Los Angeles Department

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1 Los Angeles Department of City Planning PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE CITY PLANNING CASE: ENVIRONMENTAL DOCUMENT: COUNCIL DISTRICT: APCH ZC ENV MND 15 PROJECT ADDRESS: 600 E. L. Street APPLICANT/REPRESENTATIVE: TELEPHONE NUMBER: EM600AIL ADDRESS: City of Los Angeles/ Robert Dwelle Habitat for Humanity of Greater Los Angeles (310) rdwelle@habitatatla.org APPELLANT/REPRESENTATIVE: TELEPHONE NUMBER: ADDRESS: PLANNER CONTACT INFORMATION: TELEPHONE NUMBER: ADDRESS: Ann Choi (213) ann.choi@lacitv.org APPROVED PROJECT DESCRIPTION: The construction of nine, one-story, single-family homes with floor areas ranging from approximately 1,149 Square feet to 1,163 square feet and one tot lot on an approximately 59,178 square-foot vacant lot in a R1-1XL-0 zone. The requested entitlement is a Zone Change from R1-1XL-0 to [T][Q]RD5-1XL-0 to permit The subdivision of one lot into ten lots.

2 COMMISSION ACTION(S) / ZONING ADMINISTRATOR ACTION(S): (CEA s PLEASE CONFIRM) 1. Recommended that the City Council adopt the Mitigated Negative Declaration No. ENV MND and associated Mitigation Monitoring Program for the above referenced project; 2. Approved and recommended that the City Council approve a Zone Change from R1-1XL-0 to [T][Q]RD5-1XL-0 for the property located at 600 E. L Street; 3. Adopted the attached Conditions of Approval; 4. Adopted the attached Findings; 5. Recommended that the applicant be advised that time limits for effectuation of a zone change in the "T" Tentative classification or Q Qualified Classification are specified in Section 12.32G of the L.A.M.C, Conditions must be satisfied prior to the issuance of building permits and that the [T] Tentative classification be removed in the manner indicated on the attached page; 6. Advised the applicant that, pursuant to California State Public Resources Code Section , the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring; and 7. Advised the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and/or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. ENTITLEMENTS FOR CITY COUNCIL CONSIDERATION: Zone Change FINAL ENTITLEMENTS NOT ADVANCING: None ITEMS APPEALED: None

3 ATTACHMENTS: REVISED: ENVIRONMENTAL CLEARANCE: REVISED: p Letter of Determination Categorical Exemption Findings of Fact r~ Negative Declaration r p Staff Recommendation Report Mitigated Negative Declaration Conditions of Approval Environmental Impact Report P p r Ordinance Zone Change Map GPA Resolution p Mitigation Monitoring Program Other r r t p Land Use Map Exhibit A - Site Plan Mailing List r r r Land Use Other r. r NOTES / INSTRUCTION(S): FISCAL IMPACT STATEMENT: r Yes P No *lf determination states administrative costs are recovered through fees, indicate Yes. PLANNING COMMISSION: F City Planning Commission (CPC) f Cultural Heritage Commission (CHC) F Central Area Planning Commission r East LA Area Planning Commission P Harbor Area Planning Commission r North Valley Area Planning Commission r South LA Area Planning Commission r South Valley Area Planning Commission f West LA Area Planning Commission

4 PLANNING COMMISSION HEARING DATE: COMMISSION VOTE: AUGUST 4, LAST DAY TO APPEAL: APPEALED: TRANSMITTED BY: TRANSMITTAL DATE: AUG

5 V' Harbor Area Planning Commission 200 N. Spring Street, Room 272, Los Angeles, California, , (213) n Determination Mailing Date AUG fo3< Case No.: Incidental Cases: Related Cases: CEQA No.: Applicant: Representative: APCH ZC None VTT SL ENV MND City of Los Angeles Robert Dwelle, Habitat for Humanity of Greater Los Angeles Location: Council No.: Plan Area: Specific Plan: Certified NC: GPLU: Zone: Requested Action: 600 E. L Street 15 - Buscaino Wilmington-Harbor City None Wilmington Low Residential Rl-IXL-O Zone Change At its meeting on August 4, 2015, the following action was taken by the Harbor Area Planning Commission: 1. Recommended that the City Council adopt the Mitigated Negative Declaration No. ENV MND and associated Mitigation Monitoring Program for the above referenced project; 2. Approved and recommended that the City Council approve a Zone Change from R1-1XL-0 to [T][Q]RD5-1XL-0 for the property located at 600 E. L Street; 3. Adopted the attached Conditions of Approval; 4. Adopted the attached Findings; 5. Recommended that the applicant be advised that time limits for effectuation of a zone change in the T Tentative classification or Q Qualified Classification are specified in Section 12.32G of the L.A.M.C. Conditions must be satisfied prior to the issuance of building permits and that the [T] Tentative classification be removed in the manner indicated on the attached page; 6. Advised the applicant that, pursuant to California State Public Resources Code Section , the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring; and 7. Advised the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and/or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees. This action was taken by the following votes: Moved: Seconded: Ayes: Nays: Absent: Commissioner Harmatz Commissioner Lane Commissioner Hatch Commissioner Ortiz Commissioner Baker Vote: 3-1

6 Case No. APCH ZC 600 E. L. Street Page 2 Effective Date: Effective upon mailing of this report Fely C. Pingol, Commission Executive Assistant Harbor Area Planning Commission If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section , the petition for writ of mandate pursuant to that section must be filed no later than the 90th day following the date on which the City's decision became final pursuant to California Code of Civil Procedure Section There may be other time limits which also affect your ability to seek judicial review. Attachments: (T) Conditions, Ordinance, Zone Change Map, (Q) Conditions, Zone Change Signature Sheet, Findings cc: Notification List Michelle Singh Ann Choi

7 APCH ZC 600 E.L. Street T-1 CONDITIONS FOR EFFECTUATING [T] TENTATIVE CLASSIFICATION REMOVAL Pursuant to Los Angeles Municipal Code Section G 1, the [T] Tentative Classification shall be removed by the recordation of a final tract map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approvals or guarantees provided to the Planning Department for attachment to the subject City Plan case file. 1. Dedication(s) and Improvements: Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional, and Federal government agencies, as may be necessary). A. Responsibilities/Guarantees As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer. Prior to issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicant/developer shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency's consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning Street Dedication and Improvements: If determined necessary, dedicate and improve all adjacent streets and alleys to the satisfaction of the City Engineer. Street Lighting: Installation of street lights to the satisfaction of the Bureau of Street Lighting. If new street light(s) are required, the property within the boundary of the development shall be formed or annexed into a Street Lighting Maintenance Assessment District prior to final recordation or issuance of the certificate of Occupancy. Street Trees: Construct tree wells and plant street trees to the satisfaction of the Street Tree Division of the Bureau of Street Services. Sewers: Construct sewers to the satisfaction of the City Engineer. Drainage: Construct drainage facilities to the satisfaction of the City Engineer. Parking/Driveway Plan. Submit a final site plan for parking and driveway 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, Suite 400, Station 3.

8 APCH ZC 600 E.L. Street T The requirements of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The applicant shall make any necessary arrangements with the appropriate cable television franchise holder to assure that cable television facilities will be installed in City right-of-way in the same manner as is required of other facilities, pursuant to Municipal Code Section N, to the satisfaction of the Information Technology Agency (ITA). 10. Applicant shall make payment of school fees to the Los Angeles Unified School District to offset the impact of additional student enrollment at schools serving the project area Per Section of the Municipal Code, the applicant shall dedicate land for park or recreational purposes or pay the applicable Recreation and Park fees to the satisfaction of the Department of City Planning and Department of Recreation and Parks. Covenant: Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded by the property owner in the County Recorder's Office. The agreement shall run with the land and shall be binding on any subsequent owners, heirs or assigns. Further, the agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder's number and date must be given to the City Planning Department for attachment to the subject file. Notice: Certificates of Occupancies for the subject property will not be issued by the City until the construction of all the public improvements (streets, sewers, storm drains, etc.), as required herein, are completed to the satisfaction of the City Engineer.

