VESTING TENTATIVE TRACT MAP NO (stamped map dated September 7, 2006) PLANNING DEPARTMENT STAFF REPORT

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1 VESTING TENTATIVE TRACT MAP NO (stamped map dated September 7, 2006) HEARING DATE: March 20, 2007 PLANNING DEPARTMENT STAFF REPORT PURSUANT TO ORDINANCE 164,845, IF A CERTIFICATE OF POSTING HAS NOT BEEN SUBMITTED BEFORE THE DATE OF THE PUBLIC HEARING, IT MUST BE PRESENTED AT THE HEARING, OR THE CASE MUST BE CONTINUED. REQUEST The project, located at 11154, , and Aqua Vista Street, involves Vesting Tentative Tract Map 67461, a Zoning Administrator s Adjustment and Site Plan Review Approval for the construction, operation and maintenance of a 123-unit condominium with 308 parking spaces. Project would involve the demolition of eleven multi-family residential structures containing a total of seventy dwelling units. The project site is approximately 103,720 net square feet in size (pre-dedication) and is located in the R3-1 Zone. RELEVANT CASES ON-SITE: Zoning Administrator s Adjustment (ZA ZAA) to permit an increase in building height to 54-feet in lieu of 45-feet required under the provisions of the R3-1 Zone. PUBLIC RESPONSES No letters have been received from the public. GENERAL COMMENTS The project site is located in the Sherman Oaks Studio City Toluca Lake Cahuenga Pass Community Plan area and lies along the southerly side of Aqua Vista Street between Fair Street and Vineland Avenue. The Los Angeles River is adjacent to the southerly side of the project site. The subject site contains two deep rectangular shaped lots comprised of three parcels containing 11 multi-family residential structures in the R3-1 and OS Zones. The projects site s frontage along Aqua Vista Street is approximately 200 linear feet. The neighborhood is predominantly comprised of single and multi-family residences in the R3-1 and R1-1 Zones. Multi-family and commercial land uses to the south of the project site are separated by the Los Angeles River. The Community Plan designates the project site for Medium Residential Land Uses (Multifamily) with the corresponding R3-1 Zone. The general development provisions under the R3-1 zone are as follows: land uses limited to R2 uses, multiple dwellings, apartment houses, and child care; maximum heights subject to 3:1 Floor Area Ratio (FAR) or 45-feet; yards limited to - 15 foot front and rear yards (rear yard: add1 foot for each story over 3 rd

2 VESTING TENTATIVE TRACT MAP NO PAGE 2 story - 20 foot maximum), side yards - 3 feet minimum plus 1 foot for each story over 2 nd for a maximum of 16 feet; 5,000 square foot minimum area per lot; minimum 800 square feet per unit and 500 square feet per guest room; and 50 feet minimum lot width. Advisory Agency Parking Policy for residential condominiums is 2 spaces per dwelling unit plus 0.25 to 0.5 guest parking space per dwelling unit. Height District 1 limits heights to 45-feet or 3:1 FAR. The project proposes a use and density permitted under the city=s zoning provisions and General Plan. The proposed subdivision would involve the development of 123 residential condominium units on a 98, 773 net square foot lot with a minimum lot area per dwelling unit of 800 square feet. The density of 123 dwelling units is consistent with the minimum area requirements of the R3 Zone; 98,773sf/800 sq/du = 123 du s. The project proposes a total of 308 residential parking spaces at a ratio of 2.5 spaces per dwelling unit consistent with Advisory Agency policy for residential condominiums du s x 2.5 = 308 parking spaces. The project is generally consistent with land uses in the neighborhood. The project does propose to deviate from the height requirement of the R3 Zone. The project proposes a maximum height of 54 feet in lieu of 45 feet through a Zoning Administrator s Adjustment as identified in case no. ZA ZAA. Project approval is contingent upon the outcome of the Zoning Administrator s determination. Otherwise the project would be required to comply with the height requirements of the R3-1 Zone. A registered licensed engineer has certified that the project is not located within a flood hazard, special hazard, hillside or mud-prone area. Tree removals are subject to the mitigation measures identified in the environmental clearance (Mitigated Negative Declaration and as identified in the conditions of approval contained in this report. REPORTS RECEIVED BUREAU OF ENGINEERING: Reports that the Tract Map layout is satisfactory as submitted and recommends approval subject to conditions pertaining to dedications and improvements along Aqua Vista as indicated in the memo dated November 1, See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION: No comments were available at the writing of the staff report. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION: A clearance letter will be issued stating that no Building and Zoning Code violations exist on the subject site once the items identified in the memo dated October 22, 2006 have been satisfied. See recommended conditions in Draft Tentative Tract Report with Conditions under department. DEPARTMENT OF TRANSPORTATION: Recommends that the project be subject to

