VESTING TENTATIVE TRACT MAP NO CN (stamped map dated March 21, 2018) PLANNING DEPARTMENT STAFF REPORT

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1 VESTING TENTATIVE TRACT MAP NO CN (stamped map dated March 21, 2018) HEARING DATE: March 28, 2018 LOCATION: Los Angeles City Hall, 200 North Spring Street, 10 th Floor, Los Angeles, CA PLANNING DEPARTMENT STAFF REPORT PURSUANT TO ORDINANCE NO. 164,845, IF A CERTIFICATE OF POSTING HAS NOT BEEN SUBMITTED BEFORE THE DATE OF THE PUBLIC HEARING, IT MUST BE PRESENTED AT THE HEARING, OR THE CASE MUST BE CONTINUED. REQUEST Case No. ENV CE Pursuant to Section of the California Public Resources Code, the project has been determined not to have a significant effect on the environment and shall, therefore, be exempt under Article III, Section 1, Class 32 of CEQA; and Vesting Tentative Tract Map No CN Pursuant to Section and of the Los Angeles Municipal Code, a Vesting Tentative Tract Map No CN for the merger and resubdivision of four (4) lots into one (1) lot in conjunction with the construction, use, and maintenance of a proposed seven-story building with a maximum height of 83 feet, seven (7) inches, containing 75 residential condominium units. INCIDENTAL CASE Case No. CPC CU-DB Incidental request for a Conditional Use Permit to allow a Density Bonus for a Housing Development Project in which the density increase is greater than the maximum permitted in LAMC Section A,25, to allow a 37.5% increase in Density for a total of 75 residential units [with seven (7) units (12% of the base density) set aside for Very Low Income Households], in lieu of the base density of 54 residential units, and utilizing Assembly Bill 744 parking option of 0.5 parking spaces per bedroom. SITE ADDRESS 849 South Fedora Street (837, 839, 841, 843, 849 1/2, 851 South Fedora Street) APPLICANT/REPRESENTATIVE Applicant: Representative: Mark Ross, CGI Strategies; Fedora Bliss, LLC Jerome Buckmelter Aetna Street Woodland Hills, CA RELEVANT CASES ON-SITE: Case No. CPC CU-DB The applicant has filed an incidental and concurrent request for a Conditional Use Permit to allow a Density Bonus for a Housing Development Project in which the density increase is greater than the maximum permitted in LAMC Section A,25, to allow a 37.5% increase in Density for a total of 75 residential units [with seven (7) units (12% of the

2 VESTING TENTATIVE TRACT MAP NO CN PAGE 2 base density) set aside for Very Low Income Households], in lieu of the base density of 54 residential units, and utilizing Assembly Bill 744 parking option of 0.5 parking spaces per bedroom. OFF-SITE: Case No. DIR DB On January 25, 2018, the Director of Planning approved a Density Bonus with three (3) on-menu incentives in conjunction with the construction of a 69-unit residential apartment building in the R4-1 Zone, located at 923 South Kenmore Avenue. Case No. DIR DB On December 4, 2017, an application was terminated for a Density Bonus with two (2) incentives in conjunction with the construction of a 23-unit residential apartment building in the R4-1 Zone, located at 936 South Fedora Street. Case No. CPC CU-DB On October 30, 2017, an application was filed for a Conditional Use Permit to allow a Density Bonus for a Housing Development Project in which the density increase is greater than the maximum permitted in LAMC Section A,25, to allow a 55% increase in Density for a total of 98 residential units in the R4-2 Zone, located at 826 South Mariposa Avenue. CPC CU-DB will be considered under Environmental Case No. ENV CE. The applicant has filed for an incidental and concurrent Vesting Tentative Tract Map, Case No. VTT CN. Case No. VTT CN On October 30, 2017, an application was filed for a Vesting Tentative Tract Map for the merger and resubdivision of three (3) lots in to one (1) lot in conjunction with the construction, use, and maintenance of a proposed residential building containing 98 condominium units, located at 826 South Mariposa Avenue. VTT will be considered under Environmental Case No. ENV CE. The applicant has filed for an incidental and concurrent Conditional Use Permit, Case No. CPC CU-DB. Case No. DIR DB On October 26, 2017, the Director of Planning approved a Density Bonus with three (3) on-menu incentives in conjunction with the construction of a 23-unit residential apartment in the R4-1 Zone, located at 909 South Fedora Street. Case No. DIR DB On September 19, 2017, an application was filed for a Density Bonus with two (2) on-menu incentives in conjunction with the construction of a 41-unit residential apartment building in the R4-1 Zone, located at 966 South Kenmore Avenue. Case No. ZA ZAA-ZV On June 8, 2017, an application was filed for a Zone Variance and Zoning Administrator s Adjustment to allow reduced front, side, and rear yards; to allow a reduced ratio of standard to compact parking stalls, to allow bicycle parking spaces to be placed in the B1 basement level in conjunction with the development of a 32-unit apartment building in the R5-2 Zone, located at 744 South Mariposa Avenue. Case No. ZA ZV-CU-ZAA-SPR On May 23, 2017, the Zoning Administrator approved a Zone Variance to permit floor area averaging across lots in the C2-1 and R4-2 Zones, a Conditional Use Permit to all an 86-room apartment hotel on lots zoned R4-2 and C2-1 within 500 feet of an R Zone, a Zoning Administrator s Adjustment to allow reduced front, side, and rear setbacks, and a Site Plan Review for a project that results in an increase of 50 or more guest rooms in conjunction with the development of a five (5)-story, 68 feet, apartment hotel with 86 guest rooms in the C2-1 and R4-2 Zones, located at West 8th Street and South Mariposa Avenue.

