m u»*» 7it* t ; 'IS' tji i: s: * m 1' *. W -njl **< plisn.ipfe'v 1' r»" t 'y's&hm&l ro e. f t ilia c - M.,. <n ; *pt be e i v m <5* v.(» f - -. v is i ^ * t" - IS' «nvs wfia&is.. msm 8 A 3: r9>n«s>y>» *1..'J! Ill H! '». (it* R ^, 1A *«i r V- S,MM vr t' *? it ' U * tii,i n * VO «> if Mr \ *) t* ***. t * '}$[ M tr:.. ~i >*it *!.*-A'****?Ii. v m : K*tV w s*.(u.., y - ; j -1 ' :.! 0 3 BBfiilv ss ii _ i % Spilllfel «<#** rv-.'i; I IS?,- M! l ocrrmf Mtfw, % t i H, a it V* 0 > rag: &&«... K K'X.-Ji m w U ip m & W <kl «. i I 1 <; I- SH, Mi feffc mr m m (MSB i/ HPOZs M P-1 City of Los Angeles Adopted October 20, 2010

41 Jun :34a 9 P-2 Preservation Plan Chapter 1 Mission Statement The principal purpose of the Preservation Plan is to maintain, enhance and preserve ttie historic integrity, sense of place and aesthetic appearance of the three HPOZs and to preserve for future generations their historic architectural character and integrity. The HPOZs and Preservation Plan shall accomplish these by: Providing clear preservation guidelines for restoration and rehabilitation of structures-, Preventing comme.rciai encroachment and preserving the residential character of the neighborhoods; «Preventing teardowns and demolition of contributing structures: Ensuring that the height, bulk, massing, lot coverage and architectural designs of both additions and infill development are compatible with the historic fabric of the neighborhoods; Providing- residents pertinent information about historic preservation philosophy, resources and opportunities: Encouraging residents to participate in the preservation process; Fostering neighborhood pride among residents and property owners: Promoting- interest in the cultural, social and architectural history of the HPOZs.

42 Jun :34a P-3 i I i Preservation Plan Chapter 2 Goals & Objectives I! GoaJ 1 Preserve The Historic Character Off The Community Objective 1.1 Safeguard the character of historic buildings and sites Objective 1.2 Recognize and protect the historic streetscape and development patterns Objective 1.3 Ensure rehabilitation and new construction within the district complements the historic fabwc Objective 1.4 Recognize that the preservation of the character of the district as a whole takes precedence ever the treatment of individual structures or sites Objective 1.5 Encourage new construction and design that is differentiated from the historic elements, that is responsive and sympathetic tc its historic context and is compatible with historic materials, design features, size, scale, proportion and massing Goal 2 Preserve The Historic Streetscape Objective 2.1 Encourage and maintain traditional front yards Objective 2.2 Promote retention of historic landscape features Goal 3 Preserve The Historic Appearance Of Residential Structures Objective 3.1 Encourage retention of significant architectural features Objective 3.2 Ensure that maintenance, repair and restoration are historically and stylistically appropriate Goal 4 Achieve Widespread Public Awareness And Involvement In Historic Preservation Throughout The HPOZ Objective 4.1 Keep local residents, the preservation community, the general public and decision makers informed about, historic preservation issues and initiatives, and facilitate public access to this information Objective 4.2 Incr ease public knowledge about how preservation programs and practices may be used to preserve historic properties ana enhance the quality of life and promote public participation in the HPOZ review process Objective 4.3 Inform the public and preservation community about effective preservation techniques and resources Goal 5 Assist In The Effective implementation Of The HPOZ Ordinance Objective 5.1 Facilitate fair, impartial and appropriate decisions regarding proposed projects with this Plan Objective 5.2 Educate and inform the HPOZ coraimmities about the benefits cf historic preservation Objective 5.3 Create an information resource to educate the public about the architectural styles found within the HPOZs and provide information that will assist, in the maintenance, restoration and repair of these structures Objective 5,4 Promote citizen involvement and participation in the HPOZs project review process Objective 5.5 Work with the City of Los Angeles Planning Department, the Department, ol'building and Safety, Los Angeles Department of Transportation, and the City- of Los Angeles Housing Department to improve enforceme.nt of the HPOZ ordinance Objective 5.6 Enhance understanding of the HPOZ ordinance among city agencies, including the local Council Office and neighborhood groups /

