EXECUTIVE OFFICES CITY PLANNING City of Los Angeles 200 N. Spring Street, Room 525 CALIFORNIA. A ns. W'o'ed V1 ERIC GARCETTI MAYOR

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1 DEPARTMENT OF EXECUTIVE OFFICES CITY PLANNING City of Los Angeles 200 N. Spring Street, Room 525 CITY PLANNING COMMISSION DAVID H. J. AMBROZ PRESIDENT RENEE DAKE WILSON VICE-PRESIDENT CAROLINE CHOE RICHARD KATZ JOHN W. MACK SAMANTHA MILLMAN VERONICA PADILLA-CAMPOS DANA M. PERLMAN VACANT ROCKY WILES COMMISSION OFFICE MANAGER (213) CALIFORNIA A ns W'o'ed V1 ERIC GARCETTI MAYOR Los Angeles, CA VINCENT P. BERTONL AICP DIRECTOR (213) KEVIN J. KELLER, AICP DEPUTY DIRECTOR (213) LISA M. WEBBER, AICP DEPUTY DIRECTOR (213) JAN ZATORSKI DEPUTY DIRECTOR (213) Date: March 3, 2017 Kambiz Kamdar (A) 528 Palisades Drive, #530 Pacific Palisades, CA Kamran Kazemi (R) Tala Associates 1916 Colby Avenue Los Angeles, CA Case No. AA PMLA-SL Related Case: ZA CDP-ZAA-MEL Site Address: 672 East Brooks Avenue Community Plan: Venice Zone: RD1.5-1 D. M. 111B145 C. D. 11 CEQA ENV MND Legal Description: Lot 3, Block K, Ocean Park Villa Tract LETTER OF CORRECTION On July 17, 2015, in accordance with provisions of Section of the Los Angeles Municipal Code (LAMC), the Deputy Advisory Agency (DAA) approved Mitigated Negative Declaration ENV MND as the environmental clearance and approved Parcel Map No. AA PMLA-SL for a maximum of two parcels with a single-family dwelling on each parcel, pursuant to the Small Lot Subdivision Ordinance, No. 176,354. On January 25, 2017, Department of City Planning (DCP) staff received a request for a letter of correction to modify Condition 11 listed on pages 3 and 4 of the original Letter of Decision (LOD) dated July 17, Upon further discussions with LADBS-Zoning personnel, DCP staff determined that a letter of correction is needed in order to clarify Condition 11 and Condition 20. As such, Conditions 11 and 20 require modifications to ensure consistency with the approved Parcel Map No. AA PMLA-SL. These modifications would achieve the following; 1) Allow the total square-footage, (after dedication) for Parcel A and Parcel B to be less than the minimum 5,000 square-foot lot size required for RD1.5 zoned parcels; 2) Reduce the width of the required 20-foot wide common access strip all the way to the public street required for frontage and vehicular access purposes for Parcel B and 3)Allow a reduction of the otherwise required 15-foot front setback for Parcel A.

2 AA PMLA-SL (Brooks Avenue) Page 2 of 3 The language in Condition 11 c and e, are standard LADBS conditions which are generally required for projects located on RD1.5 zoned parcels. In approving, the proposed small lot subdivision for AA PMLA-SL, the DAA granted deviations from the LAMC allowing reduced lot sizes, common access widths, and setbacks. However, because the LOD did not reference any stamped-dated Preliminary or Revised Parcel Map, nor did it include a setback matrix, a letter of correction is needed to clarify the deviations from the LAMC as approved by the DAA. The original Letter of Decision issued on July 17, 2016, included Condition 20 (a) which required that the applicant revise the Preliminary Parcel Map originally submitted for review. Subsequently, the Deputy Advisory Agency approved a Revised Preliminary Parcel Map stamped-dated February 3, 2016, approving the subdivision of a lot in accordance with the Small Lot Subdivision Ordinance, No. 176,351, resulting in two small lots that are less than 5,000 square-feet in size (after required Street and Alley dedications). The approved Revised Preliminary Parcel Map includes an updated setback matrix listing an 8-foot front setback and a common access easement of 5 feet along the western and eastern property lines (side yard setbacks). The common access easement would allow pedestrian access from Brooks Avenue to Parcel B, located at the rear. Vehicular common access from the street is not necessary, as parking for both lots is located on Parcel B and will be accessed from the Brooks Court, a public alley. Therefore, the following conditions in the Letter of Decision for Case No. AA PMLA-SL shall be corrected to read as follows: MODIFICATIONS TO CONDITION 11: (Note: 11a, b, e, f, and g will remain the same- 11c and 11d, are modified as indicated with bold and underlined text below) 11.c. Show all street/alley dedications 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/alley dedications. A minimum 5,000-square-foot lot area is required for an RD1.5 Zone lot after the required dedications are taken. Front and side yard requirements shall be required to comply with current code as measured from new property lines after all dedications or obtain approval from the Department of City Planning Advisory Agency to allow for reduced lot sizes resulting in less than 5,000 square-feet and reduced setbacks, as indicated in the Setback Matrix. 11 d. Resubmit the map to provide and maintain a minimum 20 ft. common access strip all the way to the public street for access purpose for Let 2 Parcel B. Revise the Map to show compliance with the above requirement or obtain approval from the Department of City Planning to allow Lot 2 Parcel B to front an alley (Brooks Court) instead of a required 20ft. wide access strip to the public street or obtain approval from Department of City Planning for a reduced common access strip width. MODIFICATIONS TO CONDITION 20: (Note: New language is in bold and underlined. 20a is modified, 20b, 20c, 20d, remain the same. 20e, 20f, 20g, 20h, and 20i have been added to Condition 20) 20. Small Lot Subdivision -note to City Zoning Engineer and Plan Check. Pursuant to Ordinance Number 176,354 (Small Lot Subdivisions) of the Los Angeles Municipal