3 VESTING TENTATIVE TRACT MAP NO CN PAGE 3 Case No. ZA ZV-ZAA-MSC On May 19, 2017, the Zoning Administrator approved a Zone Variance to allow 11 vehicular spaces to be provided as compact spaces in lieu of standard spaces as required and a Zone Variance to allow short- and long-term bicycle parking to be located at the basement level. The Zoning Administrator also approved a Zoning Administrator s Adjustment to permit reduced front, side, and rear yard setbacks and a Director s Decision to permit a 10 percent reduction in the required landscaped area, in conjunction with the development of a 38-unit, seven (7)-story residential apartment building in the R4-2 Zone, located at 715 South Mariposa Avenue. Case No. DIR DB On November 3, 2016, an application was filed for a Density Bonus with two (2) on-menu incentives in conjunction with the construction of a 26-unit residential apartment building, located at 836 South Catalina Street. Case No. DIR DB On August 22, 2016, the Director of Planning approved a Density Bonus with one (1) incentives in conjunction with the construction of a 60-unit residential apartment building in the R4-1 Zone, located at ½ South Fedora Street. PUBLIC RESPONSES Following the issuance of the hearing notice, no communication was received. GENERAL COMMENTS The subject property is a relatively flat, rectangular, parcel of land comprised of four (4) contiguous lots consisting of 21,330 net square feet of lot area having a frontage of approximately feet along the west side of South Fedora Street. The subject property is currently developed with three (3), two (2)-story, multi-family residential structures consisting of a total of 10 units. According to SurveyLA, the existing structures are not considered historic resources. The subject property is zoned R4-2 within the Wilshire Community Plan Area with a High Medium Residential land use designation. The subject site has a Height District 2 designation that does not establish a height limit but restricts the floor area ratio of the development to a maximum of six (6) to one (1). The subject property is also located within the Transit Priority Area in the City of Los Angeles (ZI-2452), a Los Angeles State Enterprise Zone (ZI-2374), the Wilshire Center/Koreatown Redevelopment Project (ZI-1940), and an Adaptive Reuse Incentive Area. The applicant is requesting a Vesting Tentative Tract Map No CN for the merger and resubdivision of four (4) lots into one (1) lot in conjunction with the construction, use, and maintenance of a proposed seven (7)-story building with a maximum height of 83 feet, seven (7) inches, containing 75 residential condominium units, with seven (7) units (12% of the base density) set aside for very low income households. The project would provide 75 residential automobile parking spaces, 75 long-term bicycle parking spaces, and eight (8) short-term bicycle parking spaces within two subterranean levels. In addition to the Vesting Tentative Tract Map, the applicant is requesting a Density Bonus under concurrent Case No. CPC CU-DB for a project in which the density increase (37.5%) is greater than the maximum permitted in LAMC Section A,25. The zoning and land use designation of the project site permits a maximum residential density of one (1) dwelling unit per 400 square feet of lot area in areas designated for High Medium Residential Land Uses. As such, a maximum of 53 residential units would be allowed on the project site. The applicant requests a Density Bonus under concurrent Case No. CPC CU-DB for a project in which the density increase (37.5%) to a total of 75 residential units is