43 Jun :34a \ P-4» i i! 5 Preservation Plan Chapter 3 Function of the Plan ) I > l 3.1 Role of the Preservation Plan This Preservation Plan is a City Planning Commission approved document which governs the Country Club Park, WilsMre Park, and Windsor Village Historic Preservation Overlay Zones (HPOZ). The plan, through its design guidelines, as well as its goals and objectives, aims to create a clear and predictable set of expectations as to the design and review of proposed projects within the district. This plan lias been prepared specifically for these HPOZs to clarify and elaborate upon the review criteria established under the HPOZ Ordinance. The Country Club Park, Wilshire Park, and Windsor Village Preservation Plan serves as an implementation tool of the Wilshire Community Plan (a part, of the land use element of the City s General Plan). HPOZs and their Preservation Plans are one of many types-o overlay districts, policies, and programs that serve to advance the goals C-i. nd objectives ox the Community Plan. The Country'Club Park, Wilshire Park, and Windsor Village Preservation Plan outlines design guidelines for the rehabilitation and restoration of structures, natural features, landscape and the public realm including streets, parks, street trees, and other types of development within the HPOZs. The Preservation Plan also serves as an educational tool for both existing and potential property' owners, residents, and investors and will be used by the general public to learn mere about the HPOZs. The Preservation Plan is to be made available to property owners and residents within the Country Club Park, Wilshire Park, and Windsor Village HPOZs, and should be reviewed by the Board every two years. The Country Club Park, Wilshire Park, and Windsor Village HPOZ Board will make recommendations and decisions based on this document. Similarly, the Department of City Planning will use this document as the basis for its determinations, The Preservation Plan articulates the community s vision and goals regarding the HPOZ by setting clear guidelines for the development of properties within the district. The Preservation Plan will serve as a resource for property owners planning repairs or alterations as an educational tool for both existing and potential property' owners, residents, and investors, and will also be used by the general public to learn more about, the City' of Los Angeles, and its unique neighborhoods. 3.2 Role of the HPOZ Board All HPOZs in the City are administered by a local board comprised of at least five members appointed byr the Mayor, the Councilmsmber, the Cultural Heritage Commission and the Board at large. These members are appointed because they have expertise in historic preservation, architecture, real estate and construction. The HPOZ Ordinance requires that the HPOZ Board make all decisions related to maintenance, repair, restoration and minor alterations to a property' (work defined as Conforming Work ) and chat the HPOZ Board serve 9

44 Jun :35a P-5 as an advisory body to the Department of City Planning related to new construction, large additions and major alterations or rehabilitation projects. In addition to their role as a decision making body, the HPOZ Board is an educational resource with unique experience and expertise both in historic preservation practices and in the rich history of this culturally and architecturally significant neighborhood. In an effort to encourage property owners to comply with the Preservation Plan guidelines, and facilitate a streamlined review of simple restoration projects, review of many types of Conforming Work projects have been delegated by the HPOZ Soar'd to the Director of Planning. For many types of work applicants can contact Planning staff and have their projects reviewed once the appropriate application materials have been received instead of being agendized for an HPOZ Board meeting. Most types of work on a property that involve a discernable change to the structure or site. However, they will require HPOZ Board review. The list of projects that are delegated to the Director of Planning for decision are listed in Section 3.6 below. 3.3 Organization of the Preservation Plan Each Preservation Plan is required to contain seven elements: The. Mission Statement, Goals and Objectives, Function of the Plan, the Context Statement, the Historic Resources Survey. Design Guidelines, and the Preservation incentives/adaptive reuse policies located in the- Appendix. This Plan is constructed as follows: Chapter 1 - Mission Statement: Establishes the community's vision for the Preservation Plan. Chapter 2 - Goals and Objectives: States the goals for this plan and offers specific programs or actions as the means tc accomplish these goals. Chapter 3 - Function of the Plan: Reviews the role, organization, and process of the Preservation Plan. Chapter 4 - Context Statement: Outlines the history and significance of the community s development. Chapter 5 - Historic Resources Survey: Identifies all Contributing and Non-Contributing structures and includes Contributing landscaping, natural features and sites, and vacant lots. Chapter 6 - Architectural Styles: Provides an explanation of architectural styles and building types that are relevant to the neighborhood.. i 5 * * * * * <c e e Chapter 7 - Residential Rehabilitation: Provides guidelines related C to the maintenance, repair and minor rehabilitation of existing sites e and structures. 10 e

45 p.fcj m am 2fft m m m s* m * # ft ft ) \ Chapter 8: Residential Additions: Provides guidelines related to additions and secondary structures. Chapter 9: Residential In-fiJI: Provides guidelines for building new residential structures in an HPOZ. Chapter 10: Public Realm: Provides guidelines related to public spaces, parks and streets. Chapter 11: Definitions: Provides definitions for the various technical and architectural terms used throughout this document. An appendix of ether useful information is found at the back of this Plan. This appendix includes a compilation of preservation incentives and adaptive reuse policies, process charts, and the HPOZ Ordinance. Preservation Plan 3.4 Process Overview The Historic Preservation Overlay Zone has different review processes for different types of project review within the HPOZ. For mere information on which review type is appropriate for a certain project, contact staff at the Department of City Planning. Certificate of Appropriateness: A Certificate of Appropriateness (COA) is required when significant work is proposed for a Contributing element in the HPOZ. A COA requires that a formal application be filed with the Department of City Planning. The HPOZ Board will conduct a public hearing and submit a recommendation to the Director of Planning, who will also consider input from the Cultural Heritage Commission regarding the project. Certificate of Compatibility: A Certificate of Compatibility (CCMP) is required for the: review of new construction on vacant lots or on lots where a Non-contributor is proposed for demolition. A CCMP also requires that a formal application be filed with the Department of City Planning. The HPOZ Board will conduct a public hearing and submit a recommendation to the Director of Planning. Conforming Work on Contributing Elements: Conforming Work on a Contributing Element (CWC) is a more expedient review process limited to restoration, demolition in response to a natural disaster, maintenance and repair, and minor alterations chat do not result, in a diseernable change to the structure. Some CWC projects may be simply reviewed by Planning staff while others will still require review by the HPOZ Board; see Section 3.5 for more information. Conforming Work on Non-contributing Elements: Conforming Work on a Non-contributing Element (CWNC) is a review process for work on Non-contributing properties that does not involve demolition of a structure or construction of a new building on a vacant lot. 11

