RECOMMENDATION REPORT

Transcription

1 DEPARTMENT OF CTY PLANNNG RECOMMENDATON REPORT West Los Angeles Area Planning Commission Date: June 6, 2018 Time: Place: After 4:30 p.m.* Henry Medina West LA Parking Enforcement Facility W. Exposition Blvd., 2 nd Floor Los Angeles, CA Public Hearing: October 2, 2017 Appeal Status: t further appealable pursuant to LAMC Section Expiration Date: June 7, 2018 Case.: CEQA.: Council.: Plan Area: Specific Plan: Certified NC: GPLU: Zone: Appellant: Applicant: Representative: DR CDP-MEL-SPP-1A ZA ZAA-1A ENV CE 11 Mike Bonin Venice Venice Coastal Zone Oakwood Subarea Venice Community Commercial [Q]C2-1 Robin Rudisill & Hubert Hodgin Erinn Berkson Tim Bonefeld PROJECT LOCATON: PROPOSED PROJECT: 706 South Hampton Drive The demolition of an existing one-story, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit (Joint Living and Work Quarters), 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. REQUESTED ACTON: An appeal of the joint determination of the Director of Planning and Zoning Administrator to approve a Coastal Development Permit pursuant to Los Angeles Municipal Code (LAMC) Section , a Project Permit Compliance Review pursuant to LAMC Section , and a Mello Act Compliance Review pursuant to Government Code Sections and , and a Zoning Administrator s Adjustment pursuant to Section 12.28; and appeal of the Categorical Exemption ENV CE. RECOMMENDED ACTONS: 1. Determine that based on the whole of the administrative record, that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines, Section (City of Los Angeles CEQA Guidelines Article, Section 1, Class 3, Category 1) and Section 15332, and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section applies.

2 DR CDP-MEL-SPP-1A & ZA ZAA- 1A Page 2 2. Deny the appeal; and 3. Sustain the Director of Planning and Zoning Administrator joint determination to conditionally approve a Coastal Development Permit, Project Permit Compliance Review, Mello Act Compliance Review, and Zoning Administrator's Adjustments for the demolition of a single-family dwelling and construction of a 3,515 square-foot, three-story mixed-use development comprised of 732 square feet of groundfloor retail use and one Joint Living and Work Quarters dwelling unit, an attached four-car garage, basement level (containing no habitable rooms), and a third-story roof deck. VNCENT. P. BERTON, ACP Director of Planning ~ 4 ~ &ibc Fais, oble,prnc;pal City Planiier.5:) R --<~ ~~ Debbie Lawrence, ACP, Senior City Planner Theodore L. ing, ACP, Associate Zoning Administrator ADVCE TO PUBLC: * The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 rth Spring Street, Los Angeles, CA (Phone ). While all written communications are given to the Commission for consideration, the initial packets are sent to the Commission's Office a week prior to the Commission's meeting date. f you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to the agency at or prior to the public hearing. As a covered entity under Title of the Americans with Disabilities Act, the City of Los Angeles does not discriminate. The meeting facility and its parking are wheelchair accessible. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request at least seven (7) days prior to the meeting by calling the City Planning Commission Office at (213)

3 TABLE OF CONTENTS Project Analysis... A-1 Appellate Decision Project Summary Appeal Points and Staff Response Conclusion Exhibits: Exhibit A Appeal Application Exhibit B Joint Determination of the Director and Zoning Administrator Exhibit C Approved Plans (Exhibit A) Exhibit D Environmental Clearance ENV CE Exhibit E Vicinity and radius map Exhibit F Streetscape/Character Analysis Exhibit G Venice Neighborhood Council (VNC) Recommendation Letter Exhibit H Correspondence