4 VESTING TENTATIVE TRACT MAP NO CN PAGE 4 greater than the maximum permitted in LAMC Section A,25. As such, with the requested Density Bonus entitlement, the proposal is consistent with the underlying zoning of the site. Surrounding uses are within the R4-2 Zone and are generally developed residential multi-family structures. Properties to the north, east, and south are zoned R4-2 and are developed with three (3)- to six (6)- story multi-family residential buildings. Properties to the west abutting the subject property are zoned R4-2 are developed with two (2)-story multi-family residential buildings. PUBLIC PARKS The 1975 Quimby Act, which is within Section of the Subdivision Map Act, authorizes the local legislative body to require the dedication of land or impose fees for park or recreational purposes as a condition of approval of a subdivision map, if specified requirements are met, equivalent to providing a minimum of 3 acres of parkland per 1,000 residents. It requires that the land dedication or fees, or a combination thereof, must be used for the purposes of developing or rehabilitating park or recreational facilities to serve the subdivision, or in a neighborhood other than the neighborhood, for which the land was dedicated or fees were paid. Further, pursuant to LAMC 12.33, a subdivision containing more than 50 dwelling units shall be required to consult with the Departments of Recreation and Parks and City Planning to discuss the viability of dedicating land, making park improvements, paying a park fee or providing a combination of land dedication or fee payment. Any land dedication for park and recreation purposes must be located within the subdivision or within a 2-mile radius for a Neighborhood Park, a 5-mile radius for a Community Park or a 10-mile radius for a Regional Park. On December 19, 2017, the Department of Recreation and Parks issued a letter verifying the completion of the early consultation process and signifying the project may potentially be required by the City to dedicate a maximum of 0.41 acres (17,860 square feet) of land to the City for park and recreational purposes. In the subject case the site is located in an area where 22 public parks are within a two (2)-mile radius of the project site, as shown in the table below. These parks range from 20 small neighborhood parks less than one acre in size designed to serve neighboring residents to one (1) community park designed to serve residents of the greater Los Angeles region. Of these 21 public parks, two (2) neighborhood parks are located less than ½ miles from the project site, including Seoul International Park and the Robert F. Kennedy Inspiration Park. Park Distance Park Type 1. Seoul International Park (Ardmore Recreation Center) 0.26 miles Neighborhood 2. Robert F. Kennedy Inspiration Park 0.43 miles Neighborhood 3. Normandie Recreation Center 0.81 miles Neighborhood 4. Lafayette Multipurpose Community Center 0.90 miles Neighborhood 5. Lafayette Skate Park 0.94 miles Neighborhood 6. Country Club Park Heritage Plaza 0.99 miles Neighborhood 7. West Adams Heights Park 1.20 miles Neighborhood 8. MacArthur Park 1.22 miles Community 9. Alvarado Terrace Park 1.23 miles Neighborhood 10. Hope and Peace Park 1.24 miles Neighborhood 11. Pico Union Vest Pocket Park 1.31 miles Neighborhood 12. Occidental Parkway 1.32 miles Neighborhood 13. Harold A. Henry Park 1.61 miles Neighborhood 14. Madison West Park 1.70 miles Neighborhood 15. Burns (Robert L.) Park 1.70 miles Neighborhood

5 VESTING TENTATIVE TRACT MAP NO CN PAGE Richardson Family Park 1.81 miles Neighborhood 17. Lake Street Park 1.82 miles Neighborhood 18. LA High Memorial Park 1.92 miles Neighborhood 19. Benny H. Potter West Adams Avenues Memorial Park 1.95 miles Neighborhood 20. Unidad Park (Beverly Pocket Park) 1.98 miles Neighborhood 21. St. James Park 1.99 miles Neighborhood STREETS, CIRCULATION, AND TRANSIT South Fedora Street is a designated as a Standard Local Street dedicated to a width of 60 feet to the east of the project and improved to a width of 36 feet with curb, gutter, sidewalks, and onstreet parking. Transit is available in close proximity to the subject site. The Metro Rail Purple Line Wilshire/Normandie Subway Stop is located within one-half mile of the subject site. Rapid LA Metro bus routes 720 and 728 are located within one-half mile of the site. Local LA Metro bus routes 20, 204, 28/66, and 206 are located to the north, east, south, and west, respectively, within 1500 feet of the subject site. REPORTS RECEIVED BUREAU OF ENGINEERING: Reports that the Tract Map layout is satisfactory as submitted and recommends approval subject to conditions pertaining to dedications and improvements along South Fedora Street in a memo dated December 15, See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION: Recommended that the project be subject to conditions stated in the dated November 20, See recommended conditions in Draft Tentative Tract Report with Conditions. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION: A clearance letter will be issued stating that no Building and Zoning Code violations exist on the subject site once the items identified in the memo dated November 20, 2017 have been satisfied. See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF RECREATION AND PARKS: The Department of Recreation and Parks issued a letter for the project, dated December 19, 2017, verifying that, on December 19, 2017, the applicant/representative participated in an early consultation meeting with the Department of Recreation and Parks. No additional comments were available at the writing of the staff report. DEPARTMENT OF TRANSPORTATION: The Department of Transportation issued a letter for the project, dated December 18, 2017, regarding potential traffic access issues. See recommended conditions in the Draft Tentative Tract Report with Conditions under department. FIRE DEPARTMENT: Recommends that the project be subject to conditions stated in the memo dated November 29, See recommended conditions in Draft Tentative Tract Report with Conditions under department. LOS ANGELES UNIFIED SCHOOL DISTRICT: No comments were available at the writing of the staff report.