46 Jun :36a \ w P-7 Preservation Plan Chapter 9 Residential Infill > > I > \ 9.1 introduction "Infill* is the process of building a new structure an a vacant site within ait existing neighborhood. These Infill guidelines are also applicable to the review' of alterations to structures or sites within the HPOZ that are Non-Contributing as identified in the Historic Resource Survey, These Residential Infill Guidelines are intended for the use of residential property owners planning new structures on vacant sites or alterations to Non-Contributing structures or sites within the HPOZ. These guidelines help ensure that such new' construction and alterations recognize and are sensitive to their historic context. Non-Contributing structures are those structures, landscapes, natural features, or sites identified as Non-Contributing in the Historic Resources Survey for this HPOZ. Generally, Non-Contributing structures are those that ha ve been built outside of the historic period of significance of the HPOZ, or are those that were built within that period but no longer retain the features (due to subsequent alterations) that identify them as belonging to that period. The historic period of significance of the HPOZ is usually the time period in which the majority c construction in the area occurred. The Residential Infill Guidelines are divided into six (6) sections, each covering a building design element. Elements from all sections will be important when planning or evaluating proposed new construction or alterations to existing non-contributing structures or sites. The Residential Infill of the guidelines should be used in the planning and review of most projects involving new structures in residential areas. They are also intended for use in the planning and review of projects for structures in areas that were originally built as residential areas which have since been converted to commercial use. 9.2 The Design Approach In addition to following these guidelines, successful new construction shail take cues from its context and surroundings. One of the first steps in designing a new building within an historic district is to look 'at other buildings on the block, and other similar buildings in the neighborhood. In general, new construction should not try to exactly replicate the style of the surrounding historic structures. However, it is important that the design of new construction in an historic district be consistent with the design of surrounding historic structures and sites. Design elements that are usually important in establishing this consistency include orientation on a site: massing and scale: roof form; materials and the patterns of doors and windows. Most HPOZs have stood the test of time because they contain structures that are designed and constructed with a high level of design integrity and quality of workmanship. Consequentially, new structures within 83

47 UUII IO <-f UU.OUca P-8 the HPOZ should strive to integrate the highest and best design and construction practices while integrating such elements into a program that is well suited for the historic context. \ \ (» l 1 I Single Family Housing T Different architectural styles- or types generally exhibit common as- S architectural design elements. Therefore, if you are considering a.>! M m project that involves new construction on a vacant lot, the first step in designing a new building is to determine what style elements % 4s- are present in other building on the block. If the existing buildings are all of the same or similar styles, common design themes should emerge. Do the majority of structures on your street have large front porches? Parapet roofs? Wood cladding? The Residential Infill Guidelines that follow point out various design elements that need special attention to insure that new construction is compatible with the historic streetscaps. Contemporary designs for new in-fill construction are not necessarily discouraged within the HPOZ. Most importantly, each project should respond to its surrounding context, and help to create a seamless transition from architectural style to architectural style and from building type to building type. Multi-family Housing *ar i Many HPOZs contain multi-family structures that were constructed 1» ; n E 0 r. 38 fs, a during their Period of Significance. These may include a variety of : E23 j* 'I i building types, including large apartment buildings, garden-style *! n Jkf][ apartment buildings, bungalow courts, or secondary dwelling units in L U D a rear yard. In some instances, single family homes ivere divided into K boarding houses or apartments during the Period of Significance, and those modifications may have historical significance. Other HPOZs I would have originally consis ted of single family homes, but beyond the % Period of Significance, land use patterns and zoning regulations mayhave allowed for multi-family uses. Houses may have been converted to multi-family residences, or newer apartment or condo buildings may have been constructed. In any event, when a multi-family residential project is proposed in an HPOZ the project should follow the Residential «.!*& & r?sk r_ V m 25$ Si «b: Infill Guidelines contained in this section. The In-Fill Guidelines contain T&%35* It I f tag! wm. wm examples of several rr.ultii'amily building types and architectural styles 'g ;zie that may- be compatible with the HPOZ. When possible, applicants 1 should pay close attention to what types of multi-family structures existed in the HPOZ during the Period of Significance. * IS,. The Residential Duplex/Triplex/Fourpfex In the period when many of Los Angeles HPOZs developed, low density multi-family structures in residential neighborhoods often wore developed in the same architectural styles and with similar it 84 It

48 jun ics 14 ub:a/a P-9 Preservation Plan I i Guidelines for building in toe Courtyard Apartment form: 1. New Courtyard Apartment structures should reflect the scale of surrounding historic residential structures. i. Structures should be arranged on their lots in an L or U shape around a central courtyard which is open to the street. 3. Lower scare structures may have individual exterior entryways for each unit.. These entryways should each be marked by its own porch. Common balconies or porches spanning more than two entryways are discouraged. 4. The central courtyard area should be extensively landscaped. Water features and fountains are encouraged. 5. The architectural style and materials of the new structure should reflect an architectural style appropriate to the surrounding historic area.. 6. Parking areas should be located to the rear or beneath the structure. i 9.3 Setting, Location and Site Design I n0jc t The site design of an historic structure is an essential part of its XJ.. m character. Further, the spacing and location of historic structures within m r 1 IL an historic neighborhood usually establishes a rhythm that is essential &1E- > to the character of the neighborhood. While each individual house m within an HPOZ may not be architecturally significant in its own right, m m the grouping of houses, with uniform setbacks and street features, give the neighborhood a strong sense of place that is indeed significant. The ills early designers and builders of the HPOZ considered the screetscape. M setbacks, drives, walks, retaining walls, and the way a structure itself m t sits on its, lot in relation so others on the street. The purpose of this is n to provide guidelines that ensure that new construction visible from I the street respects and complements the existing historic streetscape. I Traditionally, residential structures were sited on their lots in a way that emphasized a progression of public to private spaces: public streets, planting strips (c-r parkways), sidewalks, front yard and front walks, porches and, finally, the private space of an individual home. Nearly all historic residential structures were designed to present their face to the street, and not to a side or rear yard. This paradigm dictated that spaces such as living rooms, dining rooms and parlors were generally found at. the front of houses whereas spaces such as kitchens, service areas and detached garages were found at. the rear. Common setbacks in the front and side yards and appropriate floor-planning helped ensure, these, orderly progressions. Preservation of these progressions is essential to the preservation of the historic residential character of structures and neighborhoods. M.**u m ev trie setting Is cha-acte-iied By s transition fror-i publicio private space. 87