9 APCH ZC 600 E. L. Street Q-1 [Q] QUALIFIED CONDITIONS OF APPROVAL Pursuant to Section G of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the Q Qualified classification. Entitlement Conditions Site Development. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped Exhibit B, and attached to the subject case file. No change to the plans will be made without prior review by the Department of City Planning, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provisions of the Municipal Code or the project conditions. Residential Density. The project shall be limited to a maximum of 9 residential dwelling units. Automobile Parking. Vehicle parking shall be provided consistent with LAMC A.4(a), which requires two automobile parking spaces on the same lot with each onefamily dwelling, for a minimum of 18 code-required parking spaces. Floor Area Ratio (FAR). The project is limited to a maximum of 3:1 FAR. Height. The project shall have a maximum building height of 14 feet 6 inches, as shown on elevations in Exhibit B. Environmental Mitigation Conditions 6. Habitat Modification (Nesting Native Birds, Non-Hillside or Urban Areas). a. The project will result in the removal of vegetation and disturbances to the ground and therefore may result in take of nesting native bird species. Migratory nongame native bird species are protected by international treaty under the Federal Migratory Bird Treaty Act (MBTA) of 1918 (50 C.F.R Section 10.13). Sections 3503, 3503,5 and 3513 of the California Fish and Game Code prohibit take of all birds and their active nests including raptors and other migratory nongame birds (as listed under the Federal MBTA). b. Proposed project activities (including disturbances to native and non-native vegetation, structures and substrates) should take place outside of the breeding bird season which generally runs from March 1- August 31 (as early as February 1 for raptors) to avoid take (including disturbances which would cause abandonment of active nests containing eggs and/or young). Take means to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture or kill (Fish and Game Code Section 86). c. If project activities cannot feasibly avoid the breeding bird season, beginning thirty days prior to the disturbance of suitable nesting habitat, the applicant shall: d. Arrange for weekly bird surveys to detect any protected native birds in the habitat to be removed and any other such habitat within properties adjacent to the project site, as access to adjacent areas allows. The surveys shall be conducted by a qualified

10 APCH ZC 600 E. L. Street 0-2 biologist with experience in conducting breeding bird surveys. The surveys shall continue on a weekly basis with the last survey being conducted no more than 3 days prior to the initiation of clearance/construction work. e. If a protected native bird is found, the applicant shall delay all clearance/construction disturbance activities within 300 feet of suitable nesting habitat for the observed protected bird species until August 31. f. Alternatively, the Qualified Biologist could continue the surveys in order to locate any nests. If an active nest is located, clearing and construction within 300 feet of the nest or as determined by a qualified biological monitor, shall be postponed until the nest is vacated and juveniles have fledged and when there is no evidence of a second attempt at nesting. The buffer zone from the nest shall be established in the field with flagging and stakes. Construction personnel shall be instructed on the sensitivity of the area. 'The applicant shall record the results of the recommended protective measures described above to document compliance with applicable State and Federal laws pertaining to the protection of native birds. Such record shall be submitted and received into the case file for the associated discretionary action permitting the project. 7. Tree Removal (Non-Protected Trees), a. Prior to the issuance of any permit, a plot plan shall be prepared indicating the location, size, type, and general condition of all existing trees on the site and within the adjacent public right(s)-of-way. b. c. All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multitrunked, as measured 54 inches above the ground) non-protected trees on the site proposed for removal shall be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the parkway of the adjacent public right(s)-ofway, may be counted toward replacement tree requirements. 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, Bureau of Street Services, Department of Public Works. Administrative Conditions 8. Final Plans. Prior to the issuance of any building permits for the project by the Department of Building and Safety, the applicant shall submit all final construction plans that are awaiting issuance of a building permit by the Department of Building and Safety for final review and approval by the Department of City Planning. All plans that are awaiting issuance of a building permit by the Department of Building and Safety shall be stamped by Department of City Planning staff Final Plans. A copy of the Final Plans, supplied by the applicant, shall be retained in the subject case file. 9. Notations on Plans. Plans submitted to the Department of Building and Safety, for the purpose of processing a building permit application shall include all of the Conditions of Approval herein attached as a cover sheet, and shall include any modifications or notations required herein.

11 APCH ZC 600 E. L. Street Q Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review of approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning prior to clearance of any building permits, for placement in the subject file. 11. Code Compliance. Use, area, height, and yard regulations of the zone classification of the subject property shall be complied with, except where granted conditions differ herein. 12. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation. 13. Department of Building and Safety. The granting of this determination by the Director of Planning does not in any way indicate full compliance with applicable provisions of the Los Angeles Municipal Code Chapter IX (Building Code). Any corrections and/or modifications to plans made subsequent to this determination by a Department of Building and Safety Plan Check Engineer that affect any part of the exterior design or appearance of the project as approved by the Director, and which are deemed necessary by the Department of Building and Safety for Building Code compliance, shall require a referral of the revised plans back to the Department of City Planning for additional review and sign-off prior to the issuance of any permit in connection with those plans. 14. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning. 15. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all of the information contained in these conditions shall be recorded by the property owner in the County Recorder s Office. The agreement shall run with the land and shall be binding on any subsequent owners, heir, or assigns. Further, the agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a Certified Copy bearing the Recorder s number and date must be given to the City Planning Department for attachment to the subject file. 16. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees relating to or to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

12 APCH ZC 600 E. L. Street F-1 FINDINGS A. General Plan / Charter Findings General Plan Land Use Designation. The subject property is within the Wilmington Harbor City Community Plan area, adopted on July 14, 1999, which designates the site for Low Residential land use with corresponding zones of RE 9, RS, R1, RD 6, RD 5 and RU. The recommended zone change from R1-1XL-0 to RD5-1XL-0 is within the existing land use designation of Low Residential Density. The applicant is proposing a density of 9 dwelling units, two dwelling units or 19% less than what the proposed zone change and maximum build-out of the RD5 zone would allow. General Plan Text: The Community Plan includes the following relevant land use goals objectives, policies and programs: Goal 1 Objective 1-1 Objective 1-3 A SAFE, SECURE AND HIGH QUALITY RESIDENTIAL ENVIRONMENT FOR ALL ECONOMIC, AGE, AND ETHNIC SEGMENTS OF COMMUNITY To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Plan area to the year To preserve and enhance the varied and distinct residential character and integrity of existing single and multi-family neighborhoods. Policies Seek a high degree of architectural compatibility and landscaping for new infill development to protect the character and scale of existing residential neighborhoods Protect existing single family residential neighborhood from new, out of scale development. Objective 1-5 To promote and insure the provision of adequate housing for all persons regardless of income, age, or ethnic background. Policies Promote greater individual choice in type, quality, price, and location of housing. Program: The Plan promotes greater individual choice through its establishment of residential design standards and its allocation of lands for a variety of residential densities. The proposed project meets Objectives 1-1, 1-3 and 1-5 by providing nine, new, high-quality single-family homes that are attractively landscaped and compatible with the surrounding residential neighborhood. The project will provide much needed affordable housing for first-time buyers within the Wilmington-Harbor City Community Plan area. The project provides nine, onestory structures featuring pitched roofs, covered porches, and private yards, complementary and compatible to the architectural style of the surrounding community.

13 APCH ZC 600 E. L. Street F-2 B. Zone Change Findings Pursuant to Section F of the LAMC, and based on these findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice. The applicant is seeking approvals for a project that involves the construction of nine, one-story single-family homes with a maximum height of 14 feet 6 inches with a total floor area of 10,350 square feet. The project will include nine private yards totaling 10,369 square feet and a common tot lot totaling 2,989 square feet that will be made available to the project s residents. The entire project site is currently vacant and unimproved, and it is owned by the City of Los Angeles. The subject site is currently zoned R1-1XL-0, and the Wilmington-Harbor City Community Plan designates the site for Low Residential land uses. The re-zoning of the site to accommodate the proposed project, as conditioned, is consistent with the General Plan and in conformance with the public necessity, convenience, general welfare or good zoning practice. It would permit a development that is consistent with the General Plan Land Use designation, meets the objectives of the existing Community Plan, and is consistent with the residential densities of the surrounding lots. The action, as recommended, has been made contingent upon compliance with the T and Q conditions imposed herein. Such limitations are necessary to protect the best interests of, and to assure that the proposed development is more compatible with surrounding properties, to secure an appropriate development in harmony with the General Plan, and to prevent or mitigate the potential, adverse environmental effects of the subject recommended action. To address the critical housing needs, the City of Los Angeles passed the Small Lot Subdivision Ordinance (Ordinance No. 176,354) which came effective on January 31, The ordinance enables the ownership of smaller, more affordable fee simple homes and permits the subdivision of multi-family zones and commercially zoned properties into small single-family or townhouse-style lots by reducing the minimum lot size and side yard requirements, encouraging compact building footprints, introducing passageways between buildings and eliminating requirements for conventional street frontage. Small Lot Subdivision Ordinance Established in 2005 in LAMC Section C.27, the Small Lot Ordinance (Ordinance no. 176,354) allows for the subdivision of underutilized land in multi-family and commercial areas into fee-simple homes. The Small Ordinance was intended as infill development and a smartgrowth alternative to the traditional, suburban style single-family subdivisions and allowed smaller lot areas with compact building footprints and reduced yard setbacks, street frontages, passageways between buildings and open space. The proposed project demonstrates good zoning practice and substantially complies with the following applicable requirements of the LAMC Section C.27: A parcel map or tract map, pursuant to Section et seq. of the LAMC shall be required for the creation of a small lot subdivision. A concurrent application under Vesting Tentative Tract Map No SL requests to permit the subdivision of a single lot into ten lots by the Advisory Agency under LAMC Section C.27.