3 VESTING TENTATIVE TRACT MAP NO PAGE 3 conditions stated in the memo dated October 31, See recommended conditions in Draft Tentative Tract Report with Conditions under department. FIRE DEPARTMENT: Recommends that the project be subject to conditions stated in the memo dated October 16, See recommended conditions in Draft Tentative Tract Report with Conditions under department. LOS ANGELES UNIFIED SCHOOL DISTRICT: No comments were available at the writing of the staff report. DEPARTMENT OF WATER AND POWER: No comments were available at the writing of the staff report. BUREAU OF STREET LIGHTING: No comments were available at the writing of the staff report. BUREAU OF SANITATION: No comments were available at the writing of the staff report. ENVIRONMENTAL CLEARANCE The Department of City Planning issued Mitigated Negative Declaration ENV MND on February 22, See Draft Tentative Tract Report with Conditions. FISH AND GAME The project qualifies for Exemption from Fish and Game fees (AB 3158). See Draft Tentative Tract Report with Conditions. TENANTS The subdivider provided a list of all tenants. STAFF RECOMMENDATIONS

4 VESTING TENTATIVE TRACT MAP NO PAGE 4 The Planning Department staff recommends approval of Vesting Tentative Tract Map No subject to the standard and specific conditions contained in the Draft Tentative Tract Report with Conditions. Prepared by: NICHOLAS HENDRICKS City Planning Associate (213) Note: Recommendation does not constitute a decision. Changes may be made by the Advisory Agency at the time of the public hearing.

5 VESTING TENTATIVE TRACT MAP NO PAGE 5 DRAFT TENTATIVE TRACT REPORT WITH CONDITIONS In accordance with provisions of Section of the Los Angeles Municipal Code, the Advisory Agency approved Vesting Tentative Tract Map No composed of one-lot, located at 11154, , and Aqua Vista Street for a new maximum 123-unit residential condominium as shown on map stamp-dated September 7, 2006 in the Sherman Oaks Studio City Toluca Lake Cahuenga Pass Community Plan. This unit density is based on the R3-1 Zone. (The subdivider is hereby advised that the Municipal Code may not permit this maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety, which will legally interpret the Zoning code as it applies to this particular property.) For an appointment with the Advisory Agency or a City Planner call (213) (or) (213) The Advisory Agency=s approval is subject to the following conditions: NOTE on clearing conditions: When two or more agencies must clear a condition, subdivider should follow the sequence indicated in the condition. For the benefit of the applicant, subdivider shall maintain record of all conditions cleared, including all material supporting clearances and be prepared to present copies of the clearances to each reviewing agency as may be required by its staff at the time of its review. BUREAU OF ENGINEERING - SPECIFIC CONDITIONS 1. That a 9-foot wide strip of land be dedicated along Aqua Vista Street adjoining the subdivision to complete a 32-foot wide half right-of-way dedication. 2. That Board of Public Works approval be obtained, prior to the recordation of the final map, the removal of any tree in the existing or proposed right-of-way area associated with improvement requirements outlined herein. The Bureau of Street Services, Urban Forestry Division, is the lead agency for obtaining Board of Public Works approval for removal of such trees. 3. That any existing sanitary sewer easements within the subdivision be delineated on the final map satisfactory to the City Engineer. 4. That arrangement be made with the Los Angeles County Department of Public Works prior to recordation of the final map for any necessary permits with respect to discharge into the Los Angeles River Channel. 5. That a Covenant and Agreement be recorded advising all future owners and builders that prior to issuance of a building permit, a Notice of Acknowledgment of easement must be recorded and an application to do work in any sanitary sewer easement and to construct over the existing sanitary sewer facilities must be submitted to the City Engineer for approval.

6 VESTING TENTATIVE TRACT MAP NO PAGE 6 DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION 6. Comply with any requirements with the Department of Building and Safety, Grading Division for recordation of the final map and issuance of any permit. DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION 7. That prior to recordation of the final map, the Department of Building and Safety, Zoning Division shall certify that no Building or Zoning Code violations exist on the subject site. In addition, the following items shall be satisfied: a. Obtain permits for the demolition or removal of all existing structures on the site. Accessory structures and uses are not permitted to remain on lots without a main structure or use. Provide copies of the demolition permits and signed inspection cards to show completion of the demolition work. b. Provide a copy of ZA case ZA ZAA-SPR. Show compliance with all the conditions/requirements of the ZA case(s) as applicable. c. Show all street/alley dedication(s) as required by Bureau of Engineering and provide net lot area after all dedication. AArea@ requirements shall be rechecked as per net lot area after street/alley dedication. d. Show zone boundaries on the map. No required yard or other open space around a building shall be located in a more restrictive zone than that of the property on which such building is located. Revise the map to show compliance with the above requirement or obtain approval from the Department of City Planning. Note: The existing or proposed building plans have not been checked for and shall comply with Building and Zoning Code requirements. Any vested approvals for parking layouts, open space, required yards or building height, shall be Ato the satisfaction of the Department of Building and Safety at the time of Plan Check.@ If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the map. DEPARTMENT OF TRANSPORTATION 8. That prior to recordation of the final map, satisfactory arrangements shall be made with the Department of Transportation to assure: a. A minimum 40-foot reservoir space be provided between any security gate(s) and the property line. b. A parking area and driveway plan be submitted to the Citywide