3 AA PMLA-SL (Brooks Avenue) Page 3 of 3 Code, the Advisory Agency has approved the following variations from the Municipal Code, as it applies to this subdivision and the proposed development on the site: a. Pursuant to Ordinance Number 176,354 (Small Lot Subdivisions) of the Los Angeles Municipal Code, the Advisory Agency has approved the following setbacks as it applies to this subdivision and the proposed development on the site: Setback Setback Setback Setback North East South West Parcel A jj Parcel B j j 5-0» 13-9 i) icating on the map the approval by the Advisory Agency, the revised map shall be stamp-dated and distributed to pertinent agencies. Below is the approved Setback Matrix. e. f. A minimum 20-foot common access vehicular strip, all the wav to the public street for access and frontage purposes to Parcel B- is waived. Two 5- foot wide pedestrian common access easement strips clear and open to the sky shall be provided, one along the western property line and one along the eastern property line. JL jj Vehicular access and off-site parking for Parcel A and B be provided on Parcel B, off Brooks Court a public alley. shall h. Parcel B is approved to have frontage along Brooks Court, a public alley, in lieu of frontage along Brooks Avenue. The Advisory Agency authorizes two small lots, each with less than 5,000 sguare-feet in total lot size as follows: Parcel A totaling 2,211 sguare-feet and Parcel B totaling 2,511 sguare-feet. All other conditions remain unchanged. The subdivider is advised that the above action does not extend the time for recording the final parcel map. VINCENJ P. BER/ONI, AICP Advisory Agency/ A J^TCAftLOS ROMERO-N Deputy Advisory_Agency VPB:GG,RRO

4 DEPARTMENT OF CITY PLANNING CITY PLANNING COMMISSION DAVID H. J. AMBROZ PRESIDENT RENEE DAKE WILSON VICE-PRESIDENT ROBERT L AHN CAROUNECHOE RICHARD KATZ JOHN W. MACK SAMANTHA MILLMAN VERONICA PADILLA-CAMPOS DANA M. PERLMAN JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT (213) City of Los Angeles California *./- ERIC GARCETT1 MAYOR u EXECUTIVE OFFICES 200 N. Spring Street, Room 525 Los Angeles, CA VINCENT P. BERTONI, AICP DIRECTOR (213) KEVIN J. KELLER AICP Deputy Director (213) USA M. WEBBER, AICP DEPUTY DIRECTOR (213) JANZATORSKI DEPUTY DIRECTOR (213) Date: January 24, 2017 Kambiz Kamdar (A) 528 Palisades Drive, #530 Pacific Palisades, CA Kamran Kazemi (R) Tala Associates 1916 Colby Avenue Los Angeles, CA Case No. AA PMLA-SL Related Case: ZA CDP-ZAA-MEL 672 East Brooks Avenue Venice Planning Area Zone : RD1.5-1 D. M. : 111B145 C. D. : 11 CEQA: ENV MND Legal Description: Lot 3, Block K, Ocean Park Villa Tract LETTER OF CORRECTION On July 17, 2015, in accordance with provisions of Section of the Los Angeles Municipal Code (LAMC), the Advisory Agency approved Mitigated Negative Declaration ENV MND as the environmental clearance and approved Parcel Map No. AA PMLA-SL for a maximum of two parcels with a single-family dwelling on each parcel, pursuant to the Small Lot Subdivision Ordinance, No. 176,354. On December 9, 2016, it was brought to planning staffs attention, and confirmed, that there are large, mature, trees on/near the property line at 672 East Brooks Avenue(subject site), that make a block wall, as required by condition 16 e. infeasible. This was not noted in the original site visit. correspondence reveals that the neighbors, as well as the applicant, are in favor of a fence in lieu of a block wall. Therefore, the following condition in the Letter of Determination for AA PMLA-SL shall be corrected to read as follows: e. Fence. That prior to issuance of a certificate of occupancy, a minimum 6- foot-high slumpstone or decorative masonry wall or wooden, wrought iron, or similarly constructed decorative fence, shall be constructed adjacent to neighboring residences, if no such wall already exists, except in required front yard. The wall shall be covered with clinging vines or screened by vegetation capable of spreading over the entire wall.