14 APCH ZC 600 E. L. Street F-3 The minimum lot width shall be 16 feet and the minimum lot area shall be 600 square feet. All structures on a lot which includes one or more dwelling units, may, taken together, occupy no more than 80% of the lot area, unless the tract or parcel map provides common open space equivalent to 20% of the lot area of each lot not meeting this provision. No front, side, or rear yard shall be required between lots within an approved small lot subdivision. However, a five-foot setback shall be provided where a lot abuts a lot that is not created pursuant to this subdivision. No passageway pursuant to LAMC Section C.2 shall be required. Table 1 Lot Front Rear N/W S/E Min. Lot Width Lot Area No. (ft) (ft) Side Side (ft) (sq.ft.) m M 1 15 W , W , W , W , E , W , N , N , N , (Tot N/A N/A N/A N/A 45.5, ,989 Lot) As indicated on Table 1 and Exhibit B, the proposed project complies with: the minimum lot widths since the minimum lot width provided on the site plan is 39.5 feet; the minimum lot areas since the minimum lot area provided on the site plan is 4,306 square feet; the minimum setback requirements and lot coverage. Vehicular access may be provided to either a lot containing a dwelling unit or to its required parking spaces by way of street or alley frontage, driveway access or similar access to a street. Fences and walls within five feet of the front lot line shall be no more than three and one-half feet in height. Fences and walls within five feet of the side and rear lot lines shall be no more than six feet in height. Each dwelling unit is located along a 24-foot wide internal driveway that terminates in a turnaround with driveways leading to enclosed garages. The fences surrounding the property (along the lot lines) are composed of concrete and have a maximum height of 6 feet. The fences located between the dwelling units and enclosing the private yards are composed of wood and have heights that range from 3 feet to 42 inches in height. The project s is in compliance with the regulations of the Small Lot Ordinance, thus demonstrating good zoning practice.

15 APCH ZC 600 E. L. Street F-4 Small Lot Design Guidelines In addition, the proposed development is also subject to the Small Lot Design Guidelines. All small lot subdivisions filed after February 1, 2014 must comply with or meet the intent of the Guidelines. These Guidelines provide an opportunity to address the design challenges and spatial complexities such as massing, height, circulation, and transitional areas from adjacent properties. The Small Lot Design Guidelines also promote the design and creation of small lot housing with neighborhood compatibility for consistency with applicable General and Specific Plans and addressing site organization and urban form, setbacks and building transitions, parking and driveways, building design and materials, and landscaping and access. These Guidelines provide specific guidance and as conditioned, the Project will meet the intent of the following guidelines: Relationship to the Street In areas with an existing prevailing street setback, align the small lot development to be consistent with this setback and provide continuity along the street edge. Slight deviations from the setback are acceptable. On residential streets with varying setbacks, the front yard setback should be within 5 feet of the average setback of adjacent properties. The project will improve the fragmented character of L Street and Lecouvreur Avenue by introducing much needed residential infill development to a site that has sat vacant and unimproved for decades within an existing low density residential neighborhood. Currently, the lots surrounding the project have varying setbacks; a prevailing setback does not exist. The multi-family apartments to the west of the project site have a front yard setback of approximately 6 feet and the one-story residence to the east of the project site on L Street has a side yard setback of approximately 7 feet. The project will provide 15-foot front yard setbacks for the three residences located on Lots 1, 2 and 3 along Lecouvreur Avenue and side yard setbacks of 24 feet and 38.5 feet for the two residences located on Lots 1 and 4 along L Street. The pedestrian walkways leading to the primary entryways are located along Lecouvreur Avenue for Lots 1, 2 and 3 and will feature transitional landscaping and architectural elements such as covered porches and varied roof lines to enhance the walking experience along this street. The side yards on Lots 1 and 4 will feature fencing to provide a sense of privacy for the two residences located on L Street and to encourage a continuous pedestrian environment on L Street. Site Layout and Circulation Configure homes to front public streets, primary entryway, circulation walkways, and open spaces, rather than driveways. For homes not adjacent to the public street, provide pedestrian circulation in the form of private walkways or clearly delineated paths of travel from the sidewalk to their entryway. Homes fronting a public street should have the primary entrance and main windows facing the street. Provide space for entry, front landing, and transitional landscaping between the public sidewalk and private entryway.

16 APCH ZC 600 E. L. Street F-5 When multiple units share a common driveway that is lined with individual garages, provide distinguishable pedestrian paths to connect parking areas to articulated individual entries. Parking and Driveway Entry Locate parking to the rear of dwellings where homes front the public street. If individual front driveways must be used, the setback of the building should allow for an ample amount of landscaping space and a front entryway, porch, or landing. Allow for a pedestrian access path separate from driveway whenever possible. Primary entryways should be clearly identifiable and connected to the public street by a walkway. Individual residences should incorporate transitions such as landscaping, paving, porches, stoops and canopies. Homes that front a public street should have their primary entry accessible from the street. Garages should not take the place of the main entryway. Incorporate transitions such as landscaping, paving material, porches, stoops, and canopies at the primary entrance to each residence, and at the main pedestrian entrance from the sidewalk. The project site is an L-shaped lot with ten individual lots proposed along its perimeter. Lots 1, 2 and 3 will be located along the western boundary of the northern portion of the site with frontage on Lecouvreur Avenue. To the south of Lots 1-3 are Lots 5 and 7, located along the western boundary of the southern portion of the site. Lots 5 and 7, as proposed, will not have any frontage along Lecouvreur Avenue because they will be located behind existing two-story apartment buildings. Lots 7, 8 and 9 compose the southern boundary of the site and will not have any frontage since they abut single-family homes to the south. Lots 4 and 6 will also be land-locked lots and are located along the eastern boundary of the site. The tenth lot is an open space amenity (tot lot) between Lots 4 and 6 that will be shared by the residents of this development. The project proposes an internal, private driveway through an easement accessed from L Street, with access to individual attached garages located away from the public realm. The internalized private driveway allows for a continuous pedestrian experience on the sidewalk that would normally be disrupted by the placement of multiple individual driveways and garages along the street front. Garages are accessible directly off this internal driveway, and each garage will provide two enclosed parking spaces. Lots 1, 2 and 3, will provide an additional exterior parking space next to each garage. Lots 4, 5, 6, 7, 8, and 9 will provide small driveways that can accommodate additional exterior parking spaces. Two additional guest parking spaces are proposed between Lots 5 and 7 and will be shared between all nine homes and a trash enclosure is proposed between Lots 6 and 9. The private driveway is a cul-de-sac and terminates in a turnaround. The lots with public street frontage and the internalized land-locked lots that do not possess any street frontage both propose clearly delineated pedestrian paths of travel. These pedestrian paths of travel are accessed from the sidewalk or private driveway, and the entries are characterized by clearly identifiable covered porches with a stone veneer column base.

17 APCH ZC 600 E. L. Street F-6 The proposed project has been designed to meet the intent of these guidelines by considering the characteristics of the street and by configuring the proposed development in relation to its context and to each other. The project s careful consideration of the placement of driveways, the well-defined paths of travel to individual entries, the varying placement of buildings, and the maximization of usable outdoor space will be in substantial conformance with public necessity, convenience, general welfare, and good zoning practice. Height and Massing Avoid excessive height differences in height between the proposed development and adjacent buildings. Provide sufficient space between buildings, articulation along the street frontage, and visual breaks to diminish the scale and massing. Building Fagade Privacy Employ architectural details to enhance scale and interest by breaking the fagade up into distinct planes that are offset from the main building fagade. Provide windows on building facades that front on public streets, private driveways, and internal pedestrian pathways within the development. Include overhead architectural features at entrances and windows that provide shade and passive cooling. Minimize the number of windows overlooking neighboring interior private yards. Provide functional distances between building walls and vary height to maximize private outdoor space, light and views. The project proposes three different types of floor layouts. Plan A is proposed for Lots 1-3, Plan B is proposed for Lots 4-6, and Plan C is proposed for Lots 7-9. Plan A is sited lengthwise and perpendicular to the street. Side yard setbacks between buildings range from 4 feet to 24 feet and buildings are 8 feet to 24 feet apart. Building walls where side yard setbacks are narrow do not contain any windows to ensure privacy between structures. Windows are carefully placed on walls with views oriented towards private yards or to the street. Plan B is sited lengthwise along the property lines and rear yard setbacks are 5 feet. Building walls where rear yard setbacks abut another property do not contain any windows. Primary entryways and windows are oriented towards the private drive and private yards within the side yards. Plan C is sited lengthwise with its rear yard oriented to the south. Plan C contains windows on all sides of the building excluding the garage. Lots 7-9 are located within the narrowest portion of the site, buildings are located 9.5 feet apart from each other. Fencing is proposed between the subdivided lots and further strengthens the privacy between different properties. The proposed small lot development seamlessly integrates with its surrounding built environment since it avoids excessive differences in height from adjacent buildings and employs well-articulated street frontages, building and driveway placement, and visual breaks between buildings. The elevations of the one-story buildings reveal a consistent maximum height of 14 feet 6 inches to integrate with its neighboring one- and two-story structures. The small lot

18 APCH ZC 600 E. L. Street F-7 development offers three different floor plan layouts and elevations to address the different site conditions imposed by the different edges of the L-shaped lot. CEQA Findings A Mitigated Negative Declaration (ENV MND) and associated Mitigation Monitoring Program was prepared for the proposed project. On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND, there is no substantial evidence that the proposed project will have a significant effect on the environment. The attached Mitigated Negative Declaration reflects the lead agency s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the Planning Department in Room 750, 200 North Spring Street. I hereby adopt that the Mitigated Negative Declaration, imposed the conditions shown in that document on this approval.