7 VESTING TENTATIVE TRACT MAP NO PAGE 7 FIRE DEPARTMENT Planning Coordination 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 That prior to the recordation of the final map, a suitable arrangement shall be made satisfactory to the Fire Department, binding the subdivider and all successors to the following: a. Submittal of plot plans for Fire Department review and approval prior to recordation of Tract Map Action. b. No building or portion of a building shall be constructed more than 300 feet from an approved fire hydrant. Distance shall be computed along path of travel. Exception: Dwelling unit travel distance shall be computed to front door of unit. c. Any required fire hydrants to be installed shall be fully operational and accepted by the Fire Department prior to any building construction. d. No framing shall be allowed until the roadway is installed to the satisfaction of the Fire Department. e. Plans showing areas to be posted and/or painted, FIRE LANE NO PARKING shall be submitted and approved by the Fire Department prior to building permit application sign-off. f. Electric Gates approved by the Fire Department shall be tested by the Fire Department prior to Building and Safety granting a Certificate of Occupancy. g. Where rescue window access is required, provide conditions and improvements necessary to meet accessibility standards as determined by the Los Angeles Fire Department. h. All access roads, including fire lanes, shall be maintained in an unobstructed manner, removal of obstructions shall be at the owner's expense. The entrance to all required fire lanes or required private driveways shall be posted with a sign no less than three square feet in area in accordance with Section of the Los Angeles Municipal Code.

8 VESTING TENTATIVE TRACT MAP NO PAGE 8 LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) 10. That prior to the issuance of any demolition or grading permit or any other permit allowing site preparation and/or construction activities on the site, satisfactory arrangements shall be made with the Los Angeles Unified School District, implementing applicable measures for demolition and construction activities. The project site may be located on pedestrian and bus routes for students attending local LAUSD Schools. Therefore, the applicant shall make timely contact for coordination to safeguard pedestrians/ motorists with the LAUSD Transportation Branch, phone no , and the principals or designees of the local LAUSD Schools. (This condition may be cleared by a written communication from the LAUSD Transportation Branch attesting to the required coordination and/or the principals of the above referenced schools and to the satisfaction of the Advisory Agency). DEPARTMENT OF WATER AND POWER 11. Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power (LADWP) for compliance with LADWP=s Water System Rules and requirements. Upon compliance with these conditions and requirements, LADWP=s Water Services Organization will forward the necessary clearances to the Bureau of Engineering. (This condition shall be deemed cleared at the time the City Engineer clears Condition No. S-1.(c).) BUREAU OF STREET LIGHTING 12. Street light improvements shall be made to the satisfaction of the Bureau of Street Lighting and/or the following street lighting improvements shall be required. (This condition shall be deemed cleared at the time the City Engineer clears Condition S- 3. (c).) PENDING HEARING BUREAU OF SANITATION 13. Satisfactory arrangements shall be made with the Bureau of Sanitation, Wastewater Collection Systems Division for compliance with its sewer system review and requirements. Upon compliance with its conditions and requirements, the Bureau of Sanitation, Wastewater Collection Systems Division will forward the necessary clearances to the Bureau of Engineering. (This condition shall be deemed cleared at the time the City Engineer clears Condition No. S-1. (d).) INFORMATION TECHNOLOGY AGENCY