49 i f vv.uua p.iu mr ft * Wfif- I test j-, I5&. New houses shoujci replicate -.he basic c-.'iantatio.n snd snargs'ne xof uses on trie ;ol Garages iscaled m tne front are irappropriate. Guidelines 1. New residential structures should be placed on their lots to harmonize with the existing historic setbacks of the block on which "they-a re "located! The depth of the front and side yards should be preserved, consistent with other structures on the same block face. 2. A progression of public to private spaces from the street to the residence should be maintained. One method of achieving this goal is to maintain the use of a porch to create a transitional space from public to private. 3. Historic topography and continuity of grade between properties should he maintained. 4. Attached garages are generally inappropriate; detached garages are preferred. Garages should be located to the rear of the property. 5. Parking areas should be located to rear of a structure. Designation of parking spaces within a front yard area is generally inappropriate 6. Front and side yai-d areas should be largely dedicated to planting areas. Large expanses of concrete, and parking areas are inappropriate. f *3:V.ri22*$z?: TO m kfcsc 3*5 pc «$ A mm Si 7. The lot coverage proposed for an in-fill project should be substantially consistent with the lot coverage of nearby Contributor properties. 9.4 Massing and Orientation The height, and massing of historic structures in an intact historic neighborhood is most often fairly uniform along a block face. Nearly all historic residential structures were designed to present their face to the street, and not to a side or rear yard. The purpose of this is to ensure that the scale, height, bulk, and massing of new construction visible from the street is compatible with the existing context of historic structures and the neighborhood as a whole. 1 rjgjg; tf&wsti m & Guidelines 1. New residential structures should harmonize in scale and massing with the existing historic structures in surrounding blocks. For Instance, a 2.5 story structure should not be built in a block largely occupied by single-story bungalows. S8.?4pi Houses of varying styles ana periods may co-e* st hsrnpniolsly ay v rtue o'" their similar massing and orientation. 2-. When found to be appropriate, new structures that will be larger than them neighbors should be designed in modules, with the greater part of the mass located away from the mam facade to minimize the perceived bulk of the structure..* t \ \ 1 I

50 jun u»:3ya p.11 Preservation Plan B t 'is. New residential structures should present their front door and major architectural facades to the primary street and net to the side or rear yard. V *3 In some cases or. comer lots, a corner entryway between two defining 1 architectural facades may be appropriate. 1 o. A progression of public to private spaces in the front yard is encouraged. One method of achieving this goal is through the use of a porch to define the primary entryway. 1 rntesskts, Kir 53 T The jfi-fij. example shown here ignores massing, entrance orientation end setbacks of its neighbors. 9.5 Roof Forms It is often true that the structures on one block of an historic neighborhood share a common architectural style. This common style frequently is articulated by a common roof form, which helps establish a common character for the block. The purpose of this is to encourage traditional roof forms on infill houses in order to help maintain a common character for the area.. t..? r\ Kate 1 I I > I > I l I I Guidelines 1. New residential structures should echo the roof forms of the surrounding historic structures. For instance, if the majority of structures along a particular street, utilize front-facing gabls-ends, the in-fill structure should likewise utilize a gable-end. Where a diversity of roof forms exist on a street, a predominant form should be used. It would be inappropriate to introduce a. new roof form that is not present- o:i the street. 9 Roofing materials should appear similar to those used traditionally in surrounding historic residential structures. If modern materials are to be used, such materials should be simple and innocuous. 3. Dormers, and other roof features on new construction should echo the size and placement of such features or. historic structures within the HPOZ. 4. In HPOZs where roof edge details, such as corbels, rafter tails, cr decorative vergeboards are common, new construction should incorporate roof edge details which echo these traditional details in a simplified form. The in-fill example shewn bare ignores tie complex gable patterns o* its neighbors. Tnis st'eer presents a consistent roop pattern Mat should be rec.fcated an new construction. m i \ i 89