19 DETERMINATION LETTER APCH ZC MAILING DATE: 08/31/15 Ann Choi Planning Assistant City Hall, Room 620 Mail Stop 395 Robert Dwelle Habitat for Humanity of Greater Los Angeles 8739 Artesia Blvd. Bellflower, CA GIS/Fae Tsukamoto City Hall, Room 825 Mail Stop 395 Council District 15 City Hall, Room 410 Mail Stop 225 Michelle Singh City Planner City Hall, Room 620 Mail Stop 395

20 rq tm DEPARTMENT OF CITY PLANNING Recommendation Report Harbor Area Planning Commission Date: Time: Place: Public Hearing: Appeal Status: Expiration Date: Multiple Approval: August 4, 2015 After 4:30 PM* Harbor Commission Board Room 425 South Palos Verdes St., 2nd Floor San Pedro, CA July 20, 2015 Zone Change is appealable to City Council if denied in whole or in part per LAMC 12.32D. September 22, 2015 No Case No.: CEQA No.: Incidental Cases: Related Cases: Council No.: Plan Area: Specific Plan: Certified NC: GPLU: Zone: Applicant: Representative: APCH ZC ENV MND VTT SL CD-15 Wilmington-Harbor City None Wilmington Low Residential R1-1XL-0 City of Los Angeles Robert Dwelle, Habitat for Humanity of Greater Los Angeles PROJECT LOCATION: PROPOSED PROJECT: 600 E. L Street, Los Angeles CA The project is the construction of nine, one-story, single-family homes with a maximum height of 14 feet 6 inches with floor areas ranging from approximately 1,149 square feet to 1,163 square feet and one tot lot on an approximately 59,178 square-foot vacant lot in a R1-1XL-0 zone. The project will provide approximately 10,369 square feet of open space within nine private yards and approximately 2,989 square feet of open space within a community tot lot. The requested entitlement is a Zone Change from R1-1XL-0 to RD5-1XL-0 to permit the subdivision of one lot into ten lots in the Wilmington Harbor City Community Plan area. REQUESTED ACTION: Pursuant to Section (c)(3) of the California Public Resources Code, Adopt the Mitigated Negative Declaration ENV MND and Mitigation Monitoring Program for the above referenced project. Pursuant to Section of the Los Angeles Municipal Code, a Zone Change from R1-1XL-0 to RD5-1XL-0 for the property located at 600 E. L Street. RECOMMENDED ACTIONS: 1. Adopt the Mitigated Negative Declaration (ENV MND) and associated Mitigation Monitoring Program for the above referenced project; 2. Approve and recommend that the City Council approve a Zone Change from R1-1XL-0 to [T][G]RD5-1XL-0 for the property located at 600 E. L Street; 3. Adopt the attached Findings;

21 APCH ZC Page Recommend that the applicant be advised that time limits for effectuation of a zone in the T Tentative classification or Q Qualified Classification are specified in Section G of the L.A.M.C. Conditions must be satisfied prior to the issuance of building permits and that the [T] Tentative classification be removed in the manner indicated on the attached page; Advise the applicant that, pursuant to California State Public Resources Code Section , the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring; and Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and/or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. MICHAEL J. LOGRANDE Director of Planning Approved by: d Fai: Prepared by> V lenprincipa! City Planner /Michelle SingK City ner Michelle.Sinqh@lacity.org (213) Reviewed by: j/* 1 / Simon'Pastucha, Senior City Planner Prepared by: Ann Choi, Planning Assistant Ann.Choi@lacitv.org (213)

22 TABLE OF CONTENTS Project Analysis... Project Summary Background Issues Conclusion A-1 [Q] Qualified Conditions of Approval Q-1 T Conditions T-1 Conditions of Approval C-1 Findings... General Plan/Charter Findings Zone Change Findings CEQA Findings F-1 Public Hearing and Communications P-1 Exhibits: A - Maps A1 - Vicinity Map A2 - Radius Map B - Plans C - Environmental Clearance C1 - E NV M N D C2 - Mitigation Monitoring Program C3 - Responses to Comments D - Photos

23 APCH ZC A-1 PROJECT ANALYSIS PROJECT SUMMARY The Applicant is seeking approval of a zone change for the construction of nine, one-story, single-family homes with a combined floor area of approximately 10,350 square feet on an approximately 59,178 square-foot vacant lot in a R1-1XL-0 zone. A concurrent application under Vesting Tentative Tract Map No SL requests to permit the subdivision of a single lot into ten lots by the Advisory Agency under LAMC Section C.27. Nine of the ten proposed lots will contain the nine single-family homes and the tenth lot will contain a 2,989 square foot private tot lot that will be accessible to the residents of the project. Project Density The project is a residential development requesting a RD5-1XL-0 zone, which permits the density of 5,000 square feet per dwelling unit (10,000 square feet per lot). Based on the lot size and the approval of the proposed Zone Change, a total of 11 dwelling units could be constructed; the project proposes a total of nine dwelling units. Automobile Parking Parking is provided on each of the nine lots designated for the nine single-family homes within individual, private parking garages. The project is required to provide 2 parking spaces per dwelling unit for a total of 18 parking spaces. The project proposes a minimum of 18 parking spaces and 2 guest parking spaces. Additional on-grade, exterior parking can also be accommodated on the driveways belonging to each dwelling unit. Bicycle Parking Pursuant to LAMC A.16 (a)(1)(ii), the project is not required to provide any long-term or short-term bicycle parking. Requested Actions Zone Change The site currently has a General Plan Land Use designation of Low Residential and is zoned R1-1XL-0. The applicant is requesting a Zone Change from R1-1XL-0 to RD5-1XL-0, from a One-Family Dwelling use to a Multiple-Family Dwelling use; both zones are permitted within the Low Density Residential Land Use designation. For a project that requires legislative approvals, the Area Planning Commission has the initial decision-making authority for a Zone Change application pursuant to LAMC Section C.1(b). Affordable Housing The Applicant proposes a project totaling 9 residential dwelling units, which reserves 100% for Restricted Affordable Units for a period of 55 years. Mitigated Negative Declaration A Mitigated Negative Declaration and associated Mitigation Monitoring Program were prepared as Case No. ENV MND. The case was prepared and circulated for public review on June 18, 2015 and the circulation period ended on July 8, The MND found that the proposed project would result in potential significant adverse impacts to biological resources; however, these potential impacts would be mitigated to a less than significant level.

24 APCH ZC A-2 BACKGROUND The proposed project site is located within the Wilmington-Harbor City Community Plan area of the City of Los Angeles. The Wilmington-Harbor City Community Plan was adopted on July 14, 1999 by City Council. The site has a zone designation of R1-1XL-0, with a General Plan Land Use Designation of Low Residential. Low Residential land uses include the following corresponding zones: RE9, RS, R1, RD6, RD5 and RU. The residentially zoned lots are permitted to be developed with one-family residential dwelling units, at an FAR of 3:1 and a 30- foot height limit. Description of the Property The 1.36 acre site is currently an unimproved, single lot owned by the City of Los Angeles, surrounded by single- and multi-family residences on all sides, and the former site of oil drilling activity since The site was leased until 1990 for oil production and has since sat vacant. The site is located in a Methane Zone and a Phase I Environmental Site Assessment (ESA) Report was prepared by Professional Services Industries, Inc. in April According to the report, two abandoned oil production wells, formerly used for oil exploration from 1956 to 1994 were identified on the northern portion of the subject site. One oil well has since been abandoned with required surface and sub-surface abandonment work completed to the satisfaction of the City of Los Angeles Fire Department (LAFD), and the second has been plugged and abandoned as confirmed by the California Department of Conservation Division of Oil and Gas. A Phase II ESA Report was subsequently prepared by Camp Dresser McKee (CDM) in June 2001 for the northern portion of the site to locate the abandoned wells and to conduct soil gas and soil samplings to screen for potential contamination associated with past oil production. A Supplemental Phase II ESA Report was prepared by Ninyo and Moore (N&M) in August 2003 for the southern portion of the site to investigate the presence of underground metal structures and to take additional soil samples for metals, methane and petroleum. CDM found an insignificant level of residual oil contamination at the site and recommended passive ventilation of methane for buildings constructed. CDM also recommended the consideration of possible obstructions caused by oil wells at depths below the sampling areas. The report by N&M revealed no soil gas anomalies and recommended soil sampling end testing for lead in the northern portion of the site and a methane gas assessment in the southern portion of the site. The proposed project is a group of one-story single-family homes clustered around an internal, private driveway that terminates in a cul-de-sac. The residences are designed in a simplified Craftsman architectural style featuring gabled roofs, exposed rafters, roof overhangs, horizontal siding, tapered columns on masonry bases and covered porches with a maximum building height of 14 feet 6 inches. Each residence is provided with their own enclosed, private garage and a private driveway or extra guest parking space. The southwest portion of the site abuts an existing two-story apartment building. Public access into the site is restricted by fencing that surrounds the property. Fences are also located between residences to provide additional separation and privacy. Regional access to the site is provided by the Harbor Freeway (1-110/SR 110), which is located 1.5 miles to the west of the site. Local access to the site is provided by L Street, Lecouvreur Avenue and Eubank Avenue. L Street is a designated Collector Street. Lecouvreur Avenue and Eubank Avenue are both designated Local Streets. Surrounding Zones and Uses Development in the area is composed of residential developments. Surrounding lots to the north of the 1.36 acre site are properties zoned R1-1XL-0 and R1-1XL-0-HPOZ with one- to twostory single-family residential homes built from the 1920 s through the 1940 s. To the east of the site, properties are zoned [Q]R2-1XL-0 with one-story, single- and multi-family homes. To the south of the site, properties are zoned [Q]R2-1XL-0 and R1-1XL-0 and developed with one-