5 All other conditions remain the same. Vincent P. Bertoni, AICP Advisory Agency l KEVIN S. GOLDEN Deputy Advisory Agency VPB:KSG

6 department of CITY PLANNING CITY PLANNING COMMISSION DAVID H. J. AMBROZ PRESIDENT RENEE DAKE WILSON VICE-PRESIDENT ROBERT L. AHN CAROUNE CHOE RICHARD KATZ JOHN W. MACK SAMANTHA MILLMAN DANA M. PERLMAN MARTA SEGURA JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT II (213) City of los Angeles California ERIC GARCETT! MAYOR EXECUTIVE OFFICES 200 N. Spring Street, Room S2S Los Angeles, CA MICHAEL J. LOGRANDE DIRECTOR {213) USA M. WEBBER, AICP DEPUTY DIRECTOR (213) JANZATORSta DEPUTY DIRECTOR {213) FAX; (213) INFORMATION Decision Date: July 17, 2015 Appeal End Date: August 3, 2015 Kambiz Kamdar (A) 528 Palisades Drive, #530 Pacific Palisades, CA Kamran Kazemi (R) Tala Associates 1916 Colby Avenue Los Angeles, CA Case No. AA PMLA-SL Related Case: ZA CDP-ZAA-MEL 672 East Brooks Avenue Venice Planning Area Zone : RD1.5-1 D. M. 111B145 C. D. 11 CEQA: ENV MND Legal Description: Lot 3, Block K, Ocean Park Villa Tract In accordance with provisions of Section of the Los Angeles Municipal Code (LAMC), the Advisory Agency approved Mitigated Negative Declaration ENV MND as the environmental clearance and approved Parcel Map No. AA PMLA-SL fora maximum of two parcels with a single-family dwelling on each parcel, pursuant to the Small Lot Subdivision Ordinance, No. 176,354. This unit density is based on the RD1.5-1 Zone and subject to the following conditions. The subdivider is hereby advised that the Municipal Code may not permit this maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety which shall legally interpret the Zoning Code as it applies to this particular property. 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. A copy of the first page of this grant and all conditions and/or anv subsequent appeal of this grant and its resultant conditions and/or letters of clarification shall be printed on the building plans submitted to the Department of Building and Safety for purposes of having a building permit issued.

7 PARCEL MAP NO. AA PMLA-SL Page 2 BUREAU OF ENGINEERING 1. That a 7-foot wide strip of land be dedicated along Brooks Avenue adjoining the subdivision to complete a 32-foot wide half right-of-way dedication in accordance with Collector Street Standards That a 5-foot wide strip of land be dedicated along the alley (Brooks Court) adjoining the subdivision to complete at 10-foot half alley dedication. That the proposed parcels on the final map be labeled as Parcel A and Parcel B: in lieu of lot 1 and lot 2 respectively. That, if necessary and for street address purposes, if this parcel map is approved as Small lot Subdivision, then all the common access to the subdivision be named on the final map. That if this parcel map is approved as small lot subdivision, then the final map be labeled as Small Lot Subdivision per Ordinance No. 176, That any necessary public sanitary sewer easements be dedicated within the common access area on the final map based on an alignment approved by West Los Angeles Engineering District Office. 7. That if necessary and for street address purposes, the owners of the property record an agreement satisfactory to the City Engineer that they will provide name signs for the common access driveways. 8. That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed: a. Improve Brooks Avenue being dedicated and adjoining the subdivision by the construction of the following: (1) A concrete curb, a concrete gutter, and a 5-foot concrete sidewalk adjacent to the property line, planting trees with root barriers and landscaping of the parkway. (2) Suitable surfacing to join the existing pavement and to complete a 20- foot half roadway. (3) Any necessary removal and reconstruction of existing improvements. (4) The necessary transitions to join the existing improvements. b. Improve the alley (Brooks Court) being dedicated and adjoining the subdivision by the construction of a suitable surfacing to complete a 15-foot

8 PARCEL MAP NO. AA PMLA-SL Page 3 alley, together with any necessary removal and reconstruction of existing improvements. c. Construct the necessary mainline sewer and house connections to serve each parcel and evaluate the efficiency of the existing house connection in Brooks Avenue. 9. In lieu of constructing the improvements in Brooks Avenue as outlined herein, the subdivider shall be permitted, at their option, and as concurred by the City Engineer to provide a non-refundable cash payment satisfactory to the City Engineer, including the necessary submittal of improvement plans for review and approval to the West Los Angeles Engineering District Office. Meanwhile, Condition 8 shall remain intact for estimating purposes if the cash payment option is selected by the developer. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION 10. That prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division, with all the requirements and conditions contained in Inter-Departmental Letter dated May 1, 2014 Log No. #83938 and attached to the case file for Parcel Map AA PMLA. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION 11. 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. c. Obtain permits for the demolition or removal of all existing structures on the site. Accessory structures and uses are not permitted to remain on lots without a main structure or use. Provide copies of the demolition permits and signed inspection cards to show completion of the demolition work. Provide a copy of ZA case ZA CDP-ZAA-MEL. Show compliance with all the conditions/ requirements of the ZA case as applicable. Show all street/alley dedications as required by Bureau of Engineering and provide net lot area after all dedication. Area requirements shall be rechecked as per net lot area after street/ally dedications. A minimum 5,000 square feet lot area is required for a RD1.5 Zone lot after the required dedications are taken. Front and side yard requirements shall be required to comply with current code as measured from new property lines after all dedications.