4 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-1 APPELLATE DECSON PROJECT ANALYSS Pursuant to Section and of the Los Angeles Municipal Code (LAMC), appeals of Coastal Development Permits are heard by the Area Planning Commission. The appellate decision of the Area Planning Commission is final and effective as provided in Charter Section 245. However, the City s final action on a Coastal Development Permit is further appealable to the California Coastal Commission. Appeals of the California Environmental Quality Act (CEQA) are made to the City Council. PROJECT SUMMARY The project consists of the demolition of an existing, one-story, single-family dwelling and the construction of 3,515 square-foot, three-story mixed-use development consisting of 732 square feet of groundfloor retail use and one Joint Living and Work Quarters dwelling, the project includes a basement level (containing no habitable rooms), an attached garage (providing four parking spaces) and a rooftop deck with a swimming pool and spa. The property is located within the Oakwood Subarea of the Venice Coastal Zone Specific Plan. The project site is zoned [Q]C2-1 with a land use designation of Community Commercial. The lots on the east side of Hampton Drive are zoned [Q]C2-1 and developed with single- and multi-family residential structures ranging from one to three stories in height. The lots on the west side of Hampton Drive are zoned M1-1 and developed with light industrial and manufacturing uses within structures ranging from one to three stories in height. APPEAL PONTS AND STAFF RESPONSE The Director of Planning and Zoning Administrator issued a joint determination approving the requested Coastal Development Permit, Project Permit, Mello Act Compliance Review, and Zoning Administrator s Adjustment on January 29, One appeal was filed on February 13, Appeal Point. 1: Demolition of a residential structure for purposes of construction of a commercial use (mixed-use, with both retail and residential components) is not allowed by the Mello state law. Response: The proposed project consists of the demolition of a single-family dwelling and the construction of a 3,515 square-foot, mixed-use development comprised of 732 square feet of groundfloor retail use and one joint living and work quarters (JLWQ) dwelling; the project is comprised of both commercial and residential uses. A JLWQ is defined in LAMC Section as: A residential occupancy of one or more rooms or floors used as a dwelling unit with adequate work space reserved for, and regularly used by, one or more persons residing there. The Venice Land Use Plan (LUP) and Specific Plan do not define mixed-use development, nor does Section of the Los Angeles Municipal Code. However, it is clear the proposed project is not limited to the development of a commercial use and will not result in the net loss of residential dwelling units onsite. The Appellant states the LUP considers mixed-use development as a commercial use and that the proposed mixed-use project is a commercial use. n assuming the proposed project would result in a commercial use, the Appellant argues the project should be subject to the following provision of the State Mello Act, Government Code Section 65590(c) which states: The

5 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-2 conversion or demolition of any residential structure for purposes of a nonresidential use which is not coastal dependent, as defined in Section of the Public Resources Code, shall not be authorized unless the local government has first determined that a residential use is no longer feasible in that location. f a local government makes this determination and authorizes the conversion or demolition of the residential structure, it shall require replacement of any dwelling units occupied by persons and families of low or moderate income pursuant to the applicable provisions of subdivision (b). The City s nterim Administrative Procedures for Complying with the Mello Act (AP) provides the same provision, Part 4.1 to 4.3., but includes additional criteria for staff to consider in determining if it would be feasible to maintain a residential use on the property. The proposed project would not replace a residential use with a nonresidential use and is not subject to Part 4.1 to 4.3 of the AP. Finding of the Director s Determination states the existing single-family dwelling was occupied by the current owner. The property tax bill reflected the property owner qualified for the homeowner s exemption. Furthermore, the property owner signed the Owner-Occupied Single-Family Dwelling Exemption Affidavit, October 26, 2016, certifying, under penalty of perjury, that she currently owns and occupies the existing single-family dwelling and will continue to own and occupy the replacement single-family dwelling. Therefore, the Director did not err in the Mello Act Compliance Review for the proposed project. Appeal Point. 2: The proposed project would significantly change the residential character of this residential block. Response: The project site is zoned [Q]C2-1, designated for Community Commercial Land Uses, and located within the Oakwood Subarea of the Specific Plan. The area is zoned for commercial and industrial land uses. As previously discussed, the lots adjacent to and proximate to the subject property are zoned [Q]C2-1 and M1-1 and developed with single- and multi-family residential, commercial, and light industrial uses within structures that are one to three stories in height. The Appellant states the neighborhood is part of the Oakwood residential neighborhood and characterizes the neighborhood as single-family residential. However, the Land Use Plan Maps of the LUP show the subject site and adjacent lots are designated for Community Commercial land use and the properties west of Hampton Drive are designated for Limited ndustrial uses. While the neighborhood block is adjacent to lots designated for residential use (Low Medium Residential), the lots fronting Hampton Drive are not. The LUP provides the following policies for development of properties designated for Commercial Community land use: Policy.B.2 Mixed-Use Development. Mixed-use residential-commercial development shall be encouraged in all areas designated on the Land Use Policy Map for commercial use...the design of mixed-use development is intended to help mitigate the impact of the traffic generated by the development on coastal access roads and reduce parking demand by reducing the need for automobile use by residents and encouraging pedestrian activity. Such development shall comply with the density and development standards set forth the LUP. Policy. B. 6. Community Commercial Land Use. The areas designated as Community Commercial on the Land Use Policy Map (Exhibits 9 through 12) will accommodate the development of community-serving commercial uses and services, with a mix of residential dwelling units and visitor-serving uses. The Community Commercial designation is intended to provide focal points for local shopping, civic and social activities and for visitor-serving commercial uses. They differ from Neighborhood Commercial areas in their size and intensity of business and social activities. The existing community centers in Venice are most consistent with, and should be developed as, mixed-use centers that encourage the development of housing in concert with multi-use commercial uses. The integration and mixing of uses will increase opportunities for