51 jun IP 14 Ub:4Ua p.12 1 NT 9.6 Openings j The pattern of windows, doors, and other openings on the facades of an historic structure strongly define the character of the structure s design. These openings define character through their shape, size, construction, facade arrangement, materials, and profile. Repetition of these patterns in the many historic structures of an historic district helps to define the distinctive historic character of the area. It is i important, therefore, that new construction in these areas reflect these basic historic design patterns.??, Though aiffe e.rjr. style, this house's deep, and vertioa open ngs heio it to b end wit'* its neighbors. SiM -fe j ;- SnSar S* islfc-i' worst" HIM % Guidelines 1. New construction should have a similar facade solid-to-voic! ratio to those found in surrounding historic structures. 2. New construction should use similar window groupings and alignments to those on surrounding historic structures. 3. Windows should be similar in shape and scale to these found in surrounding historic structures. 1. Windows should appear similar in materials and construction to those found in surrounding historic structures. 2. Dormers should be similar in scale to those found on existing historic structures in the area. 3. Main entryways should be configured and emphasized similarly to those on surrounding structures. Attention should be paid to design similarities such as symmetry, depth, and the use of architectural features such as pediments, crowns, porches, etc. 4. Entrance enclosures, such as porches, porte-cocheres and overhangs should be used when similar features are widely used within the neighborhood. BJi mu m < 9.7 Materials and Details HH ( ML Traditionally, the materials used to form the major facades of a residential structure were intended to work in harmony with the architectural t SUB ft detail of the building to present a unified architectural style. Often. a : this style is repeated with subtle variations on many structures within an historic district. It is essential that new construction within an ( historic area reflect the character of the area by reflecting the palette of materials and design details historically present in the neighborhood. i 90 Fi-sti. f-ameiess. ard oddy arranged windows may ze ir.apprcp,'iate on a new rouse. t I ( I

52 Jun :41a p.13 Preservation Plan Guidelines ^ 1. New construction should incorporate materials similar to those used traditionally in historic structures in the area. If most, houses within a neighborhood are wood clapboard, an in-fill house that is entirely stucco is generally inappropriate. Z-I r W.SEa ih ~ ~ 2. Materials used in new construction should be in units similar in scale to those used historically. For instance, bricks or masonry units should he of the same size as those used historically. 3. Architectural details such a newel posts, porch columns, rafter tails, etc., should echo, but not. exactly imitate, architectural derails on surrounding historic structures. Special attention should be paid tc scale and arrangement, and. to a lesser extent, detail. 4. Use of simplified versions of traditional architectural details is encouraged. i Gaudy arts corjectute.i features can cause a house to stand out other than tins compatibiity with a nisto'ic neighborhood o. If the integration of modern building materials, not present during the Period of Significance, is found to be appropriate, such materials should be subtly used and appear visually innocuous in comparison to surrounding historic structures. 9.8 Relocating Historic Structures Purpose And Intent In most cases, the proposed relocation of an historic structure to a location within an historic district should be evaluated in much the same way as a proposed new infill construction project. There are, however, several additional considerations that should be taken into account when evaluating this type of project tc ensure that the historic importance of both the structure to be moved and the district in which it will be relocated are preserved. V -.rut. - --mm, E A %'-* Though innovative ana interesting, the meteriate o-i this home sc not 'eiaie tc those Lsed ih.*3 sum*jnerng$. Guidelines 1. If feasible, relocation of a structure within its original neighborhood is strongly preferred Relocation of the structure to a lot similar in size and topography to the original is strongly preferred. Generally, the structure to be relocated should be similar in age, style, massing, and size to existing historic structures on the block front on which it will be placet:. The structure to be relocated should be placed on its new lot in the same orientation and with the same setbacks to the street as its placement on its original lot. This homa is bairg relocated to an HPOZ in Pico-Jrion. 91

53

54 EXHIBIT 4 k

55 . r. spr-... T ' ' ORDtN'ASCa NO. l rtuc L Y a6s1$3 ut An 'ordinance amending Seccion 12.01'of eh* Lo* Angel** Municipal Code'bv'amending ch* coning up. ; - THn PEOPLE OF THE CITY Of LOS ASCE.ES 00 ORDAIN, AS FOLLOWS: Sectlha 1. Section of ch* Los Ang«l*» Municipal Cad* 1* hereby amended by changing ch* cones and con* boundaries ihewn upon a portion of ch* ton* nap attached thereto' and Bad* a pare of Article 2. Chapter 1, of che Los Angel** Municipal Code. eo that each portion of ch* coning up shall' he ** follow*: - ' /19, /. _ (7 UKUlMMik NO. 2 ZONE CHANCE ORDINANCE SHEET a C.P.C. NO. &9 - oc.c.9. T t jpi.published DATE EFFECTIVE DATE 9-1&-92. * ti /ft/ V?- / / n D.M.-C.M. M. aa& / /!f $ f / t.. (* 'f* t t l 1Y, s / i i./ PLATTED 0 s. 0 A i * r* ft / J.3 i > Or *3 7 ft / o ) ft.0 ft I o ft l? / f ft. I / & / / ft'// ft / <e / /*»/ X 1 s* / / N. *5 ft / / ft/ \ / / J"' a I < ^ / / / / / / '^7 / i / O ' "7^ #- 'O/ '' / 5 * a F. ^ * v-- *7 <1 r. N/ /*/ - '#/ (7) NE LY LINE OF.LOT 80. TR 2839 (5) NW LY LINE OF LOTS «9-T3 8 NE'LY LINE -f) OF.LOT 73. TR 2839 : 7 NE LY.LINE OF. LOTS a NW LY UNE i, OF LOT 36,TR 2839 i SW'LY LINE OF LOT 2. TR J (?) NW'LT LINE 0^ LOTS a ne'ly line OF L0,T \4OiTR ie5s'v\ ' NE'LY LINE OF LOT 5, TR i«3' * * tu Fe o t / / >,. V 1-5 * 'F DATE PLATTED >2 Z.M. NO.. PLATTED BY, >,. DATE PLATTED. trj7*o»-c a he;ly uhe of lot «s.t» itr 0«*i» L.NE 0FL8 LOT I ' LY LINE OF LOTS *a-»t.tr ZB3S ^wnw'lytljne of LOTS 23-SI.tr *»* FiTs i*ti LINE OF LOT 22. TR IS59. # KW*LT UNE OF LOTS IT-22.8LN la.houlevaho HECHTS S LOTS 2-7. BUt «. SOULEVARO NERHTS * /W 9 A'- '? ' NW LY UNE OF LOTS 7-18, BLK ULEVAR0 PCIGHTS. t /*! / / \ j >. O / /,» *>.! c:! I isft t / i 9 t. / / / i 9 9 gl: w. g?4;j0658irzc:/( pa $ / * / / ' / t t *0 i 0 0 / / $ wf *>< t "l? «* r 4/ ( / «/ j.' sjlv,v,» 'p ^ /#/ O^ x. / O / / <r O / / / t t / / a / / t / -t / f t to? f <0/ un / / /» / / or' n / / so C5 / / / s/ 7 / < / f / / F w % / /,s / 1 / 4\ / / F / d / 1 M / f t 'I / 0* 5(7' DM OG/^ 0 #9 * <yn OO FCCT«' *200 fj*,'5f- «r t-cpc 89-Q658-ZC'/Pfl n «L *»