9 VESTING TENTATIVE TRACT MAP NO PAGE That satisfactory arrangements be made in accordance with the requirements of the Information Technology Agency to assure that cable television facilities will be installed in the same manner as other required improvements. Refer to the Los Angeles Municipal Code Section 17.05N. Written evidence of such arrangements must be submitted to the Information Technology Agency, 200 N. Main Street, 12 th Floor, Los Angeles, CA 90012, (213) DEPARTMENT OF RECREATION AND PARKS 15. That the Quimby fee be based on the R3 Zone. URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING 16. Prior to the issuance of a grading permit, the applicant shall submit a tree report and landscape plan prepared by a Municipal Code-designated oak tree expert as designated by LAMC Ordinance No. 153,478, for approval by the City Planning Department and the Urban Forestry Division of the Bureau of Street Services. A minimum of two oak trees (15 gallon) shall be planted for each one that is removed. The canopy of the oak trees planted shall be in proportion to the canopies of the oak trees removed per Ordinance No. 153,478, and to the satisfaction of the Urban Forestry Division of the Bureau of Street Services and the Advisory Agency. Note: All oak tree removals must be approved by the Board of Public Works on sites more than one acre in size. Contact: Urban Forestry Division at: AND Prior to the issuance of a grading permit, a plot plan prepared by a reputable tree expert, indicating the location, size, type, and condition of all existing trees on the site shall be submitted for approval by the Department of City Planning. All trees in the public right-of-way shall be provided per the current Urban Forestry Division standards. Replacement by a minimum of 24-inch box trees in the parkway and on the site of the trees to be removed, shall be required for the unavoidable loss of desirable trees on the site, and to the satisfaction of the Advisory Agency. Note: Removal of all trees in the public right-of-way shall require approval of the Board of Public Works. Contact: Urban Forestry Division at: Failure to comply with this condition as written shall require the filing of a modification to this tract map in order to clear the condition. (MM) DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

10 VESTING TENTATIVE TRACT MAP NO PAGE Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: a. Limit the proposed development to a maximum of 123 dwelling units. b. Provide a minimum of 2 covered off-street parking spaces per dwelling unit, plus ½ guest parking spaces per dwelling (308 parking spaces). All guest spaces shall be readily accessible, conveniently located, specifically reserved for guest parking, posted and maintained satisfactory to the Department of Building and Safety. If guest parking spaces are gated, a voice response system shall be installed at the gate. Directions to guest parking spaces shall be clearly posted. Tandem parking spaces shall not be used for guest parking. In addition, prior to issuance of a building permit, a parking plan showing offstreet parking spaces, as required by the Advisory Agency, be submitted for review and approval by the Department of City Planning (200 No. Spring Street, Room 750). c. That prior to issuance of a certificate of occupancy, a minimum 6-foot-high slumpstone or decorative masonry wall shall be constructed adjacent to neighboring residences, if no such wall already exists, except in required front yard. d. The applicant shall install an air filtration system(s) to reduce the effects of diminished air quality on occupants of the project. e. That a solar access report shall be submitted to the satisfaction of the Advisory Agency prior to obtaining a grading permit. f. That the subdivider considers the use of natural gas and/or solar energy and consults with the Department of Water and Power and Southern California Gas Company regarding feasible energy conservation measures. g. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. h. The applicant shall install shielded lighting to reduce any potential illumination affecting adjacent properties. i. Prior to the clearance of any tract map conditions, the applicant shall show

11 VESTING TENTATIVE TRACT MAP NO PAGE 11 proof that all fees have been paid to the Department of City Planning, Expedited Processing Section. 18. That prior to the issuance of the building permit or the recordation of the final map, a copy of the Zoning Administrator s Adjustment (ZA ZAA) shall be submitted to the satisfaction of the Advisory Agency. In the event that Zoning Administrator s Adjustment is not approved, the subdivider shall submit a tract modification. DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES 19. That prior to recordation of the final map the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department requiring the subdivider to identify mitigation monitors who shall provide periodic status reports on the implementation of mitigation items required by Mitigation Condition No s 20 and 21 of the Tract s approval satisfactory to the Advisory Agency. The mitigation monitors shall be identified as to their areas of responsibility, and phase of intervention (preconstruction, construction, postconstruction/maintenance) to ensure continued implementation of the above mentioned mitigation items. 20. Prior to the recordation of the final map, the subdivider will prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: MM-1 MM-2 MM-3 Outdoor lighting shall be designed and installed with downcast shielding, so that the light sources are shielded from adjacent residential properties. The exterior of the proposed building shall be constructed of materials such as tinted non-reflective glass and pre-cast concrete, fabricated or stucco wall surfaces. The Project Developer shall implement measures to reduce the emissions of pollutants generated by heavy-duty diesel-powered equipment operating at the Project site throughout the project construction phases. The Project Developer shall include in construction contracts the control measures required and recommended by the SCAQMD at the time of development. Examples of the types of measures currently required and recommended include the following: Keep all construction equipment in proper tune in accordance with manufacturer s specifications.