9 PARCEL MAP NO. AA PMLA-SL Page 4 d. e. Resubmit the map to provide and maintain a minimum 20 ft. common access strip alt the way to the public street for access purpose for Lot 2. Revise the Map to show compliance with the above requirement or obtain approval from the Department of City Planning to allow Lot 2 to front an alley (Brooks Court) instead of a required 20ft. wide access strip to the public street. The submitted map does not comply with the required 15 ft. front yard set back along Brooks Avenue as per required of the proposed RD1.5-1 Zone. Revise the Map to show compliance with the front yard requirement or obtain written approval from the Department of City Planning Advisory Agency to allow the reduced setback as indicated in the Setback Matrix. f. Resubmit the map to indicate the location of the parking spaces on the parcels. Parking spaces are to comply with the Venice Specific Plan Area requirements. 9- Provide and dimension the reciprocal private easement for pedestrian and driveway egress and ingress, utilities, drainage, and back up space in the final map. Separate easement covenant shall be recorded if the easement is not shown on the final map. Notes: This property is located within the Venice Specific Zone. Small Lot Subdivision within the boundary of the Venice Coastal Specific Plan Area requires compliance with Venice Coastal Specific Plan. The proposed building plans have not been checked for and shall comply with Building and Zoning Code requirements. With the exception of revised health or safety standards, the subdivider shall have a vested right to proceed with the proposed development in substantial compliance with the ordinances, policies, and standards in effect at the time the subdivision application was deemed complete. If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the Map. Parking backup spaces and garage door width on the site have not been checked for and shall comply with Zoning Code requirements at the time of plan check. An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Laura Duong at (213) to schedule an appointment. DEPARTMENT OF TRANSPORTATION 12. This project is subject to the Venice Coastal Zone Specific Plan and the Coastal Transportation Corridor Specific Plan Requirements. A parking area and driveway

10 PARCEL MAP NO. AA PMLA-SL Page 5 plan shall be submitted to the Department of Transportation for approval prior to submittal of building permit plans for plan check by the Department of Building and Safety. Final DOT approval shall be accomplished by submitting the detailed site/driveway plans at a scale of 1"=40' to DOT S West Los Angeles Coastal Development Review Section located at 7166 West Manchester Avenue, Los Angeles, In addition, the following items shall be satisfied: FIRE DEPARTMENT 13. Submit plot plans for Fire Department review and approval prior to recordation of this Parcel Map or issuance of the Certificate of Occupancy (C of O). Access for Fire Department apparatus and personnel to and into all structures shall be required. DEPARTMENT OF RECREATION AND PARKS 14. That the Quimby fee be based on the RD1.5 Zone. BUREAU OF STREET LIGHTING-SPECIFIC CONDITIONS 15. IMPROVEMENT CONDITION: No street lighting requirements. 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 conditions, 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. DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS 16. Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: a. b. Use. Limit the proposed development to a maximum of 2 units on parcels. Parking. That a minimum of two (2) parking spaces per dwelling unit shall be provided together with one half guest parking spaces, for a minimum of (5) on-site parking spaces. All exterior parking area lighting shall be shielded and directed onto the site. Guest Parking. The guest parking spaces shall be easily accessible, specifically reserved for guest parking, and posted and maintained,

11 PARCEL MAP NO. AA PMLA-SL Page 6 satisfactory to the Department of Building and Safety. If the guest parking space is gated, a voice response system shall be installed at the gate. Directions to guest parking spaces shall be clearly posted. Tandem parking spaces shall not be used for guest parking. c. Landscape Plans. That a landscape plan, prepared by a licensed landscape architect, be submitted to and approved by the Advisory Agency in accordance with CP-6730 prior to obtaining any permit. And -if volunteered at hearing by applicant The landscape plan shall be submitted to Council District 11 Office for its review and comment to the Advisory Agency prior to the submittal of the landscape plan to the Advisory Agency for approval.-the landscape plan shall identify tree replacement on a 1:1 basis by a minimum of 24-inch box trees for the unavoidable loss of desirable trees on the site. Failure to comply with this condition as written shall require the filing of a modification to this parcel map in order to clear the condition. In the event the subdivider decides not to request a permit before the recordation of the final map, the following statement shall appear on the plan and be recorded as a covenant and agreement satisfactory to the Advisory Agency guaranteeing that: FOR SMALL LOT: i. n. iii. The planting and irrigation system shall be completed by the developer/builder prior to the close of escrow of each housing unit. The developer/builder shall maintain the landscaping and irrigation for 60 days after completion of the landscape and irrigation installation. The developer/builder shall guarantee all trees and irrigation for a period of six months and all other plants for a period of 60 days after landscape and irrigation installation. d. e. Plans. Prior to the issuance of building permits, detailed development plans, including a project design plan shall be prepared consistent with the Venice Community Plan. Fence. That prior to issuance of a certificate of occupancy, a minimum 6- foot-high slumpstone or decorative masonry wall shall be constructed adjacent to neighboring residences, if no such wall already exists, except in required front yard. The wall shall be covered with clinging vines or screened by vegetation capable of spreading over the entire wall. f. Energy Conservation. That the subdivider consider the use of natural gas and/or solar energy and consult with the Department of Water and Power and Southern California Gas Company regarding feasible energy conservation measures.