25 APCH ZC A-3 story, single-and multi-family homes. To the west of the site are one- to two-story, single-and multi-family residential buildings zoned R1-1XL-0. Streets and Circulation L Street: Adjoining the property to the east is a designated Secondary highway with a dedicated width varying from 66 feet to 76 feet, and is required to have a 45-foot half right-of-way including 35 feet of roadway and a 10-foot sidewalk. Lecouvreur Avenue: Adjoining the property to the west is a designated Local Street dedicated to a 66-foot width and has a 32.5-foot half right-of-way. Local Streets are required to have a 30- foot half right-of-way, sidewalk width of 7 feet and a landscaped easement of 5 feet. Eubank Avenue: Adjoining the project site to the south is a Local Street dedicated to a 66-foot width and has a 33-foot half right-of-way. Related Cases VTT SL: The Advisory Agency is currently reviewing the subdivision of the subject singlefamily lot into ten lots. Transit Access The project is not immediately adjacent to public transit rail stations or rapid bus service; however, there are transit options available for the current and future residents. The DASH Wilmington bus system stops directly north of the site on E. L Street, and connects to the Harbor Transitway Bus Station. The Harbor Transitway Bus Station provides numerous transit options to Downtown Los Angeles or Long Beach. Additionally several bus routes are available including: Metro Bus Route 202 with a stop located approximately 0.3 miles east of the site at the intersection of Sanford Avenue and L Street; Torrance Transit Rapid 3 with a stop located 0.3 miles north of the site at the intersection of Pacific Coast Highway and Eubank Avenue, taking riders to the Metro Blue Line (Pacific Avenue Station) to Downtown Los Angeles; Metro Bus 232 with a stop located approximately 0.6 miles south of the site at the intersection of Anaheim Street and McFarlane Avenue, taking riders to Metro Blue Line (Anaheim Station) to Downtown Los Angeles and to Downtown Long Beach; and Metro Bus 246 with a stop located approximately 0.4 miles to the west of the site at the intersection of Avalon Boulevard and L Street, taking riders to the Harbor Gateway Transit Center. ISSUES The following section includes a list of issues related to the project. These issues were either identified during the MND public comment period, raised at the public hearing held on July 20, 2015 or in discussions with the applicant. Detailed comments made at the public hearing along with a list of letters submitted are found at the Public Hearing portion of this report. Community Concerns On July 20, 2015 a public hearing by the Hearing Officer for the Project was attended by the Project s representative and the Council District 15 Representative. The Project s representative emphasized the need for housing, and noted that the Project would feature a well-designed development for its residents. To that end, the Project s representative provided a brief overview of the Project, the type and mix of residential products offered in the development, the entitlement that is being requested, and the applicants collaboration with the community and Council District No. 15 through community outreach efforts that included numerous community design planning sessions and several resident and staff meetings.

26 APCH ZC A-4 Subsequent to the public hearing held on July 20, 2015, two members of the public raised several of the following concerns about the development: A Lack of Existing Street Parking and Future Parking Impacts Handicap Access and the Potential for the Tot Lot to be a Community Amenity Will the Proposed Development be a Gated Community? In response to these questions, Planning Staff addressed these concerns and clarified these questions with the Project s representative. The Project s representative indicated that the tot lot would be handicap accessible and would be reserved for the residents and their guests of the proposed project. The internal driveway would not be gated from the public and all parking within the proposed development would also be reserved for the residents and guests of the proposed nine single-family homes. Small Lot Design Guidelines The proposed residential development is also subject to the Small Lot Design Guidelines. The Small Lot Ordinance was established in 2005 to allow for the subdivision of underutilized land in multi-family and commercial areas into fee-simple homes. Intended as infill development and a smart-growth alternative to traditional, suburban style single-family subdivisions, small lot homes would have smaller lot areas with compact building footprints and reduced yard setbacks, street frontages, passageways between buildings and open space. Small Lot subdivisions pose a unique set of design challenges and spatial complexities with regards to massing, height, circulation, and transitional areas from adjacent properties. The Small Lot Design Guidelines were created to provide an opportunity to address these complexities while also promoting the design and creation of small lot housing with neighborhood compatibility for consistency with the applicable General and Specific Plans. These Guidelines outline recommendations for site organization and urban form, setbacks and building transitions, parking and driveways, building design and materials, and landscaping and access. The incorporation of these guidelines will achieve improvement to the design of the overall project including sound site planning, attractive building design, pedestrian connectivity, attractively landscaped open space and an active streetscape experience. These Guidelines provide specific guidance and as conditioned, the Project will achieve a number of the intent of the Guidelines. A full analysis of the Small Lot Design Guidelines can be found in the Zone Change Findings. Mitigated Negative Declaration A Mitigated Negative Declaration and associated Mitigation Monitoring Program were prepared as Case No. ENV MND. The Department received two letters that provided comments on the project. No new issues were raised that were not already addressed in the MND; however, a summary of the comments and staff s response can be found in Exhibit C3 Responses to Comments. CONCLUSION Based on the information submitted, public input including the public hearing, and mandatory findings for the requested entitlement, the Department of City Planning recommends that the Los Angeles Area Planning Commission approve the requested Zone Change subject to the Conditions of Approval.

27 APCH ZC Q-1 [Q] QUALIFIED CONDITIONS OF APPROVAL Pursuant to Section G of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the Q Qualified classification. Entitlement Conditions Site Development. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped Exhibit B, and attached to the subject case file. No change to the plans will be made without prior review by the Department of City Planning, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provisions of the Municipal Code or the project conditions. Residential Density. The project shall be limited to a maximum of 9 residential dwelling units. Automobile Parking. Vehicle parking shall be provided consistent with LAMC A,4(a), which requires two automobile parking spaces on the same lot with each onefamily dwelling, for a minimum of 18 code-required parking spaces. Floor Area Ratio (FAR). The project is limited to a maximum of 3:1 FAR. Height. The project shall have a maximum building height of 14 feet 6 inches, as shown on elevations in Exhibit B.

28 APCH ZC T-1 CONDITIONS FOR EFFECTUATING \T] TENTATIVE CLASSIFICATION REMOVAL Pursuant to Los Angeles Municipal Code Section G 1, the [T] Tentative Classification shall be removed by the recordation of a final tract map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approvals or guarantees provided to the Planning Department for attachment to the subject City Plan case file. 1. Dedication(s) and Improvements: Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional, and Federal government agencies, as may be necessary). A. Responsibilities/Guarantees As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer. Prior to issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicant/developer shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency's consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning Street Dedication and Improvements: If determined necessary, dedicate and improve all adjacent streets and alleys to the satisfaction of the City Engineer. Street Lighting: Installation of street lights to the satisfaction of the Bureau of Street Lighting. If new street light(s) are required, the property within the boundary of the development shall be formed or annexed into a Street Lighting Maintenance Assessment District prior to final recordation or issuance of the certificate of Occupancy. Street Trees: Construct tree wells and plant street trees to the satisfaction of the Street Tree Division of the Bureau of Street Services. Sewers: Construct sewers to the satisfaction of the City Engineer. Drainage: Construct drainage facilities to the satisfaction of the City Engineer. Parking/Driveway Plan. Submit a final site plan for parking and driveway 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, Suite 400, Station 3.

29 APCH ZC The requirements of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The applicant shall make any necessary arrangements with the appropriate cable television franchise holder to assure that cable television facilities will be installed in City right-of-way in the same manner as is required of other facilities, pursuant to Municipal Code Section N, to the satisfaction of the Information Technology Agency (ITA). 10. Applicant shall make payment of school fees to the Los Angeles Unified School District to offset the impact of additional student enrollment at schools serving the project area. 11. Per Section of the Municipal Code, the applicant shall dedicate land for park or recreational purposes or pay the applicable Recreation and Park fees to the satisfaction of the Department of City Planning and Department of Recreation and Parks. 12. Covenant: Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded by the property owner in the County Recorder's Office. The agreement shall run with the land and shall be binding on any subsequent owners, heirs or assigns. Further, the agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder's number and date must be given to the City Planning Department for attachment to the subject file. Notice: Certificates of Occupancies for the subject property will not be issued by the City until the construction of all the public improvements (streets, sewers, storm drains, etc.), as required herein, are completed to the satisfaction of the City Engineer.