12 VESTING TENTATIVE TRACT MAP NO PAGE 12 Use late model heavy-duty diesel-powered equipment at the Project site to the extent that it is readily available in the South Coast Air Basin (meaning that it does not have to be imported from another air basin and that the procurement of the equipment would not cause a delay in construction activities of more than two weeks). Use low-emission diesel fuel for all heavy-duty diesel-powered equipment operating and refueling at the Project site to the extent that it is readily available and cost effective in the South Coast Air Basin (meaning that it does not have to be imported from another air basin, that the procurement of the equipment would not cause a delay in construction activities of more than two weeks, that the cost of the equipment use is not more than 20 percent greater than the cost of standard equipment). (This measure does not apply to diesel-powered trucks traveling to and from the site.) Utilize alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline) to the extent that the equipment is readily available and cost effective in the South Coast Air Basin (meaning that it does not have to be imported from another air basin, that the procurement of the equipment would not cause a delay in construction activities of more than two weeks, that the cost of the equipment use is not more than 20 percent greater than the cost of standard equipment). Limit truck and equipment idling time to five minutes or less. Rely on the electricity infrastructure surrounding the construction sites rather than electrical generators powered by internal combustion engines to the extent feasible. MM-4 The Project Developer shall implement fugitive dust control measures in accordance with SCAQMD Rule 403. The Project Developer shall include in construction contracts the control measures required and recommended by the SCAQMD at the time of development. Examples of the types of measures currently required and recommended include the following: Use watering to control dust generation during demolition of structures or break-up of pavement. Water active grading/excavation sites and unpaved surfaces at least three times daily. Cover stockpiles with tarps or apply non-toxic chemical soil binders. Sweep daily (with water sweepers) all paved parking areas and staging areas.

13 VESTING TENTATIVE TRACT MAP NO PAGE 13 Provide daily clean-up of mud and dirt carried onto paved streets from the site. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and equipment leaving the site. Install wind breaks at the windward sides of construction areas. Suspend excavation and grading activity when winds (instantaneous gusts) exceed 15 miles per hour over a 30-minute period or more. An information sign shall be posted at the entrance to each construction site that identifies the permitted construction hours and provides a telephone number to call and receive information about the construction project or to report complaints regarding excessive fugitive dust generation. Any reasonable complaints shall be rectified within 24 hours of their receipt MM-5 The Project Developer shall include in construction and building management contracts the following requirements or measures shown to be equally effective: Use solar or low-emission water heaters in the residential buildings. Provide energy-efficient natural gas heating and cooking equipment. Install air filtration system capable of removing 99.97% of all airborne contaminants at 0.3 microns in order to reduce the effects of diminished air quality on the occupants of the Project. Install ozone destruction catalyst on air conditioning systems, in consultation with the SCAQMD. Require that commercial landscapers providing services at the common areas of Project site use electric or battery-powered equipment, or other internal combustion equipment that is either certified by the California Air Resources Board or is three years old or less at the time of use, to the extent that such equipment is reasonably available and competitively priced in Los Angeles County (meaning that the equipment can be easily purchased at stores in Los Angeles County and the cost of the equipment is not more than 20 percent greater than the cost of standard equipment). MM-6 The Project Applicant shall replace the one (1) Coast Live Oak tree (Quercus agrifolia) to be removed in accordance with Los Angeles City Ordinance 177,404, which requires replacement of protected species trees with 15 gallon individuals of the same tree type at a 2:1 ratio. The replacement trees should be individuals grown from seeds collected in the vicinity of the Project site and/or the Santa Monica Mountains to retain

14 VESTING TENTATIVE TRACT MAP NO PAGE 14 regional genetic character. MM-7 The Project Applicant shall replace all mature trees at the Project site which are removed for the redevelopment at a 1:1 ratio. The specific implementation programs are as follows: Prior to the issuance of a grading permit, a plot plan prepared by a tree expert, as defined by the City of Los Angeles Ordinance Nos. 170,978 and 177,404, indicating the location, size, type, and condition of all existing trees on the site shall be submitted for approval by the Department of City Planning and the Street Tree Division of the Bureau of Street Services. The plan shall contain measures recommended by the tree expert for the preservation of as many trees as possible. Mitigation measures such as replacement by a minimum of 24-inch box trees in the parkway and on the site, on a 1:1 basis, shall be required for the unavoidable loss of desirable trees on the site, and to the satisfaction of the Street Tree Division of the Bureau of Street Services and the Advisory Agency. All trees in the public right-of-way shall be provided per the current Street Tree Division standards. The genus or genera of the tree(s) shall provide a minimum crown of 30'- 50'. Please refer to City of Los Angeles Landscape Ordinance (Ord. No. 170,978), Guidelines K - Vehicular Use Areas. Removal of all trees in the public right-of-way shall require the approval of the Board of Public Works. MM-8 The Project Applicant shall post a cash bond or other assurances acceptable to the Bureau of Engineering in consultation with the Urban Forestry Division and the decision maker guaranteeing the survival of trees required to be maintained, replaced or relocated in such a fashion as to assure the existence of continuously living trees for a minimum of three years from the date that the bond is posted or from the date such trees are replaced or relocated whichever is longer. Any change in ownership shall require that the new owner post a new tree bond to the satisfaction of the Bureau of Engineering. Subsequently, the original owner s tree bond may be exonerated. The City Engineer shall use the provisions of Section as its procedural guide in satisfaction of said bond requirements and processing. Prior to exoneration of the bond, the owner of the property shall provide evidence satisfactory to the City Engineer and the Urban Forestry Division that the trees were properly replaced, the date of the replacement and the survival of the replacement trees for a period of three years.