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7 VESTING TENTATIVE TRACT MAP NO CN PAGE 7 DRAFT TENTATIVE TRACT REPORT WITH CONDITIONS In accordance with provisions of Los Angeles Municipal Code (LAMC) Sections and 17.15, the Advisory Agency will consider Vesting Tentative Tract Map No CN (map date-stamped March 21, 2018) located at 849 South Fedora Street, for the merger and resubdivision of the subject site, into one (1) lot, in conjunction with the construction, use, and maintenance of a proposed seven (7) story, 75-unit residential condominium building, in the Wilshire Community Plan. This unit density is based on the R4-2 Zone. (The subdivider is hereby advised that the LAMC may not permit his maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety, which will legally interpret the Zoning code as it applies to this particular property.) For an appointment with the Development Services Center call (213) or (818) The Advisory Agency s consideration of the request is subject to the following conditions: BUREAU OF ENGINEERING - SPECIFIC CONDITIONS Any questions regarding these conditions should be directed to Mr. Georgic Avanesian or Ms. Julia Li of the Land Development Section, located at 201 North Figueroa Street, Suite 200, or by calling (213) That the subdivider make a request to the Central District Office of the Bureau of Engineering to determine the capacity of existing sewers in this area. 2. That any fee deficit under Work Order No. EXT00768 expediting this project be paid. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION Grading Division approvals are conducted at 221 North Figueroa Street, 12 th Floor. The approval of this Tract Map shall not be construed as having been based upon geological investigation such as will authorize the issuance of building permits on the subject property. Such permits will be issued only at such time as the Department of Building and Safety has received such topographic maps and geological reports as it deems necessary to justify the issuance of such building permits. 3. Per Section of the LAMC, each approved Tract Map recorded with the County Recorder shall contain the following statement: The approval of this Tract Map shall not be construed as having been based upon geological investigation such as will authorize the issuance of building permits on the subject property. Such permits will be issued only at such time as the Department of Building and Safety has received such topographic maps and geological reports as it deems necessary to justify the issuance of such building permits. 4. Comply with any requirement with the Department of Building and Safety, Grading Division for recordation of the final map and issuance of any permit. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION Building and Safety approvals are conducted by appointment only at 201 North Figueroa Street. Contact Eric Wong at (213) to schedule an appointment. Any proposed structures or uses on the site have not been checked for Building or Zoning Code requirements. Plan check may be required before any construction, occupancy or change of use. Unless filed concurrently and included as part of the hearing notice with this subdivision, any additional deviations from the Los Angeles Municipal Code required by the Department of Building and Safety Office of the Zoning Engineer preliminary to the Zoning Engineer clearing the items on the report to the

8 VESTING TENTATIVE TRACT MAP NO CN PAGE 8 Advisory Agency, shall be separately filed through the City Planning Department Office of the Zoning Administrator. 5. Obtain permits for the demolition or removal of all existing structures on the site. Accessory structures and uses are not permitted to remain on lots without a main structure or use. Provide copies of the demolition permits and signed inspection cards to show completion of the demolition work. 6. Show all street dedication as required by Bureau of Engineering and provide net lot area after all dedication. Area requirements shall be re-checked as per net lot area after street dedication. Front yard requirements shall be required to comply with current code as measured from new property lines after dedication. 7. The submitted Map does not comply with the minimum side yard (10 ft. North Side Yard) and maximum density (400 s.f. of lot area/dwelling unit) requirement of the R4-2 Zone. Revise the Map to show compliance with the above requirement(s) or obtain approval from the Department of City Planning. Notes: The submitted Map may not comply with the number of parking spaces required by Section A.4.(a) based on number of habitable rooms in each unit. If there are insufficient numbers of parking spaces, obtain approval from the Department of City Planning. The submitted Map may not comply with the number of guest parking spaces required by the Advisory Agency. The existing or proposed building plans have not been checked for and shall comply with Building and Zoning Code requirements. With the exception of revised health or safety standards, the subdivider shall have a vested right to proceed with the proposed development in substantial compliance with the ordinances, policies, and standards in effect at the time the subdivision application was deemed complete. Plan check will be required before any construction, occupancy or change of use. If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the Map. 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 Wong at (213) to schedule an appointment. DEPARTMENT OF RECREATION AND PARKS Please contact RAP, Melinda Gejer at (213) for any questions regarding the following: 8. That the requirements of LAMC be fulfilled through the dedication of land. The dedication of land may be on-site or off-site. If off-site then, prior to the recordation of the final map, a suitable arrangement shall be made, satisfactory to the Department of Recreation and Parks, guaranteeing said dedication. OR