30 APCH ZC C-1 CONDITIONS OF APPROVAL Environmental Mitigation Conditions 1. Habitat Modification (Nesting Native Birds, Non-Hillside or Urban Areas). a. The project will result in the removal of vegetation and disturbances to the ground and therefore may result in take of nesting native bird species. Migratory nongame native bird species are protected by international treaty under the Federal Migratory Bird Treaty Act (MBTA) of 1918 (50 C.F.R Section 10.13). Sections 3503, and 3513 of the California Fish and Game Code prohibit take of all birds and their active nests including raptors and other migratory nongame birds (as listed under the Federal MBTA). b. Proposed project activities (including disturbances to native and non-native vegetation, structures and substrates) should take place outside of the breeding bird season which generally runs from March 1- August 31 (as early as February 1 for raptors) to avoid take (including disturbances which would cause abandonment of active nests containing eggs and/or young). Take means to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture or kill (Fish and Game Code Section 86). c. d. e. f. If project activities cannot feasibly avoid the breeding bird season, beginning thirty days prior to the disturbance of suitable nesting habitat, the applicant shall: Arrange for weekly bird surveys to detect any protected native birds in the habitat to be removed and any other such habitat within properties adjacent to the project site, as access to adjacent areas allows. The surveys shall be conducted by a qualified biologist with experience in conducting breeding bird surveys. The surveys shall continue on a weekly basis with the last survey being conducted no more than 3 days prior to the initiation of clearance/construction work. If a protected native bird is found, the applicant shall delay all clearance/construction disturbance activities within 300 feet of suitable nesting habitat for the observed protected bird species until August 31. Alternatively, the Qualified Biologist could continue the surveys in order to locate any nests. If an active nest is located, clearing and construction within 300 feet of the nest or as determined by a qualified biological monitor, shall be postponed until the nest is vacated and juveniles have fledged and when there is no evidence of a second attempt at nesting. The buffer zone from the nest shall be established in the field with flagging and stakes. Construction personnel shall be instructed on the sensitivity of the area. The applicant shall record the results of the recommended protective measures described above to document compliance with applicable State and Federal laws pertaining to the protection of native birds. Such record shall be submitted and received into the case file for the associated discretionary action permitting the project. 2. Tree Removal (Non-Protected Trees). a. Prior to the issuance of any permit, a plot plan shall be prepared indicating the location, size, type, and general condition of all existing trees on the site and within the adjacent public right(s)-of-way.

31 APCH ZC C-2 b. c. All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multitrunked, as measured 54 inches above the ground) non-protected trees on the site proposed for removal shall be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the parkway of the adjacent public rights-ofway, may be counted toward replacement tree requirements. 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, Bureau of Street Services, Department of Public Works. Administrative Conditions Final Plans. Prior to the issuance of any building permits for the project by the Department of Building and Safety, the applicant shall submit all final construction plans that are awaiting issuance of a building permit by the Department of Building and Safety for final review and approval by the Department of City Planning. All plans that are awaiting issuance of a building permit by the Department of Building and Safety shall be stamped by Department of City Planning staff Final Plans. A copy of the Final Plans, supplied by the applicant, shall be retained in the subject case file. Notations on Plans. Plans submitted to the Department of Building and Safety, for the purpose of processing a building permit application shall include all of the Conditions of Approval herein attached as a cover sheet, and shall include any modifications or notations required herein. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review of approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning prior to clearance of any building permits, for placement in the subject file. Code Compliance. Use, area, height, and yard regulations of the zone classification of the subject property shall be complied with, except where granted conditions differ herein. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation. Department of Building and Safety. The granting of this determination by the Director of Planning does not in any way indicate full compliance with applicable provisions of the Los Angeles Municipal Code Chapter IX (Building Code). Any corrections and/or modifications to plans made subsequent to this determination by a Department of Building and Safety Plan Check Engineer that affect any part of the exterior design or appearance of the project as approved by the Director, and which are deemed necessary by the Department of Building and Safety for Building Code compliance, shall require a referral of the revised plans back to the Department of City Planning for additional review and sign-off prior to the issuance of any permit in connection with those plans. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning.

32 APCH ZC C Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all of the information contained in these conditions shall be recorded by the property owner in the County Recorder s Office. The agreement shall run with the land and shall be binding on any subsequent owners, heir, or assigns. Further, the agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a Certified Copy bearing the Recorder s number and date must be given to the City Planning Department for attachment to the subject file. 11. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees relating to or to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

33 APCH ZC F-1 A. General Plan / Charter Findings FINDINGS General Plan Land Use Designation. The subject property is within the Wilmington Harbor City Community Plan area, adopted on July 14, 1999, which designates the site for Low Residential land use with corresponding zones of RE 9, RS, R1, RD 6, RD 5 and RU. The recommended zone change from R1-1XL-0 to RD5-1XL-0 is within the existing land use designation of Low Residential Density. The applicant is proposing a density of 9 dwelling units, two dwelling units or 19% less than what the proposed zone change and maximum build-out of the RD5 zone would allow. General Plan Text: The Community Plan includes the following relevant land use goals objectives, policies and programs: Goal 1 Objective 1-1 Objective 1-3 A SAFE, SECURE AND HIGH QUALITY RESIDENTIAL ENVIRONMENT FOR ALL ECONOMIC, AGE, AND ETHNIC SEGMENTS OF COMMUNITY To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Plan area to the year To preserve and enhance the varied and distinct residential character and integrity of existing single and multi-family neighborhoods. Policies Seek a high degree of architectural compatibility and landscaping for new infill development to protect the character and scale of existing residential neighborhoods Protect existing single family residential neighborhood from new, out of scale development. Objective 1-5 To promote and insure the provision of adequate housing for all persons regardless of income, age, or ethnic background. Policies Promote greater individual choice in type, quality, price, and location of housing. Program: The Plan promotes greater individual choice through its establishment of residential design standards and its allocation of lands for a variety of residential densities. The proposed project meets Objectives 1-1, 1-3 and 1-5 by providing nine, new, high-quality single-family homes that are attractively landscaped and compatible with the surrounding residential neighborhood. The project will provide much needed affordable housing for first-time buyers within the Wilmington-Harbor City Community Plan area. The project provides nine, onestory structures featuring pitched roofs, covered porches, and private yards, complementary and compatible to the architectural style of the surrounding community.

34 APCH ZC F-2 B. Zone Change Findings Pursuant to Section F of the LAMC, and based on these findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice. The applicant is seeking approvals for a project that involves the construction of nine, one-story single-family homes with a maximum height of 14 feet 6 inches with a total floor area of 10,350 square feet. The project will include nine private yards totaling 10,369 square feet and a common tot lot totaling 2,989 square feet that will be made available to the project s residents. The entire project site is currently vacant and unimproved, and it is owned by the City of Los Angeles. The subject site is currently zoned R1-1XL-0, and the Wilmington-Harbor City Community Plan designates the site for Low Residential land uses. The re-zoning of the site to accommodate the proposed project, as conditioned, is consistent with the General Plan and in conformance with the public necessity, convenience, general welfare or good zoning practice. It would permit a development that is consistent with the General Plan Land Use designation, meets the objectives of the existing Community Plan, and is consistent with the residential densities of the surrounding lots. The action, as recommended, has been made contingent upon compliance with the T and Q conditions imposed herein. Such limitations are necessary to protect the best interests of, and to assure that the proposed development is more compatible with surrounding properties, to secure an appropriate development in harmony with the General Plan, and to prevent or mitigate the potential, adverse environmental effects of the subject recommended action. To address the critical housing needs, the City of Los Angeles passed the Small Lot Subdivision Ordinance (Ordinance No. 176,354) which came effective on January 31, The ordinance enables the ownership of smaller, more affordable fee simple homes and permits the subdivision of multi-family zones and commercially zoned properties into small single-family or townhouse-style lots by reducing the minimum lot size and side yard requirements, encouraging compact building footprints, introducing passageways between buildings and eliminating requirements for conventional street frontage. Small Lot Subdivision Ordinance Established in 2005 in LAMC Section C.27, the Small Lot Ordinance (Ordinance no. 176,354) allows for the subdivision of underutilized land in multi-family and commercial areas into fee-simple homes. The Small Ordinance was intended as infill development and a smartgrowth alternative to the traditional, suburban style single-family subdivisions and allowed smaller lot areas with compact building footprints and reduced yard setbacks, street frontages, passageways between buildings and open space. The proposed project demonstrates good zoning practice and substantially complies with the following applicable requirements of the LAMC Section C.27: «A parcel map or tract map, pursuant to Section et seq. of the LAMC shall be required for the creation of a small lot subdivision. A concurrent application under Vesting Tentative Tract Map No SL requests to permit the subdivision of a single lot into ten lots by the Advisory Agency under LAMC Section C.27.