56 k V pagejl-ts. of-jl ZO/Vf ORMANCrW. - /.*, / 0 M/IM SHEET. - i ft ^ Jfc. 7 t Pomanant (Q) Qualified Conditions * y* jctlon 2, Pursuant to Section 12.32K of the Los 'Angeles Municipal code the allowing limitations are hereby imposed upon the use of that property shown action*! hereof Which is subject to the *Q* Qualified Classification.....Covenantt Prior to the issuance of *ny'permits relative to -this setter, an t ( ''agreement concerning all the information contained in these conditions ' shall be recorded in the County Recorder's Office. The agreement shall cun w'lth the land and shall be binding on any subsequent owners, heirs or ' ' assign*, further, the agreement must be submitted to the Pleasing Department for approval before being recorded. After recordation, a copy «bearing the Recorder s number and date must be given bo the City Planning Department* for' attachment to the subject file.. «Eliding Heights? No building or structure located on the subject property' ' shall exeeed 35 feet in height, at defined by Municipal Code section #» ' - 'Building Massi for any building facade greater than forty (40) feet in/-}* length, articulation shall, be required for every thirty (30) feet. Minimum'']) depth of modulation of the facade shall be five (5) feet. t-'. 8.1eont.» >iadi.cnc _to.inalfr- t.mlivl t Abov, eh, fine floor th.ro «hau.!$ be no belcon'ies which, have a line of1 sight to any adjacent existing# single-family, use, unless the latter is the last such, use among abutting2*! properties and such, properties, are designated for multi-family or lesi) restrictive ueee by the General Plan.... ' * ' '' - -jsvv'%.1 3 b-. Ccxasoa usable Open Space: Each common usable open space *rea shall ~ ' have' a' total area.of at loaat 400 aquar* feat and ehau have an average width of 20 feat with-no width less than 15 feat at any point, ' * Recreation rooms at least 600 aquara feat in area may qualify * common open apses, but shall not exceed more than 25-percent of total open apace required. ) Common open space, areas shell incorporate recreational amenities such as swimming pools, spas, picnic tables, benches. tot lets, bell courts, barbecue areas, sitting areas etc. to the satisfaction of the. Department.of City Planning. (Note: amenities that east the Department of Recreation and Parks specification* pursuant to Section F LAKC asy be.credited against.fees required under- Section.of the LAMC) * 1 A minimum of SO percent of the common usable open epace arses shall be plantod, in ground cover, shrubs or tress end shall include_ at least one 24-inch box tree for* every three dwelling units (Trees shall be planted within open apace arses).* An automatic irrigation system ehsll be provided for all required landscaped areas. Landscaped areas located on top of a parking garage or dsek shell be contained within permanent planters at least 30 inches in d.pth {lj inches for lewn/ground cover) and properly drained. * i c. Nolee impact Mitigation* Active recreational uses, such as swimming pools end barbecue areas,,shall not b* located Lnroediatsly adjacent to residential usee, to the satisfaction of the Department of City Planning.»?. Energy Conservations Prior to the construction of any project, the' ( * >» Department of water and Power and', the Southern California Ges Company, B. Parkinot1 The location of parking areas shell be arranged and located shall be consulted regarding feasible energy conservation featuras «hicn~' in areas which will not be detrimental to residents of adjacent can be incorporated into the design of the project.' r'* r properties. Tend parking may be used only for the spaces which are* V ;.assigned end designated for a single residential unit...graffiti Removal and Deterrence* The owners and all successors shallw. ^ * acknowledge applicability of the graffiti "removal1 and deterrence1' 9., Parking - Residential! (Applies only. to area* outside of the Park Mile requirements' of the Municipal.Code to this project as contained In Specific.Plan Area)/ Any multiple residential use of the subject property Sections 91.BlQl(f), ,1 and (e)/ particularly with regard teyi shell provide for resident parking on the subject. property as. required by. the following:.+ 4 i. J f' lj,. Municipal Code Section A.4 or, any 'amendment thereto and guest l < s* e. hi perking at a ratio of at least one-quarter epace per rental dwelling unit The first nine feet of exterior walls and doors, measured from gradfl}< eiuu one-helf1 space per condominium dwelling unit In excess of that '.. * * and ell of any walla enclosing the property shall be built ang;i) required. by the Municipal Code. Any = designated, guest.'parking-shall,, b*. maintained with a graffiti resistant1 finish consisting-of either j»?1-f -clearly identified and readily accessible to guests'?&t the'project. * b. hard, -smooth, impermeable surface such as ceramic- tile, baked enaa«\.^ or a renewable coating of an approved, anti-graffiti material or pi*; combination of both'(s*c (e)) and,. I * '*' v >. '. The period for compliance with a graffiti rexooval order issued by thc*{, Building and safety Department>l*US days following which period with*; failure to perform/ the City or its* contractor is empowered to enter^ upon the pri iaes to remove such graffiti with costs accruing to thfc. owner ( ) and ; jk e. tf The period for compliancs with s subsequent order for s subsequent, -,. 'occurrence is three days (91.B904.1B). v, H 4- d. ; In addition to s, b and c above, exterior walls of new residential^ buildings of other than glass may be covered with clinging vines,! screened, by oleander trees or similar vegetation capable of covering..or, screening, entire walla up to the height of at least 9 feet,! / * excluding windows and signs.». \ J. II } > i f.- Ooep Soace: A minimum of 100 square fast of-usable open space shall be I provided for each dwelling unit; Parking areas, driveways, front yard j ^setback areas and rooftops shall not be included sa open apses. To be i 11. considered as usable open specs the project shall meet the following criteria:. * 3 a.. 'Private Open Spacet patios and yards (located at ground Isvsl or the "1 7first habitable room Level) which ars\part of a single dwelling unit and are enclosed by solid screen material at least four feet in ^ wheight say be included as usable open.space provided said areas h*vej ' a horisontal dimension of at least eight feet and contain a total j. v area of not less than ISO square feet. >.,.. ^ ii 11 ri ii "EIn Parking.'l-JSuest: (Applies. eeiy^eo, areas outsidaof -thepark^kllaspecific \ ' Plan Area)., Guest parking* siqns^ shall be clearly, posted <^ac building' entrsncea^the" sigh's'ihallbe inmarge, easy to read''lettering and shall -indicate the.general location of guest parking. Sign wording shall be'eo * the satisfaction. of the Planning Department and shall indicate the number of reserved guest perking spaces. If'any guest parking is located behind ' security gates, the/following shall apply* -. (a) A remote, electronic, gats opening system, shell be.installed so. r that the security gate can be opened from each* residential unit - served by the secured guest perking;. 7 (b) An electronic-intercommunication system shall be inetalled. The...- system* shell be readily accessible to the.drivers of guest.vehicles and to the units served by the secured guest parking; -* (c) 1 The security gate shell be set back at least 16 feet from the public right of way so as to provide s waiting ares for guest / * vehicles' and' to 'prohibit blockage or Interference with the public right of way by waiting guest vehicles}... (d)r Alternatives to* the provisions of this condition may be approved by the Planning Department provided chat the 'Intent of iesdlly.. accessible guest parking 'facilities and no interference with the < public right of way %la*assured. ' Parking - Feast fees for required perking may be included in th# rental, lease or comparable fees charged tenants,of any multiple family project. Mo additional fees may be charged for perking or required gueet parking. 12. yarklnn_ Level sqpeenlnat Any portion of! a parking level, which exceed# grade shall be screened from the view of public right-of-way by landscape features including trees* shrubbery, plaster boxee end berms at least three feet in height. Any plaster box or berm shell not be used to add to the height of a structure Plans* Prior to the Issuance of building permits, detailed development plans. Including a complete landscape plan, and irrigation plan, shall be eubeitted to the satiefaccion of the Planning Department.... i i ur jv au! i