9 VESTING TENTATIVE TRACT MAP NO CN PAGE 9 That the Park Fee paid to the Department of Recreation and Parks be calculated as a Subdivision (Quimby in-lieu) fee based on 75 dwelling units. DEPARTMENT OF TRANSPORTATION Please contact DOT, Eileen Hunt at (213) for any questions regarding the following. 9. A minimum of 20-foot reservoir space be provided between any security gate(s) and the property line or to the satisfaction of the Department of Transportation. 10. Parking stalls shall be designed so that a vehicle is not required to back into or out of any public street or sidewalk, LAMC A-5(i)a. 11. A parking area and driveway plan be submitted to the Citywide Planning Coordination Section of the Department of Transportation for approval prior to submittal of building permit plans for plan check by the Department of Building and Safety. Transportation approvals are conducted at 201 N. Figueroa Street, Room 550. For an appointment, call (213) FIRE DEPARTMENT 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 (818) You should advise any consultant representing you of this requirement as well. 12. Access for Fire Department apparatus and personnel to and into all structures shall be required. 13. One or more Knox Boxes will be required to be installed for LAFD access to the project location and number to be determined by the LAFD Field Inspector. (Refer to FPB Req #75) 14. The entrance to a Residence lobby must be within 50 feet of the desired street address curb face. 15. Where above ground floors are used for residential purposes, the access requirement shall be interpreted as being the horizontal travel distance from the street, driveway, alley, or designated fire lane to the main entrance of individual units. 16. No building or portion of a building shall be constructed more than 150 feet from the edge of a roadway of an improved street, access road, or designated fire lane. 17. The Fire Department may require additional vehicular access where buildings exceed 28 feet in height. Policy Exception: LAMC B Exception: When this exception is applied to a fully fire sprinklered residential building equipped with a wet standpipe outlet inside an exit stairway with at least a 2 hour rating the distance from the west standpipe outlet in the stairway to the entry door of any dwelling unit or guest room shall not exceed 150 feet of horizontal travel AND the distance from the edge of the

10 VESTING TENTATIVE TRACT MAP NO CN PAGE 10 roadway of an improved street or approved fire lane to the door into the same exit stairway directly from outside the building shall not exceed 150 feet of horizontal travel. It is the intent of this policy that in no case will the maximum travel distance exceed 150 feet inside the structure and 150 feet outside the structure. The term horizontal travel refers to the actual path of travel to be taken by a person responding to an emergency in the building. This policy does not apply to single-family dwellings or to non-residential buildings. 18. Building designs for multi-storied residential buildings shall incorporate at least one access stairwell off the main lobby of the building; but, in no case greater than 150 feet horizontal travel distance from the edge of the public street, private street or Fire Lane. This stairwell shall extend onto the roof. 19. Entrance to the main lobby shall be located off the address side of the building. 20. Any required Fire Annunciator panel or Fire Control Room shall be located within 50 feet visual line of the site of the main entrance stairwell or to the satisfaction of the Fire Department. 21. Where rescue window access is required, provide conditions and improvements necessary to meet accessibility standards as determined by the Los Angeles Fire Department. 22. Adequate off-site public and on-site private fire hydrants may be required. Their number and location to be determined after the Fire Department s review of the plot plan. 23. The Fire Department may require additional roof access via parapet access roof ladders where buildings exceed 28 feet in height, and when overhead wires or other obstructions block aerial ladder access. 24. Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) 25. The applicant shall make timely contact for coordination to safeguard pedestrians/motorists with the LAUSD Transportation Branch, phone no. (213) (This condition may be cleared by a written communication from the LAUSD Transportation Branch and to the satisfaction of the Advisory Agency). DEPARTMENT OF WATER AND POWER 26. Satisfactory arrangement 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 STREET LIGHTING