12 PARCEL MAP AA PMLA-SL PAGE 7 9 h. i. Air Filtration. The applicant shall install air filters capable of achieving a Minimum Efficiency Rating Value (MERV) of at least 8 or better in order to reduce the effects of diminished air quality on the occupants of the project. Indemnification. Upon the effective date of this conditional approval, the applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Height. The height of structures shall not exceed 45 feet That prior to the issuance of the building permit or the recordation of the final map, a copy of the ZA CDP-ZAA-MEL shall be submitted to the satisfaction of the Advisory Agency, in the event that ZA CDP-ZAA-MEL is not approved, the subdivider shall submit a parcel map modification. That the subdivider shall record and execute a Covenant and Agreement to comply with the Venice Specific Plan prior to the issuance of a building permit, grading permit and the recordation of the final tract map. That the subdivider shall record and execute a Covenant and Agreement (Planning Department General Form CP-6974) that a Certificate of Occupancy (temporary or final) for the building(s) shall not be issued until the final map has been recorded. Small Lot Subdivision -note to City Zoning Engineer and Plan Check. Pursuant to Ordinance Number 176,354 (Small Lot Subdivisions) of the Los Angeles Municipal Code, the Advisory Agency has approved the following, as it applies to this subdivision and the proposed development on the site: a. b. c. The applicant shall submit a revised parcel map observing street dedication requirements, a revised setback matrix depicting setback orientation (front, rear, side yards), and indicating on the map the frontage for both parcels satisfactory to the Advisory Agency. Upon approval by the Advisory Agency, the revised map shall be stamp-dated and distributed to pertinent agencies. All structures on any one parcel shall occupy no more than 80% of the lot area for that parcel; and A Maintenance Association shall be formed, composed of all property owners, to maintain all common areas such as trees, landscaping, trash, parking, community driveway, walkways, monthly service for private fire hydrant (if required), etc. Each owner and future property owners shall

13 PARCEL MAP AA PMLA-SL PAGE 8 automatically become members of the association and shall be subject to a proportionate share of the maintenance. The subdivider shall submit a copy of this Agreement to the Planning Department for placement in the parcel map file. d. The lot is 40 feet wide, which is narrower than the 50 foot width required for new lots. However, this lot is a legal nonconforming lot, which means it lawfully existed at the time that the 50-foot minimum became effective. Section C.13 of the LAMC states that,...if a legally existing nonconforming lot is further reduced in size because of such [for public use] acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half (1/2) of the minimum area orwidth required for the zone. DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES That prior to recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770 and Exhibit CP-6770.M) in a manner satisfactory to the Planning Department requiring the subdivider to identify (a) mitigation monitor(s) who shall provide periodic status reports on the implementation of mitigation items required by Mitigation Condition Nos. 22 and 23 of the Tract's approval satisfactory to the Advisory Agency. The mitigation monitor(s) shall be identified as to their areas of responsibility, and phase of intervention pre-construction to ensure continued implementation of the above mentioned mitigation items. Prior to the recordation of the final mao, the subdivider will 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 all the environmental mitigation measures stated in the related ENV MND MM-1 MM-2 MM-3 All open areas not used for buildings, driveways, parking areas, recreational facilities or walks shall be attractively landscaped and maintained in accordance with a landscape plan and an automatic irrigation plan, prepared by a Landscape Practitioner (Sec D) and to the satisfaction of the decision maker. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

14 PARCEL MAP AA PMLA-SL PAGE 9 MM-4 MM-5 All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. Ail dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. MM-6 All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. MM-7 General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. MM-8 Trucks having no current hauling activity shall not idle but be turned off. MM-9 Prior to the issuance of any permit, a plot plan shall be prepared indicating the location, size, type, and general condition of all existing trees on the site and within the adjacent public right(s)-of-way. MM-10 All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multi-trunked, as measured 54 inches above the ground) nonprotected trees on the site proposed for removal shall be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the parkway of the adjacent public right(s)-of-way, may be counted toward replacement tree requirements. MM-11 Removal or planting of any tree in the public right-of-way requires approval of the Board of Public Works. Contact Urban Forestry Division at: All trees in the public right-of-way shall be provided per the current standards of the Urban Forestry Division the Department of Public Works, Bureau of Street Services. MM-12 The design and construction of the project shall conform to the California Building Code seismic standards as approved by the Department of Building and Safety. MM-13 Prior to the issuance of grading or building permits, the applicant shall submit a geotechnical report, prepared by a registered civil engineer or certified engineering geologist, to the Department of Building and Safety, for review and approval. The project shall comply with the Uniform Building Code Chapter 18. Division 1 Section Liquefaction Potential and Soil Strength Loss. The geotechnical report shall assess potential consequences of any liquefaction and soil strength loss, estimation of settlement, lateral movement or reduction in foundation soil-bearing capacity, and discuss mitigation measures that may include building design consideration. Building design considerations shall include, but are not limited to: ground stabilization, selection of appropriate foundation type and