35 APCH ZC F-3 The minimum lot width shall be 16 feet and the minimum lot area shall be 600 square feet. All structures on a lot which includes one or more dwelling units, may, taken together, occupy no more than 80% of the lot area, unless the tract or parcel map provides common open space equivalent to 20% of the lot area of each lot not meeting this provision. No front, side, or rear yard shall be required between lots within an approved small lot subdivision. However, a five-foot setback shall be provided where a lot abuts a lot that is not created pursuant to this subdivision. No passageway pursuant to LAMC Section C.2 shall be required. Table 1 Lot Front Rear N/W S/E Min. Lot Width Lot Area No. (ft) (ft) Side Side (ft) (sq.ft.) 1 15 W 3.5 M , W , W , W , E , W , N , N , N , (Tot N/A N/A N/A N/A 45.5, ,989 Lot) As indicated on Table 1 and Exhibit B, the proposed project complies with: the minimum lot widths since the minimum lot width provided on the site plan is 39.5 feet; the minimum lot areas since the minimum lot area provided on the site plan is 4,306 square feet; the minimum setback requirements and lot coverage. Vehicular access may be provided to either a lot containing a dwelling unit or to its required parking spaces by way of street or alley frontage, driveway access or similar access to a street. Fences and walls within five feet of the front lot line shall be no more than three and one-half feet in height. Fences and walls within five feet of the side and rear lot lines shall be no more than six feet in height. Each dwelling unit is located along a 24-foot wide internal driveway that terminates in a turnaround with driveways leading to enclosed garages. The fences surrounding the property (along the lot lines) are composed of concrete and have a maximum height of 6 feet. The fences located between the dwelling units and enclosing the private yards are composed of wood and have heights that range from 3 feet to 42 inches in height. The project s is in compliance with the regulations of the Small Lot Ordinance, thus demonstrating good zoning practice.

36 APCH ZC F-4 Small Lot Design Guidelines In addition, the proposed development is also subject to the Small Lot Design Guidelines. All small lot subdivisions filed after February 1, 2014 must comply with or meet the intent of the Guidelines. These Guidelines provide an opportunity to address the design challenges and spatial complexities such as massing, height, circulation, and transitional areas from adjacent properties. The Small Lot Design Guidelines also promote the design and creation of small lot housing with neighborhood compatibility for consistency with applicable General and Specific Plans and addressing site organization and urban form, setbacks and building transitions, parking and driveways, building design and materials, and landscaping and access. These Guidelines provide specific guidance and as conditioned, the Project will meet the intent of the following guidelines: Relationship to the Street In areas with an existing prevailing street setback, align the small lot development to be consistent with this setback and provide continuity along the street edge. Slight deviations from the setback are acceptable. On residential streets with varying setbacks, the front yard setback should be within 5 feet of the average setback of adjacent properties. The project will improve the fragmented character of L Street and Lecouvreur Avenue by introducing much needed residential infill development to a site that has sat vacant and unimproved for decades within an existing low density residential neighborhood. Currently, the lots surrounding the project have varying setbacks; a prevailing setback does not exist. The multi-family apartments to the west of the project site have a front yard setback of approximately 6 feet and the one-story residence to the east of the project site on L Street has a side yard setback of approximately 7 feet. The project will provide 15-foot front yard setbacks for the three residences located on Lots 1, 2 and 3 along Lecouvreur Avenue and side yard setbacks of 24 feet and 38.5 feet for the two residences located on Lots 1 and 4 along L Street. The pedestrian walkways leading to the primary entryways are located along Lecouvreur Avenue for Lots 1, 2 and 3 and will feature transitional landscaping and architectural elements such as covered porches and varied roof lines to enhance the walking experience along this street. The side yards on Lots 1 and 4 will feature fencing to provide a sense of privacy for the two residences located on L Street and to encourage a continuous pedestrian environment on L Street. Site Layout and Circulation Configure homes to front public streets, primary entryway, circulation walkways, and open spaces, rather than driveways. For homes not adjacent to the public street, provide pedestrian circulation in the form of private walkways or clearly delineated paths of travel from the sidewalk to their entryway. Homes fronting a public street should have the primary entrance and main windows facing the street. Provide space for entry, front landing, and transitional landscaping between the public sidewalk and private entryway.

37 APCH ZC F-5 When multiple units share a common driveway that is lined with individual garages, provide distinguishable pedestrian paths to connect parking areas to articulated individual entries. Parking and Driveway Locate parking to the rear of dwellings where homes front the public street. If individual front driveways must be used, the setback of the building should allow for an ample amount of landscaping space and a front entryway, porch, or landing. Allow for a pedestrian access path separate from driveway whenever possible. Entry Primary entryways should be clearly identifiable and connected to the public street by a walkway. Individual residences should incorporate transitions such as landscaping, paving, porches, stoops and canopies. Homes that front a public street should have their primary entry accessible from the street. Garages should not take the place of the main entryway. Incorporate transitions such as landscaping, paving material, porches, stoops, and canopies at the primary entrance to each residence, and at the main pedestrian entrance from the sidewalk. The project site is an L-shaped lot with ten individual lots proposed along its perimeter. Lots 1, 2 and 3 will be located along the western boundary of the northern portion of the site with frontage on Lecouvreur Avenue. To the south of Lots 1-3 are Lots 5 and 7, located along the western boundary of the southern portion of the site. Lots 5 and 7, as proposed, will not have any frontage along Lecouvreur Avenue because they will be located behind existing two-story apartment buildings. Lots 7, 8 and 9 compose the southern boundary of the site and will not have any frontage since they abut single-family homes to the south. Lots 4 and 6 will also be land-locked lots and are located along the eastern boundary of the site. The tenth lot is an open space amenity (tot lot) between Lots 4 and 6 that will be shared by the residents of this development. The project proposes an internal, private driveway through an easement accessed from L Street, with access to individual attached garages located away from the public realm. The internalized private driveway allows for a continuous pedestrian experience on the sidewalk that would normally be disrupted by the placement of multiple individual driveways and garages along the street front. Garages are accessible directly off this internal driveway, and each garage will provide two enclosed parking spaces. Lots 1, 2 and 3, will provide an additional exterior parking space next to each garage. Lots 4, 5, 6, 7, 8, and 9 will provide small driveways that can accommodate additional exterior parking spaces. Two additional guest parking spaces are proposed between Lots 5 and 7 and will be shared between all nine homes and a trash enclosure is proposed between Lots 6 and 9. The private driveway is a cul-de-sac and terminates in a turnaround. The lots with public street frontage and the internalized land-locked lots that do not possess any street frontage both propose clearly delineated pedestrian paths of travel. These pedestrian paths of travel are accessed from the sidewalk or private driveway, and the entries are characterized by clearly identifiable covered porches with a stone veneer column base.

38 APCH ZC F-6 The proposed project has been designed to meet the intent of these guidelines by considering the characteristics of the street and by configuring the proposed development in relation to its context and to each other. The project s careful consideration of the placement of driveways, the well-defined paths of travel to individual entries, the varying placement of buildings, and the maximization of usable outdoor space will be in substantial conformance with public necessity, convenience, general welfare, and good zoning practice. Height and Massing Avoid excessive height differences in height between the proposed development and adjacent buildings. Provide sufficient space between buildings, articulation along the street frontage, and visual breaks to diminish the scale and massing. Building Fagade Employ architectural details to enhance scale and interest by breaking the fagade up into distinct planes that are offset from the main building fagade. Provide windows on building facades that front on public streets, private driveways, and internal pedestrian pathways within the development. Include overhead architectural features at entrances and windows that provide shade and passive cooling. Privacy Minimize the number of windows overlooking neighboring interior private yards. Provide functional distances between building walls and vary height to maximize private outdoor space, light and views. The project proposes three different types of floor layouts. Plan A is proposed for Lots 1-3, Plan B is proposed for Lots 4-6, and Plan C is proposed for Lots 7-9. Plan A is sited lengthwise and perpendicular to the street. Side yard setbacks between buildings range from 4 feet to 24 feet and buildings are 8 feet to 24 feet apart. Building walls where side yard setbacks are narrow do not contain any windows to ensure privacy between structures. Windows are carefully placed on walls with views oriented towards private yards or to the street. Plan B is sited lengthwise along the property lines and rear yard setbacks are 5 feet. Building walls where rear yard setbacks abut another property do not contain any windows. Primary entryways and windows are oriented towards the private drive and private yards within the side yards. Plan C is sited lengthwise with its rear yard oriented to the south. Plan C contains windows on all sides of the building excluding the garage. Lots 7-9 are located within the narrowest portion of the site, buildings are located 9.5 feet apart from each other. Fencing is proposed between the subdivided lots and further strengthens the privacy between different properties. The proposed small lot development seamlessly integrates with its surrounding built environment since it avoids excessive differences in height from adjacent buildings and employs well-articulated street frontages, building and driveway placement, and visual breaks between buildings. The elevations of the one-story buildings reveal a consistent maximum height of 14 feet 6 inches to integrate with its neighboring one- and two-story structures. The small lot

39 APCH ZC F-7 development offers three different floor plan layouts and elevations to address the different site conditions imposed by the different edges of the L-shaped lot. CEQA Findings A Mitigated Negative Declaration (ENV MND) and associated Mitigation Monitoring Program was prepared for the proposed project. On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND, there is no substantial evidence that the proposed project will have a significant effect on the environment. The attached Mitigated Negative Declaration reflects the lead agency s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the Planning Department in Room 750, 200 North Spring Street. I hereby adopt that the Mitigated Negative Declaration, imposed the conditions shown in that document on this approval.