11 VESTING TENTATIVE TRACT MAP NO CN PAGE Prior to the recordation of the final map or issuance of the Certificate of Occupancy (C of O), street lighting improvement plans shall be submitted for review and the owner shall provide a good faith effort via a ballot process for the formation or annexation of the property within the boundary of the development into a Street Lighting Maintenance Assessment District. BUREAU OF SANITATION 28. Wastewater Collection Systems Division of the Bureau of Sanitation has inspected the sewer/storm drain lines serving the subject tract and found no potential problems to their structures or potential maintenance problem, as stated in the memo dated November 16, 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 Engineers clears Condition No. S-1.(d).). INFORMATION TECHNOLOGY AGENCY 29. To assure that cable television facilities will be installed in the same manner as other required improvements, please cabletv.ita@lacity.org that provides an automated response with the instructions on how to obtain the Cable TV clearance. The automated response also provides the address of 3 people in case the applicant/owner has any additional questions. DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS 30. 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. A Certificate of Occupancy (temporary or final) for the building(s) in Vesting Tentative Tract Map No. VTT shall not be issued until after the final map has been recorded. b. Limit the proposed development to a maximum of 75 residential condominium units. c. That a solar access report shall be submitted to the satisfaction of the Advisory Agency prior to obtaining a grading permit. d. That the subdivider considers the use of natural gas and/or solar energy and consults with the Department of Water and Power and Southern California Gas Company regarding feasible energy conservation measures. e. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. f. Copies of all recorded Covenant and Agreement(s) for all reciprocal private easements shall be submitted to the Planning Department for placement in the tract file. 31. Prior to the issuance of a building permit or the recordation of the final map, a copy of Case No. CPC CU-DB shall be submitted to the satisfaction of the Advisory Agency. In the event that Case No. CPC CU-DB is not approved or is modified by the City Planning Commission or City Council, the subdivider shall submit a tract modification.

12 VESTING TENTATIVE TRACT MAP NO CN PAGE Prior to the issuance of a grading permit, the applicant/subdivider shall demonstrate that written notice of the herein approval has been provided to at least one tenant of each rental unit located on the property, within 30 days of the date of this approval. (LAMC Section A,6) 33. Prior to the issuance of a grading permit, the subdivider shall record and execute a Covenant and Agreement to comply with LAMC Section A,6, which requires the applicant/subdivider to give notice of the herein approval to any prospective tenant of the property before entering into any written or oral rental agreement with such prospective tenant. 34. That the applicant execute and record a Covenant and Agreement (Planning Department General Form CP-6770) in a form satisfactory to the Advisory Agency binding the applicant and any successor in interest to provide tenant relocation assistance and establish a relocation program in a manner consistent with LAMC Section relating to demolition. The covenant and agreement shall be executed and recorded within 10 days after the expiration of the appeal period (and final action thereon) and a copy provided to each eligible tenant within five days of recordation of the covenant and agreement. 35. Within 10 days after the time to appeal has expired, the applicant shall execute and record a Covenant and Agreement (Planning Department General Form CP-6770) in a form satisfactory to the Advisory Agency binding the applicant and any successor in interest to the affirmative duty to abide by all provisions of the Ellis Act (Government Code Section 7060, et seq.) and Sections of the LAMC. 36. Prior to the clearance of any tract map conditions, the applicant shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section. 37. Indemnification and Reimbursement of Litigation Costs. Applicant shall do all of the following: a. Defend 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 of 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. b. 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 judgment or awards against the City (including an award of attorney s fees), damages, and/or settlement costs. c. 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 $50,000. 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 (b).

13 VESTING TENTATIVE TRACT MAP NO CN PAGE 13 d. 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 (b). e. If the City determines it necessary to protect the City s interests, execute the indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition. f. The City shall notify the applicant within a reasonable period of time 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, or 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 that 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. 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. Actions include 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. DEPARTMENT OF CITY PLANNING-STANDARD CONDOMINIUM CONDITIONS C-1. That approval of this tract constitutes approval of model home uses, including a sales office and off-street parking. Where the existing zoning is (T) or (Q) for multiple residential use, no construction or use shall be permitted until the final map has recorded or the proper zone has been effectuated. If models are constructed under this tract approval, the following conditions shall apply: 1. Prior to recordation of the final map, the subdivider shall submit a plot plan for approval by the Division of Land Section of the Department of City Planning showing the location of the model dwellings, sales office and off-street parking. The sales office must be within one of the model buildings. 2. All other conditions applying to Model Dwellings under Section A,10 and 11 and Section O of the LAMC shall be fully complied with satisfactory to the Department of Building and Safety.