15 PARCEL MAP AA PMLA-SL PAGE 10 depths, selection of appropriate structural systems to accommodate anticipated displacements or any combination of these measures. MM-14 The project shall comply with the conditions contained within the Department of Building and Safety s Geology and Soils Report Approval Letter for the proposed project, and as it may be subsequently amended or modified. MM-15 (Asbestos) Prior to the issuance of any permit for the demolition or alteration of the existing structure(s), the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant indicating that no Asbestos-Containing Materials (ACM) are present in the building. If ACMs are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other applicable State and Federal rules and regulations. MM-16 (Lead Paint) Prior to issuance of any permit for the demolition or alteration of the existing structure(s), a lead-based paint survey shall be performed to the written satisfaction of the Department of Building and Safety. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to OSHA regulations. MM-17 The applicant shall comply with mitigation measures required by this mitigated negative declaration (MND). MM-18 The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. MM-19 Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00am to 6:00 pm on Saturday. MM-20 Demolition and construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels. MM-21 The project contractor shall use power construction equipment with stateof-the-art noise shielding and muffling devices. MM-22 There may be environmental impacts which are individually limited, but significant when viewed in connection with the effects of past projects, other current projects, and probable future projects. However, these cumulative impacts will be mitigated to a less than significant level though compliance with the above mitigation measures.

16 PARCEL MAP AA PMLA-SL PAGE Construction Mitigation Conditions - Prior to the issuance of a grading or building permit, or the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: Air Quality CM-1 CM-2 CM-3 CM-4 CM-5 CM-6 All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. All clearing, grading, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. Noise CM-7 CM-8 CM-9 The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. Construction and demolition shall be restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday. Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels. CM-10 The project contractor shall use power construction equipment with stateof-the-art noise shielding and muffling devices.

17 PARCEL MAP AA PMLA-SL PAGE 12 CM-11 The project sponsor must comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment. Grading CM-12 Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season {October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity. CM-13 Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned. These shall shield and bind the soil. CM-14 Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting. General Construction CM-15 Excavation and grading activities shall be scheduled during dry weather periods, if grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity. CM-16 Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned. These shall shield and bind the soil. CM-17 Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting. CM-18 Cover and maintain dumpsters. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting. CM-19 Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into streets. CM-20 Conduct alt vehicle/equipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes to catch drips and spills.

18 PARCEL MAP AA PMLA-SL PAGE 13 FINDINGS OF FACT fceqal: FINDINGS OF FACT The Environmental Review Section of the Planning Department issued on August 25,2014 the proposed project Mitigated Negative Declaration No. ENV MND. The Advisory Agency certifies that Mitigated Negative Declaration No. ENV MND, reflects the independent judgment of the lead agency, and determined this project, when mitigated, would not have a significant effect upon the environment. The Department found that potential impacts could result from: Aesthetics; Air Quality; Biological Resources; Geology And Soils; Hazards And Hazardous Materials; Land Use And Planning; Noise; Mandatory Findings of Significance. The Advisory Agency, to mitigate the above impacts, required Condition Nos. 22 and 23, as conditions of approval for the Parcel Map and determined the project would not have a significant impact upon the environment. Other identified potential impacts not mitigated by these conditions are subject to existing City ordinances (Sewer Ordinance, Grading Ordinance, Flood Plain Management Specific Plan, Xeriscape Ordinance, Stormwater Ordinance, etc.) which are specifically intended to mitigate such impacts on all projects. Per Section of the Public Resources Code, the Advisory Agency has assured that the above identified mitigation measures shall be implemented by requiring reporting and monitoring as specified in Condition No. 21. The National Flood Insurance Program rate maps, which are a part of the Specific Plan for the Management of Flood Hazards adopted by the City Council (see Section 5 of Ordinance 172,081), have been reviewed and it has been determined that this project is located in Zone C, areas of minimal flooding. FINDINGS OF FACT (SUBDIVISION MAP ACT): In connection with the approval of Parcel Map No. AA PMLA-SL, pursuant to Section of the State of California Government Code (the Subdivision Map Act), the Advisory Agency of the City of Los Angeles makes the prescribed findings as follows: (a) PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. The adopted General Plan Land Use Element is made up of 35 Community Plans.

19 PARCEL MAP AA PMLA-SL PAGE 14 The subject project is within the Venice Community. The Venice Community Plan Land use Designation for the subject property is Low Medium li Residential, with the corresponding zones of RW1, RW2, RD2 and RD1.5. This requires at least 1500 square feet of lot area per dwelling unit. The subject 5,201 net square foot parcel is zoned RD1.5-1 which corresponds with Low Medium li Residential. Based on the square footage of the subject parcel, the maximum density allowed by right is 3 dwelling units. The proposed project is for a 2 units. Therefore, the project is consistent with the General Plan Land Use Designation. The project is within the Los Angeles Coastal Transportation Corridor. The Los Angeles Coastal Transportation Corridor Specific Plan does not address development issues. It identifies trip fee requirements for non-residential projects. The project is also within the Venice Coastal Zone. As a condition of approval, Condition No. 11b of this Letter of Determination requires the applicant to show compliance with all the conditions/requirements of Coastal Development Permit and Mello Clearance case number ZA CDP-ZAA-MEL, which is the companion case addressing compliance with the Venice Coastal Zone. That case approval insures that the project is consistent with the Venice Coastal Zone requirements. As conditioned, the project conforms to the General Plan and applicable Specific Plans. (b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS. The proposed type of development is called a Small Lot parcel map. It would be 2 single family dwellings on 2 individual new lots that would be approximately 2,682 square feet and 2,041 square feet in size, thereby meeting the minimum lot size requirement of 600 square feet for the Small Lot Ordinance. The site plan indicates that lot widths will be approximately 40 feet each, thereby meeting the minimum lot width requirement of 16 feet. Five parking spaces would be on the rear, off of the alley. The Bureau of Engineering has reviewed the proposed parcel map and found that the parcel map layout is generally satisfactory. As conditions of approval, the subdivider is required to make improvements on Brooks Avenue and on the alley (Brooks Court) abutting the site in order to meet current standards. Those conditions are included in this letter. See conditions under department. The proposed project would provide an appropriate residential development that is consistent with the RD1.5-1 Zone and the Low Medium It Residential land use designation in the Venice Community Plan. There are comparable multifamily developments, in the surrounding area. The project is within the Los Angeles Coastal Transportation Corridor. The Los Angeles Coastal Transportation Corridor Specific Plan does not address development issues. It identifies trip fee requirements for non-residential projects.