15 VESTING TENTATIVE TRACT MAP NO PAGE 15 MM-9 MM-10 If unknown paleontological, archaeological, and/or cultural materials are discovered during any grading or construction activity, work will stop in the immediate area. Upon such discoveries, the contractor shall immediately notify the Project Applicant and the City of Los Angeles. A paleontologist and/or archaeologist shall be consulted to determine the discovery s significance and, if necessary, formulate a mitigation plan, including avoidance alternatives, to mitigate impacts. Work can only resume in that area with the approval of the City of Los Angles and paleontologist and/or archaeologist. The Project Developer shall include in construction contracts the following requirements: If any paleontological materials are encountered during the course of the Project development, construction activities in these areas shall be temporarily halted. If any paleontological materials are encountered during the course of construction, the services of a paleontologist shall be secured by contacting the Center for Public Paleontology, which can be found at the following universities; USC, UCLA, California State University at Los Angeles, California State University at Long Beach or the County Museum, to assess the resources and evaluate the impact. Copies of the paleontological survey, study or report shall be submitted to the Los Angeles County Natural History Museum. If human remains are discovered at the Project site during construction, work at the specific construction site at which the remains have been uncovered shall be suspended, and the City of Los Angeles Public Works Department and County Coroner shall be immediately notified. If the remains are determined by the County Coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. MM-11 The project shall comply with the recommendations listed on pages 8 through 18 of the Geotechnical Feasibility Study prepared by Group Delta Consultants, Inc., January 25, 2006, revised July 26, MM-12 MM-13 Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity. The proposed project shall comply with Chapters 29 and 70 of the California Building Code (CBC) and Chapter IX, Division 70 of the Los

16 VESTING TENTATIVE TRACT MAP NO PAGE 16 Angeles Municipal Code to ensure that uncovered or uncompacted soils are managed to prevent movement. MM-14 MM-15 MM-16 MM-17 MM-18 MM-19 MM-20 MM-21 All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. The Project Applicant or General Contractor shall keep the construction area sufficiently damped to control dust caused by construction, hauling and at all times provide reasonable control of dust caused by wind. All materials transported off-site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. All clearing, earthmoving or excavation activities shall be discontinued during periods of high winds (i.e. greater that 15 mph), so as to prevent excessive amounts of fugitive dust. Prior to the issuance of demolition permits, the applicant shall identify PCB-containing light ballasts in each building throughout the Project site. These ballasts shall be recycled through a reputable company to prevent environmental contamination upon renovation, demolition or change-out. During Project construction, if groundwater is encountered, treatment of the groundwater shall be conducted in accordance with the regulations and guidelines set forth by the California Regional Water Quality Control Board, Los Angeles Region (LARWQCB). During demolition, if contaminated soil is encountered, proper abatement procedures shall be conducted to remove the contaminated soils according to the Los Angeles Fire Department and applicable federal, State and other local regulations regarding soil contamination abatement and disposal. Prior to the issuance of the demolition/renovation permits, the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant that no ACMs are present in the buildings. If ACMs are found to be present, they shall be abated in compliance with the South Coast Air Quality Management District s Rule 1403, as well as other State and federal regulations. Specific requirements of Rule 1403 include: Implementation of a thorough survey of the affected facility prior to issuance of permits for any demolition or renovation activity, including inspection, identification, and quantification of all friable and certain nonfriable asbestos-containing materials.