14 VESTING TENTATIVE TRACT MAP NO CN PAGE 14 C-2. Prior to obtaining any grading or building permits before the recordation of the final map, a landscape plan, prepared by a licensed landscape architect, shall be submitted to and approved by the Advisory Agency in accordance with CP In the event the subdivider decides not to request a permit before the recordation of the final map, a covenant and agreement satisfactory to the Advisory Agency guaranteeing the submission of such plan before obtaining any permit shall be recorded. C-3. In order to expedite the development, the applicant may apply for a building permit for an apartment building. However, prior to issuance of a building permit for apartments, the registered civil engineer, architect or licensed land surveyor shall certify in a letter to the Advisory Agency that all applicable tract conditions affecting the physical design of the building and/or site, have been included into the building plans. Such letter is sufficient to clear this condition. In addition, all of the applicable tract conditions shall be stated in full on the building plans and a copy of the plans shall be reviewed and approved by the Advisory Agency prior to submittal to the Department of Building and Safety for a building permit. OR If a building permit for apartments will not be requested, the project civil engineer, architect or licensed land surveyor must certify in a letter to the Advisory Agency that the applicant will not request a permit for apartments and intends to acquire a building permit for a condominium building(s). Such letter is sufficient to clear 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 LAMC. (b) (c) (d) (e) (f) (g) 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.

15 VESTING TENTATIVE TRACT MAP NO CN PAGE 15 (h) (i) (j) (k) (l) That each lot in the tract complies with the width and area requirements of the Zoning Ordinance. That one-foot future streets and/or alleys be shown along the outside of incomplete public dedications and across the termini of all dedications abutting unsubdivided property. The one-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. That any one-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 percent. 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 Transportation 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 map or that the construction be suitably guaranteed: (a) (b) (c) (d) Construct on-site sewers to serve the tract as determined by the City Engineer. Construct any necessary drainage facilities. If street widening is required per BOE improvement conditions, relocate and upgrade street lights; one (1) on South Fedora Street. Plant street trees and remove any existing trees within dedicated streets or proposed dedicated streets as required by the Urban Forestry Division of the

16 VESTING TENTATIVE TRACT MAP NO CN PAGE 16 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 ( ) upon completion of construction to expedite tree planting. (e) (f) (g) (h) (i) 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. Close any unused driveways satisfactory to the City Engineer. 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: Improve Fedora Street adjoining the subdivision by the construction of the following: (1) A concrete curb, a concrete gutter, and a 5-foot concrete sidewalk and landscaping of the parkway. (2) Suitable surfacing to join the existing pavement and to complete a 20-foot half roadway to match the existing 20-foot half roadway across the street. (3) Any necessary removal and reconstruction of existing improvements. (4) The necessary transitions to join the existing improvement. 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. Approval from Board of Public Works may be necessary before removal of any street trees in conjunction with the improvements in this tract map through Bureau of Street Services Urban Forestry Division. 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 LAMC Section 17.05N. 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-