20 PARCEL MAP AA PMLA-SL PAGE 15 The project is also within the Venice Coastal Zone. As a condition of approval, Condition No. 10b of this Letter of Determination requires the applicant to show compliance with all the conditions/requirements of Coastal Development Permit and Meilo Clearance case number ZA CDP-ZAA-MEL, which is the companion case addressing compliance with the Venice Coastal Zone. That case approval insures that the project is consistent with the Venice Coastal Zone requirements. As conditioned, the project conforms to the General Plan and applicable Specific Plans. (c) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT. According to the Bureau of Engineering (BOE) letter dated May 31, 2014, there is an existing sanitary sewer available in Brooks Court (alley) adjoining the subdivision. The construction of mainline and house connection sewers within suitable easement will be required to serve each parcel. BOE recommends conditions of approval that include dedications and improvements along Brooks Court and Brooks Avenue, and any necessary sewer repair, should this Preliminary Parcel Map be approved. Those conditions are included in this letter. The site is level and is not located in a flood zone, or landslide area. The site, however, is located in a liquefaction area. The project has been conditioned so that prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division, with all the requirements and conditions contained in Inter-Departmental Letter dated May 1, 2014, Log No and attached to the case file. The Inter-Departmental Letter is a Soils Report Approval Letter that gives detailed conditions of approval for grading on the site. The parcel map was circulated to various City departments and agencies for their review and recommendations. Their comments are incorporated into the project s conditions of approval. Therefore as conditioned, the site is physically suitable for a small lot subdivision. (d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT The site is zoned RD This requires at least 1,500 square feet of lot area per dwelling unit. The subject site is approximately 5,201 square feet after dedication. Based on the square footage of the subject site, the maximum density allowed by right is 3 dwelling units. The proposed project is for 2 units. Therefore, the lot is sufficient in size to allow a density of 2 dwelling units. The lot is 40 feet wide, which is narrower than the 50 foot width required for new lots. However, this lot is a legal nonconforming lot, which means it lawfully existed at the time that the 50-foot minimum became effective. Section C 13 of the LAMC states that, "...if a legally existing nonconforming lot is further reduced in size

21 PARCEL MAP AA PMLA-SL PAGE 16 because of such [for public use] acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half (1/2) of the minimum area or width required for the zone. (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. The Initial Study prepared for the project identifies no potential adverse impact on fish or wildlife resources as far as plant life or animal life are concerned. Furthermore, the surrounding area is presently developed with structures and does not provide a natural habitat for either fish or wildlife. (0 THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS. There are no apparent health problems that might be caused by the design or construction of the proposed condominium units. The Bureau of Engineering has reported than existing sanitary sewer is available under Brooks Court (alley) adjoining the subdivision. This development is required to be connected to the City s sewer system where the sewage will be directed to the LA Hyperion Treatment Plant, which has been upgraded to meet Statewide ocean discharge standards. (g) 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 There is a utility easement along the south side of the property. Condition 10g requires the applicant to Provide and dimension the reciprocal private easement for pedestrian and driveway egress and ingress, utilities, drainage, parking spaces within the building, and back up space in the final map. Separate easement covenant shall be recorded if the easement is not shown on the final map. THE FOLLOWING NOTES ARE FOR INFORMATIONAL PURPOSES AND ARE NOT CONDITIONS OF APPROVAL OF THIS PARCEL MAP: 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.

22 PARCEL MAP AA PMLA-SL PAGE 17 As part of the construction of your project, you may wish to make arrangements, with the Telecommunications Bureau, located at 200 N. Main Street Room 1255, regarding the cable television franchise holder for this area, or by calling (213) The above action shall become effective upon the decision date noted at the top of this letter unless an appeal has been submitted to the West Los Angeles Area Planning Commission within 15 calendar days of the decision date. If you wish to appeal, a Master Appeal Form No. CP-7769, must be submitted, accepted as complete, and appeal fees paid by 5:00 PM on August 3, 2015* at one of the City Planning Department Public Counters, located at: Figueroa Plaza 201 N. Figueroa St,. 4th Floor Los Angeles, CA (213) Marvin Braude San Fernando Valley Constituent Service Center 6262 Van Nuys Bl., Room 251 Van Nuys, CA (818) *Please note the cashiers at the public counters close at 3:30 PM. Appeal forms are available on-line at There is no longer a second level of appeal to the City Council for Parcel Map actions of the Advisory Agency. 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, including all appeals, if any. No sale of separate parcels is permitted prior to recordation of the final parcel map. The owner is advised that the above action must record within 36 months of the date of approval, unless an extension of time has been requested in person before 5:00 p.m. July 17, No requests for time extensions or appeals received by mail shall be accepted. If you have any questions, please call Kevin Golden at (213) Michael J. LoGrande Advisory Agency / / / JOSE CARLOS ROMERO-NAVARRO Deputy Advisory Agency MJL:JCRN:KSG:thb