57 * *) PAGE.3. ^ OF^jJL ZONE CHANGE ORDINANCE SHEET \ i i IX -t 14 SS&feftfiKftt Ail now buildinge on Plymouth Boulevard northerly of 6th street. ahall obaerve a oinimua setback of 35 feet. 4 15* ttfifl TjCBtlr Street trees shall be planted.at a ratio of at least one for b. every BOO square feet of lot area not utilised for buildinge. Street trees shall not * be pruned or shaped in any manner that is inconsistent with the natural form and habit of the tree* except to tho extent necessary to maintain its strength and vigor* for the roaoval of unsafe or'diseased branches and for other aspects of public safety. n c. 16. Trash, and Other gf. Or 89ft' Open areas devoted to trash storags or othsr t \ storage shall not be located adjacent to a residential use or shall be \ buffered so as not to result in' noise* odor or debris impacts on any l d. adjacent residential use. *. n IT. SlU*i Bxcpc vh.r. prohibited by liw, aoud decorative uionfy block ' * oiniaua of 6 CHt in h9i9at.-sh.lx b. constructed along any * property l in. between th. subject property and any adjoining property containing a alngle-fsally roeldentiei uaa. if no auch nil air.ady axiata.'i' along.aid property lina. Thorn' ahaii b«- no openings,.xc.pt for a... is. t f * 4 renewable eoating of an approved, anti-graffiti materiel or 4 combination of both (Sec (e) 1. «. The period for compliance with 4 graffiti removal order issued by ths Building and Safety Department ia IS daya following which period with failure to perform. tha City or ita contractor ia empowered to enter upon the premises to jrsoove auch graffiti with coata accruing to tlw owner ( ). * The period for* compliance with a subsequent! order for a subsequent occurrence ia three deys ( iB). V ' In addition-to a* b and c above* exterior walls of new residsntiai buildings of. othsr > than glass may be covered^ with clinging vines, screened by oleander trees or similar vegetation capable of coverin' or screening entire walls up to the height of at least 9 feet. xcludlng windows and signs. r,i * lackabla gata provided for.landscape aaintananea work ot as ay bo. " required by th. Municipal Coda. A wall in not rnqulrnd along any. property linn with nn adjoining ciiltl-faaliy residential use...,..,, v I hereby certify thai the foregoing ordinanc. was pusied ~ ytttr Conittvit tani Dep.rta.nt of Hater and Power shall ha consulted^?.rt». a.e.i.c,n itc»r fulu 18 9SZ regarding feasible water consecution feature, which can be Incorporated5., City 01 LOS AllgeiCa. «ll *15 itie. mg in the design of any project. _ ;i * 19. Xerisctps:. Maintenance of landscaping shall be in.compliance with Ordinance No. 163*562 which imposes numerous water conservation measursn in landscape installation and eaintenenea.. t PXRMAWXNT TO J QUALIFIED C0ND1TX0HS.. (Q. P tone i * 1 > ' pursuant to Section 12.32K of the Los hngllso Municipal Code and the amendments thereto* the following limitations are hereby imposed upon the uee of that property in the 9 tone which is subject to ttie (Q) Qualified Claaeiflcation. i* -,. * s Sec The Ciiv Clerk shall certify to ihe passage of.this ordinance and cause ihe same to be published in some daily newspaper prime.! and published in the City of Los Angeles.. V Approved... ;augtb''1'592' 1. covenant* Prior,to.the issuance of any permlta relative to this matter* an sgr nt concerning all, the information contained in these conditions K,shall be recorded in the County Recorder's office. The agr JAMES K. HAHN* City Attorney, nt shall run * with the land and shall kbe binding on any subsequent owners* heirs or assigns. Purthsr, the agreement oust be submitted to the Planning Department for approval before being recorded. After reeordatlon* a copy fe By Deputy. -.bearing the Recorder's number, and date must be given to the City Planning f, Department for attachment to(the subject file. 2* Landscaping* Tha perimeter of the existing parking/lot not covered* by solid walls shall-bo attesctivsly/landscaped with drought resistant plant.materials in accordance with all applicable municipal requirements. 3. Wallot The existing solid masonry wall along tha common property linen shall be retained and maintained in satisfactory condition. a. crxffitl Removals and..deterrence; The owners and ill* suecsseors ahall acknowledge * applicability of the graffiti/ removal and deterrence requirements of the Municipal Code to this project as contained in tactions (f), i and (a)* particularly with regard to the following* '. * I'J i By- \ by the Council of the,,1. I LIAS MARTtNEZ.Jgity Clerk.. ' Jn Deputy. Mayor. Approved'asto Form and Legality /; i LA? yrsvaa. ya*. *. Fitc*o..MrJaS.r..6.^ t I i OvOxthMiil f I avil * Ob JU* i t \ \cx i 1 tf i The first nine'fset of exterior walls and doors* measured from grade and all of any walls.inclosing the property shall be built and emlntained with a graffiti roeistant finish consisting of either, a * hard* smooth* permeable surface such as csramic tile* baked enamel or a. r i,i j