40 APCH ZC P-1 PUBLIC HEARING AND COMMUNICATIONS The Public Hearing on this matter was held at Los Angeles City Hall, 200 North Spring Street, 10th Floor Hearing Room 1020, Los Angeles, CA on Monday, July 20, 2015, at 10:00 AM. Summary of Public Hearing Testimony and Communications 1. Present: Zero (0) people signed in at the Public Hearing 2. Speakers: Zero (0) people provided testimony 3. The Applicant s representative spoke at the hearing and described the project design and entitlement request. 4. Rebecca Liu, representative of Councilmember Joe Buscaino (Council District 15) was present and provided testimony that supported approval of the Project. Public Hearing Testimony Notes Representative from CD 15 The representative provided testimony that recommended approval of the Project because the Applicant will bring about positive transformation in the community by introducing nine, new, well-designed and appropriately scaled single-family homes into the area. This will be an opportunity for first-time home ownership for those families and is in line with the objectives Wilmington-Harbor City Community Plan. SPEAKERS COMMENTS NOT SUPPORTING THE PROJECT: A total of zero (0) speakers spoke in opposition to the project. SPEAKERS COMMENTS SUPPORTING THE PROJECT: A total of zero (0) speakers spoke in support of the project. Subsequent to the public hearing, two members of the public showed met with Planning Staff. During that meeting, a number of questions were raised including, but not limited to: 1. Will the tot lot will be open to the public or only to the residents of the nine new single-family homes? 2. Will the private driveway be gated off or open to the public? 3. Will the tot lot have handicap access? 4. Will the guest parking accommodate parking for the public who wish to use the tot lot? Planning Staff addressed these concerns and clarified these questions with the Project s representative. The Project s representative indicated that the tot lot would be handicap accessible and would be reserved for the residents and their guests of the proposed project. The internal driveway would not be gated from the public and all parking within the proposed development would also be reserved for the residents and guests of the proposed nine singlefamily homes. Planning Staff will be available to provide these answers at the Commission hearing.

41 APCH ZC P-2 Communications Received Letters - Concerns Identified: The Department received one (1) letter from Governmental Agencies that were written in response to the Mitigated Negative Declaration (MND). South Coast Air Quality Management District - The letter states a recommendation for the Lead Agency to conduct a mobile source health risk assessment (HRA) to disclose the potential health risks to the residents of the Project because the Project is within 650 feet of the BNSF rail yard and that the Project s adjacency to the rail yard will expose residents to diesel particulate matter from the trains that use the railroad. The letter also states a recommendation that the Lead Agency use the CalEEMod software to assist with the preparation of the air quality analysis since the Lead Agency failed to quantify the project s air quality emissions during both the construction and operation. Finally, the letter states a recommendation to include an assessment of potential localized air quality impacts during demolition and construction of the project. The Department received one (1) letter written in response to the Mitigated Negative Declaration (MND). Joyce Dillard - The letter states that the Project is within a Methane Zone and that a Geology and Soils Reports is necessary, an Environmental Impact Report may be warranted and the Division of Oil, Gas and Geothermal Resources (DOGGR) should be addressed. The letter states that there are no position authorities in the budget for properly trained personnel to oversee, scientifically report and monitor. The letter also states that fire safety is an issue and that personnel and equipment need to be addressed as to ongoing availability. The letter also states that the following have not been addressed: water supply issues under the California Drought Declaration and the preparation of the Enhanced Watershed Management Plans (EWMP) and the Coordinated Integrated Monitoring Program (CIMP). The letter points out that the project may not be consistent with the General Plan and its Elements; specifically the Circulation Element as one is not adopted, and the Framework Element Policy No The letter further states that the 2014 Growth and Infrastructure Report does not engage the infrastructure needs in the regulatory framework and is not addressed in the document. Finally, the letter provides as an attachment, the TMDLs in the Dominguez Channel and Greater Harbor Waters Watershed Management Area. The concerns identified at the public hearing held on July 20, 2015 and during the environmental public comment period were addressed in the Mitigated Negative Declaration ENV MND, response to comments, and in this Staff Report.

42 5!Iw i / I --4 CD I 4L i mi \ o <CL U_ o (! Idto! o CO < o BAYED,. UJ y>... w. u_ EXHIBIT A1 VICINITY MAP ACPH ZC COLON i MAURETANIA In { i 3>\ X / / I \M 2 / / i / Ibobidoux 5 1 V / 1. I.AVALQM- I J3RQAD- LAKMi Si 3- i T i young I a: 3 CJ SITE l a yi!dew*l_ I \ GRANL- i L Is m m 33 -< f I OPP d as / a i r i i I St I -f CO F R lfs _LS- to if) a BANNING- El m 5 mctarlano--- G q 1994 Thomas Bros. Maps a 3a a. VICINITY MAP Project Site: L Street & Lecouvreur Avenue - VTT LA. MAPPING SERVICE 71 DEER CREEK ROAD POMONA, CA (909)

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44 560 E "L" STREET - WILMINGTON. CA UNIT SMALL LOT SUBDIVISION - TRACT MAP NO LEGAL DESCRIPTION: PORTION loth iunoe or Ntw san pfdro. LOS ANCtElf S. COUNTY OF S ANGELES. : CAirORNIA. ' RECORDED IN BOOK 5 PAGES i 'STOP DEEPS, OFFICE Of RECOROE COUNTV. BOUNDED Or SOUTH THE NORTHERLY :5 OF 0. *». ANO A' NO. RECORDED DIE EASTERLY WE EASTERLY LINE LECOWREUR AYEKUt, FORMERLY BARRACKS AVENUE SMCWNONWAP ONTWp NORTH I THE SOUTHERLY EWE OF V STREET, A< DESCRIBED IN DEEP TO :lfs. RECORDED BOOK 9558 OFFICIAL RECORDS. ON ' THE' IV 1.1*6 r -.RE RANGE AIN A-00: A-100: A-01: A-02: A-03: A -04/05: SHEET INDEX COVER SHEET SITE PLAN FLOOR PLAN A FLOOR PLAN B FLOOR PLAN C ELEVATION PLAN A Desian/Buitd bv: abitat for Humanity* S Figueroa S! Gardena, CA Phone: (310) i. habitatla.org Robert Dwelie, PE rdwelle@habitatla.org EXHIBIT B PLANS ACPH ZC A-06/07: A-08/09: ELEVATION PLANS ELEVATION H.AN C $1 c mu i.lwllfflffi/, 1 - m ijjflxhifi nij] ~'4 T 1 I f a im amka&d L±... - PLANA PLAN B Structural Job: Habitat for Humanity Globe Ave Affordable Housing Globe Aye Culver City. CA Consultants: Survey/Mapping GM Surveying Contact: Ralph Dari! 3635 Shadow Grove Rd Pasadena, CA911Q7 (626) BEDROOM - 2 BATHROOM 3 BEDROOM - 2 BATHROOM FIRST FLOOR 5163 SQ FT FIRST FLOOR CO FT t* ZONE: LOT SIZES: BUILDING FOOT PRINT: LOT COVERAGE: BUILDING HEIGHT: PARKING SPACES: ZONING INFORMATION R-1 SEE A-100 SEE A-100 SEE A ft 23 Ttotia Engineering Contact: Ma* Ibrahim 3436 E Long ridge Dr Orange, CA (7! 4) MEP: GMEP Contact Bruce Entezam 3 MacArthur Place 8th Boor Santa Ana, CA {949J ;V [ [ ni " f"ir-i aaaa n igo PLAN C 3 BEDROOM - 2 BATHROOM rirst FLOOR 3149 SQ FT CODE INFORMATION - OCCUPANCY GROUP: -CONSTRUCTION TYPE: R-3/U V-B - CODES: 2013 CALIFORNIA RESIDENTIAL CODE 2013 CALIFORNIA PLUMBING CODE 2013 CALIFORNIA MECHANICAL CODE 2013 LOS ANGELES COUNTY FIRE CODE 2013 CALIFORNIA ELECTRICAL CODE 2013 CALIFORNIA GREEN 0UILDING STANDARDS CODE Dale: Scale: Soils: Geoma* Engineering Contact: Hector Medina 7340 Florence Ave Suite 229 Downey, CA 902*0 (582} B Sheet 1 itlo; JULY 1,2014 COVER Revisions: No Description Date Sheet No.. A-00