23 SCALE: T =10 VESTING TENTATIVE PARCEL MAP NO. for 2 unit small lot subdivision purposes LOT 3 IN BLOCK is OF OCEAN PARK VILLA, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 4 PAGE 23 INCLUSIVE OF MAPS' IN THE OFFICE OF COUNTY RECORDER OF SAID COUNTY. TRACT MAP NOTES 1 JJP; 4* APN: Jp * OWNER ARC CONSTRUCTION 528 PALISADES DRIVE #530 PACIFIC PALISADES, CA BROOKS AVENUE 50* <E 25* 25s.. 4* DEDICATION S32*16*30 E 61.03* 4' X. '. \ \ ' i*. Ye \ i ftj,! i : ; : a? X:T ; X4- T :U! ypylsfy /r«+ 5 fb tti FRONTYAF \ ixxim: s's $ 28* SETBACK 5-. M * ;! f si lx LOT 1 - X \ V i k m h 4 ' i & % s1*1 f «* m m IM im s; K A > x X a F#Y ~X Ml 'K, \\ X 1X3 \i) X r?v m PLANTER \ 4?,: m.:t\xtxx... v rclr: X XSLlX" sr m 83216WE I I * iroy... p E 5? h 8 SETBACK 2m *. _J5JLQ.. SETBACK f 41 V mm*..^ i7xx pllfei 1 XXXO fast ' : i - 1 iji yj-s >! il,nn [ SE3M X ') -V per i t s'; s i-«5 J 130,04* DEDltiATlCfN [ i 1 i I 5 f r m m o 5.00 SIDEYARPj SETBACK 8 w 40.cn*-: i V 7 * -V BROOKS AVE. BROOKS COURT COMMON ACCES FOR UTILITY EASEMENT rr '5 EDICATiqiN Dec 1CAT ON 2V DC. 5,! m : s' 3 f I 0 D LOT 2 t (310) ATTN: MR. KAMSIZ KAMDAR ADDRESS SITE: 672 BROOKS AVENUE LOS ANGELES, CA GROSS AREA; 6, SQ. FT ACRES PIQ + HALF OFBR0QKS AVE + HALF OF BROOKS COURT NET- AREA: 5, SQ. FT ACRES PIQ ONLY NOTES:., LX ALL;../. 1. NO AREA.IS SUBJECTED TO FLOODING. 2. NO PROTECTED SPECIES ON THE SITE. 3. ALL UTILITIES ARE AVAILABLE TO SITE. 4. PROPOSED PROJECT: 2 SMALL LOTS SINGLE FAMILY SUBDIVISION ' ' 5. EXISTING ZONE: RD1.5-1 PROPOSED ZONE: SAME 6. NO EASEMENT EXCEPT SHOWN HEREON. 7. PROPOSED PARKING SPACES: 4 8. NO GEOLOGICAL HAZARDOUS AREA. 9. SEWER IS AVAILABLE TO THE SITE. 10. ALL EXISTING STRUCTURES TO.BE DEMOLISHED. 11. SITE IS IN LIQUEFACTION. LOT 1 n 5' m cc f TOWnW Q f i5' CO o LOS ANGELES JS3EPT. OF CITY PLANNING SUBMITTED FOR FILING M TENTATIVE map I t; *- ' fr DETAIL - A N.T.S APR n REVISED MAP EXTENSION OF TIME _J FINAL MAP UNIT RlMODiFIED DEPUTY ADVISORY AGENCY VICINITY MAP N.T.S. f I \ i \ r I I \ \ 'kb?' ; In ) I m M is m M m PLANS PREPARED BY: TALA ASSOCIATES REYNALDO T DE RAMA R.C.E COLBY AVENUE LOS ANGELES, CA PHONE (424) FAX (310) JN2950 DATE: JANUARY 30, 2014! / PROPERTY DESCRIPTION S^J X ^ NO. 23l98?JSj ^\rxp V V 2 5 LOT# LOT AREA h 1 2,682.35S.F. * 2 2,041.76S.F. * SETBACK NORTH SETBACK EAST SETBACK SOUTH SETBACK WEST 3! 5-0 li 21 ~ 0 n 5-0 8' - 0 5' - 0?? 5* - 0" * 5' - 0 ir ii * M 15' - 0 z7 -y it j/ AFTER DEDICATION 'V cv v.y.. V '"/,'t:y k/ ' (.l / O-y s / C Y -Y / q-x' - : Q.-/ ;V O/ / v /!* % M y :Wi tv '0m. ci.,t;- N»-.w ftlsw; o vpniceab. era«4b. *a i'- IS X M» m m e. MM m