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59 3780 WILSHfRE BOULEVARD, SUITE 300 LOS ANGELES CALIFORNIA wwwjohnkaliski.com, : (213) fifc <213), fas John Kaliski A1A G URBAN STUDIO John Kaliski Architects August 20,2016 Central Area Planning Commission (CAPC) j 200 North Spring Street, Room 532 j Los Angeles, California Re: Public Comment, 8/23/16 Agenda Item 8, TT A/ENV CE, 800 South Lorraine, CAPC Appeal Attention: Renee Glasco, Commission Executive Assistant 1 Dear Honorable Commissioners, I am writing to request that you sustain the appeal of TT A/ENV CE. As an appointed member of the Country Club Park/Windsor Park/Windsor Vilfage Historic Preservation Overlay Zone (HPOZ) Advisory Board, I do not have a position on this project. But unfortunately, our HPOZ Board has not had an opportunity to review the project and make a formal recommendation that decision-makers should consider. In this regard, please note the following; The goals of the Windsor Village Preservation Plan Include Objective 1.2, "{rjecognize and protect the historic streetscape and development patterns", and Goal 2, "Preserve the Historic Streetscape". The merger of right-of-way along Lorraine Boulevard and dedication of land along 8 street results in an increase of lot area from 7, sf to 8, sf. Per the [QJR3-1-HPOZ zoning, this results in an increase from 9 to 10 "by-right" dwelling units. Lorraine Boulevard has a unique 1920s "shared street" configuration. The frontage of this street at the subject property has been maintained since its construction in the 1920s. This project unnecessarily increases the half-street width by 6" along the subject property frontage and more importantly imposes improvements (see S-3 J of July 15,2016 Determination Letter) that do not match the historic streetscape. Approval of the appeal supports a Categorical Exemption to a proposed project that may not have considered that the increase in land area in an historic district results in an increase in density and that imposed improvements change an historic streetscape and historic development patterns. Approval of the appeal will deny the HPOZ Advisory Board an opportunity to recommend project to the Planning Director as required by the City's preservation ordinance. Based upon the above, 1 feel the CAPC should sustain the appeal, acknowledge that increases in density in an historic district as well as changes to the character of an historic streetscape constitute a "Project", and request that this project be reviewed and recommended by the HPOZ Advisory Board so that an HPOZ recommendation for consideration may be presented to decision-makers. Thank you for your consideration, John Kaliski 912 South Windsor Boulevard Los Angeles, California Cc; Councilman David Ryu, Julia Duncan, Flora Bautista, Julie Strom berg, Patti Lombard, Tom Smith, Bradley Furuya JKJLAPC TT 73037J.A Comments.docx [ 8/20/16 page 1 of 1

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