17 VESTING TENTATIVE TRACT MAP NO PAGE 17 Surveys which include collection and analyses of representative asbestos building material samples, and quantification of these materials for asbestos abatement purposes prior to or during demolition/renovation. Notification of the SCAQMD of the intent to demolish or renovate any facility at least ten days prior to commencing with the activity. Removal of all asbestos-containing materials prior to any demolition or renovation activity that would break up, dislodge, or similarly disturb the material. Use of legally required procedures when removing asbestos-containing materials. Placement of all collected asbestos-containing materials in leak-tight containers or wrapping. Disposal of asbestos-containing materials as required by applicable regulations. MM-22 MM-23 MM-24 Prior to issuance of permits for any demolition/renovation activity involving a particular structure, a lead-based paint assessment of each existing structure shall be conducted. Lead-based paint found in any buildings shall be removed and disposed of as a hazardous waste in accordance with all applicable regulations. Such regulations that would be followed during demolition include Construction Safety Orders (pertaining to lead) from Title 8 of the California Code of Regulations, and lead exposure guidelines provided by the U.S. Department of Housing and Urban Development (HUD). Prior to the recordation of the Final Tract Map or Grading Permit, the project shall demonstrate compliance with the Standard Urban Stormwater Mitigation Plan (SUSMP) and/or the Site Specific Mitigation Plan to mitigate stormwater pollution as required by Ordinance Nos. 172,176 and 173,494. The appropriate design and application of Best Management Practice (BMP) device(s) and facilities to satisfy the stormwater mitigation plans, shall be determined by the Watershed Protection Division of the Bureau of Sanitation, Department of Public Works. The applicant or representative of the project shall contact the Watershed Protection Division at (213) as early as possible to identify the appropriate site of the BMP. More information may be obtained at Appropriate erosion control and drainage devices shall be incorporated to the satisfaction of the Building and Safety Department, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section of the Building Code.

18 VESTING TENTATIVE TRACT MAP NO PAGE 18 MM-25 The project applicant shall prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to incorporate structural BMPs during the construction of the Proposed Project in accordance with the Standard Urban Stormwater Mitigation Plan and/or per manufacturer s instructions. MM-26 MM-27 MM-28 MM-29 MM-30 All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, waterbased paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non-recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. Pavement shall not be hosed down at material spills. Dry cleanup methods shall be used whenever possible. Dumpsters shall be covered and maintained. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting. Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets. MM-31 All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off-site. Drip pans or drop clothes shall be used to catch drips and spills. MM-32 MM-33 MM-34 MM-35 MM-36 The Proposed Project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574 and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. Construction and demolition shall be restricted to the hours of 7:00 AM to 6:00 PM Monday through Friday, and 8:00 AM to 6:00 PM on Saturdays. Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels. Power construction equipment with state-of-the-art noise shielding and muffling devices shall be used. All construction truck traffic shall be restricted to truck routes, approved by the City of Los Angeles Department of Building and Safety, which

19 VESTING TENTATIVE TRACT MAP NO PAGE 19 avoid residential areas and other sensitive receptors to the extent feasible. MM-37 MM-38 MM-39 MM-40 MM-41 MM-42 MM-43 MM-44 MM-45 An information sign shall be posted at the entrance to each construction site that identifies the permitted construction hours and provides a telephone number to call and receive information about the construction project or to report complaints regarding excessive noise levels. Any reasonable complaints shall be rectified within 24 hours of their receipt. The Proposed Project shall comply with the Noise Insulation Standards of Title 24 of the California Code of Regulations, which insure an acceptable interior noise environment. Specifically, the project sponsor shall submit an acoustical report prior to the issuance of building permits that demonstrates that the proposed building materials would ensure that interior noise levels attributable to exterior sources are no greater than 45 dba CNEL. The Project Applicant shall comply with the City of Los Angeles Housing Department s tenant relocation assistance requirements in accordance with the City of Los Angeles Rent Stabilization Ordinance Section (G). The Proposed Project shall comply with all applicable State and local codes and ordinances, and the guidelines found in the Fire Protection and Fire Prevention Plan, as well as the Safety Plan, both of which are elements of the General Plan of the City of Los Angeles CPC Upon completion of the Proposed Project, the project applicant shall provide the North Hollywood Area Commanding Officer with a diagram of each portion of the property. The diagram should include access routes and any additional information that might facilitate police response. In the event that the Proposed Project plans or anticipates any occasion which would require a unique request for police services, the occupants of the building shall notify the North Hollywood Community Police Station, in order to better enable the police officers to respond to the Project site and the surrounding community. The developer shall pay school fees, based on the type of land use, to the LAUSD to offset the impact of additional student enrollment at schools serving the Project site. The Project applicant shall comply with the Proposed Project s Quimby in accordance with the City of Los Angeles Municipal Code. The Los Angeles Public Library recommends a mitigation fee of $200 per capita based upon the project population increase of the Proposed Project.