17 VESTING TENTATIVE TRACT MAP NO CN PAGE 17 cost consultation service will be provided to the subdivider upon his request. FINDINGS OF FACT (CEQA) The Department of City Planning, on February 20, 2018, under Case No. Case. No. ENV CE, determined that the City of Los Angeles Guidelines for the Implementation of the California Environmental Quality Act designates the subject project as categorically exempt under Class 32. The proposed project and potential impacts were analyzed in accordance with the California Environmental Quality Act (CEQA) Guidelines and the City s L.A. CEQA Thresholds Guide. These two documents establish guidelines and thresholds of significant impact, and provide the data for determining whether or not the impacts of a proposed project reach or exceed those thresholds. Analysis of the proposed project determined that it is Categorically Exempt from environmental review pursuant to Article III, Section I, and Class 32 of the CEQA Guidelines. The Class 32 Exemption is intended to promote infill development within urbanized areas. FINDINGS OF FACT (SUBDIVISION MAP ACT) In connection with the approval of Vesting Tentative Tract Map No the Advisory Agency of the City of Los Angeles, pursuant to Sections , ,.61 and.63 of the State of California Government Code (the Subdivision Map Act), makes the prescribed findings as follows: (a) THE PROPOSED MAP WILL IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. The project site is a rectangular lot consisting of approximately 21,330 square feet of net lot area. The project site is located within the Wilshire Community Plan with a land use designation of High Medium Residential corresponding to the R4 Zone. The property is zoned R4-2 and is thus consistent with the existing land use designation. The Vesting Tentative Tract Map describes and illustrates a land use consistent with the existing General Plan Land Use Designation of High Medium Residential and R4 zoning of the site. The proposed use is permitted in the R4 Zone. The R4 Zone does not have restrictions on the height or size of proposed building. The project proposes the construction of a 75 unit residential condominium building. The applicant concurrently requests a Conditional Use under Planning Case No. CPC CU-DB to permit a project in which the density increase is greater than the maximum permitted in LAMC Section A,25, to allow a 37.5% increase in Density for a total of 75 residential units. Section of the Subdivision Map Act (Map Act) establishes that local agencies regulate and control the design of subdivisions. Chapter 2, Article I, of the Map Act establishes the general provisions for tentative, final, and parcel maps. LAMC Section B lists the map requirements for a tentative tract map. The Vesting Tentative Tract Map was prepared by a Registered Professional Engineer and contains the required components, dimensions, areas, notes, legal description, ownership, applicant, and site address information as required by the Los Angeles Municipal Code ( LAMC ). The Vesting Tentative Tract Map has been filed for the purposes of merger and resubdivision of four (4) lots into one (1) lot in conjunction with the construction, use, and maintenance of a proposed seven (7) story, 75-unit residential condominium building. The Los Angeles Municipal Code (LAMC) implements the goals, objectives, and policies of the Community Plan through adopted zoning regulations. The Zoning Code regulates,

18 VESTING TENTATIVE TRACT MAP NO CN PAGE 18 but is not limited to, the maximum permitted density, height, and the subdivision of land. The adopted Wilshire Community Plan does not address subdivision explicitly; however, the plan does provide for land designations with corresponding zones. The subject property is designated for High Medium Residential land uses corresponding to the R4 Zone. The project site is zoned R4-2, consistent with the zone under the site s land use designation. Additionally, any Zoning deviations proposed will require further review by the relevant decision-making body. In this case, the proposed density of 75 dwelling units is contingent upon the approval of Case No. CPC CU-DB. As such, the construction of 75 dwelling units on the project site would be consistent with the land use designation of the site and the applicable zoning of the site. The Vesting Tract Map for the proposed development of a residential condominium building is allowable under the current adopted zone and the land use designation, consistent with the General and Community Plans and the request is consistent with Article 7 (Division of Land Regulations) of the Los Angeles Municipal Code. The project site is not governed by a specific plan. (b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. Pursuant to Section of the Subdivision Map Act, design of a map refers to street alignments, grades and widths; drainage and sanitary facilities and utilities, including alignments and grades thereof; location and size of all required easements and rights-ofway; fire roads and firebreaks; lot size and configuration; traffic access; grading; land to be dedicated for park or recreational purposes; and other such specific physical requirements in the plan and configuration of the entire subdivision as may be necessary to ensure consistency with, or implementation of, the general plan or any applicable specific plan. In addition, Section of the Subdivision Map Act expressly states that the design and location of buildings are not part of the map review process for condominium, community apartment, or stock cooperative projects. Section C of the LAMC enumerates design standards for Subdivisions and requires that each subdivision map be designed in conformance with the Street Design Standards and in conformance to the General Plan. Section C, third paragraph, further establishes that density calculations include the areas for residential use and areas designated for public uses, except for land set aside for street purposes ( net area ). The requested map meets the required components of a Vesting Tentative Tract Map. The project site is not located in a flood zone, very high fire hazard severity zone, liquefaction or a landslide area. The design and layout of the Vesting Tract Map are consistent with the design standards established by the Subdivision Map Act and Division of Land Regulations of the Los Angeles Municipal Code. Several public agencies (including Department of Building and Safety, Bureau of Engineering, and Bureau of Sanitation) have reviewed the map and found the subdivision design satisfactory. These agencies have imposed improvement requirements and/or conditions of approval. Staff received recommendations from the Bureau of Engineering requiring improvements along Fedora Street. All necessary street improvements will be made to comply with the Americans with Disabilities Act (ADA) of Sewers are available and have been inspected and deemed adequate in accommodating the proposed project s sewerage needs. The subdivision will be required to comply with all regulations pertaining to grading, building permits, and street improvement permit requirements. Conditions of Approval for the design and improvement of the subdivision are required to be performed prior to the recordation of the vesting map,