20 VESTING TENTATIVE TRACT MAP NO PAGE 20 MM-46 The applicant shall comply with the Proposed Project Quimby in accordance with the City of Los Angeles Municipal Code. MM-47 MM-48 MM-49 MM-50 MM-51 MM-52. In the event of full or partial closures, the Project applicant shall employ flagmen during the construction of new sewer lines and/or water lines, to facilitate the flow of traffic. The landscape irrigation system should be designed, installed, and tested to provide uniform irrigation coverage for each zone. Sprinkler head patterns should be adjusted to minimize over spray onto walkways and streets. Each zone should water plants having similar watering needs. Automatic irrigation timers should be set to water landscaping during early morning or late evening hours to reduce water losses from evaporation. Adjust irrigation run times for all zones seasonally, reducing watering times and frequency in the cooler months. Adjust sprinkler timer run times to avoid water runoff, especially when irrigating sloped property. Project vegetation should include the selection of drought-tolerant, low water consuming plant varieties should be used to reduce irrigation water consumption. Ultra-low flush water closets and ultra-low flush urinals should be installed. Low flow faucet aerators shall be installed on all sink faucets. Prior to the issuance of the building permit or the recordation of the final map, the subdivider shall submit the evidence of the tenant relocation (in accordance with Ordinance No. 175,980) assistance being paid to the satisfaction of the Advisory Agency. 21. Construction Mitigation Conditions - Prior to the issuance of a grading or building permit, or the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: CM-1. That a sign be required on site clearly stating a contact/complaint telephone number that provides contact to a live voice, not a recording or voice mail, during all hours of construction, the construction site address, and the tract map number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYS BEFORE CONSTRUCTION IS TO BEGIN. a. Locate the sign in a conspicuous place on the subject site or structure (if developed) so that the public can easily read it. The sign must be sturdily attached to a wooden post if it will be freestanding.

21 VESTING TENTATIVE TRACT MAP NO PAGE 21 b. Regardless of who posts the site, it is always the responsibility of the applicant to assure that the notice is firmly attached, legible, and remains in that condition throughout the entire construction period. c. If the case involves more than one street frontage, post a sign on each street frontage involved. If a site exceeds five (5) acres in size, a separate notice of posting will be required for each five (5) acres, or portion thereof. Each sign must be posted in a prominent location. CM-2. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. CM-3. The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by construction and hauling, and at all times provide reasonable control of dust caused by wind. CM-4. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. CM-5. All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. CM-6. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. CM-7. CM-8. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. CM-9. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday. CM-10. Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

22 VESTING TENTATIVE TRACT MAP NO PAGE 22 CM-11. The project contractor shall use power construction equipment with stateof-the-art noise shielding and muffling devices. CM-12. The project sponsor must comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment. CM-13. Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity. CM-14. Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned. These will shield and bind the soil. CM-15. Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting. CM-16. All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non recyclable materials/wastes must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. CM-17. Clean up leaks, drips and spills immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. CM-18. Do not hose down pavement at material spills. Use dry cleanup methods whenever possible. CM-19. Cover and maintain dumpsters. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting. CM-20. Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into streets. CM-21. Conduct all vehicle/equipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes to catch drips and spills.

23 VESTING TENTATIVE TRACT MAP NO PAGE 23 DEPARTMENT OF CITY PLANNING-STANDARD CONDOMINIUM CONDITIONS C-1. That approval of this tract constitutes approval of model home uses, including a sales office and off-street parking. Where the existing zoning is (T) or (Q) for multiple residential use, no construction or use shall be permitted until the final map has recorded or the proper zone has been effectuated. If models are constructed under this tract approval, the following conditions shall apply: 1. Prior to recordation of the final map, the subdivider shall submit a plot plan for approval by the Division of Land Section of the Department of City Planning showing the location of the model dwellings, sales office and offstreet parking. The sales office must be within one of the model buildings. 2. All other conditions applying to Model Dwellings under Section 12.22A, 10 and 11 and Section O of the Code shall be fully complied with satisfactory to the Department of Building and Safety. C-2. C-3. C-4. That prior to recordation of the final map, the subdivider shall record an Agreement for Development of Units for Lease or Sale ( 15% Ordinance ) covenant, to benefit the Housing Authority, for certification of the development in accordance with Section 12.39A. Arrangements shall be made with the Department of Building and Safety, Zoning Section - Subdivisions ( ) to approve the covenant format, prior to recording the covenant. Prior to the recordation of the final map, the subdivider shall pay or guarantee the payment of a park and recreation fee based on the latest fee rate schedule applicable. The amount of said fee to be established by the Advisory Agency in accordance with Section of the Los Angeles Municipal Code and to be paid and deposited in the trust accounts of the Park and Recreation Fund. That a landscape plan, prepared by a licensed landscape architect, be submitted to and approved by the Advisory Agency in accordance with CP-6730 prior to obtaining any grading or building permits before the recordation of the final map. In the event the subdivider decides not to request a permit before the recordation of the final map, a covenant and agreement satisfactory to the Advisory Agency guaranteeing the submission of such plan before obtaining any permit shall be recorded. C-5. In order to expedite the development, the applicant may apply for a building permit for an apartment building. However, prior to issuance of a building permit for apartments, the registered civil engineer, architect or licensed land surveyor shall