6 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-3 employees to live near jobs and residents to live near shopping. Overnight visitor-serving uses, such as hotels and youth hostels, are preferred uses in the Community Commercial land use category. Uses/Density: Community commercial uses shall accommodate neighborhood and visitor-serving commercial and personal service uses, emphasizing retail and restaurants; and mixed residential/commercial use with retail on the ground floor and personal services and residential uses on upper floors. Drive-thru facilities and billboards shall be prohibited in the Community Commercial land use category. On a commercial lot, residential uses shall not exceed one unit per square feet of lot area Based on the land use designation of the subject site and policies of the LUP, mixed-use development is appropriate and encouraged. Furthermore, the massing and scale of the proposed three-story development is consistent with existing structures fronting Hampton Drive. The lots adjacent to the site are developed with a one and two story structures. The block is comprised of structures that are one to three stories in height with rooflines that are both flat and varied (sloped). The existing two and three-story structures include balconies fronting the street; the existing threestory structure observes a modest stepback (approximately five feet) on the third floor to provide a deck. The proposed project incorporates a flat roof at the front portion of the structure, two stories and 23 feet 3 inches in height with a rooftop deck. The three-story portion of the structure is stepped back approximately 60 feet from the front wall and measures to a maximum height of 30 feet. The proposed massing is consistent with that of development on Hampton Drive. Therefore, the Director did not err in determining the proposed three-story mixed-use development is consistent with the uses currently existing in the area and envisioned by the LUP and is compatible with the massing and scale of the existing neighborhood. Appeal Point. 3: The Coastal Act and related authorities are also clear that such housing opportunities shall be retained and this is a priority over visitor-serving commercial uses/facilities. Response: The proposed project consists of the demolition of a single-family dwelling and the development of a mixed-use structure comprised of a groundfloor commercial use and one residential dwelling unit above (joint living and work quarters); there is no increase or decrease in density (the number of residential dwelling units) as a result of the project. The project is not limited to a commercial use. Furthermore, the project site is designated for Community Commercial land use, within a corridor designated for both commercial and limited/light industrial land uses. Policy.B.6 Community Commercial Land Use. The areas designated as Community Commercial on the Land Use Policy Map (Exhibits 9 through 12) will accommodate the development of community serving commercial uses and services, with a mix of residential dwelling units and visitor-serving uses. The Community Commercial designation is intended to provide focal points for local shopping, civic and social activities and for visitor-serving commercial uses. They differ from Neighborhood Commercial areas in their size and intensity of business and social activities. The existing community centers in Venice are most consistent with, and should be developed as, mixed-use centers that encourage the development of housing in concert with multi-use commercial uses. The integration and mixing of uses will increase opportunities for employees to live near jobs and residents to live near shopping. Overnight visitor-serving uses, such as hotels and youth hostels, are preferred uses in the Community Commercial land use category. Uses/Density: Community commercial uses shall accommodate neighborhood and visitor-serving commercial and personal service uses, emphasizing retail and restaurants; and mixed residential/commercial use with retail on the ground floor and personal services and residential uses on upper floors. Drive-thru facilities and billboards shall be prohibited in the Community Commercial land use category. On a commercial lot, residential uses shall not exceed one unit per square feet of lot area.

7 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-4 As discussed in the Director s Determination and this report, the subject area is developed with both residential, commercial, and light industrial uses. The LUP provides land use designations for the Venice Coastal Zone, identifies and outlines appropriate uses and development standards through policies and implementation strategies, and further provides reference to relevant policies of chapter 3 of the Coastal Act. Mixed-use development is encouraged in areas designated for commercial land use. While the Appellant provides reference to specific policies of the LUP, they are not relevant or applicable to the scope of the project proposed. The Appellant references Policy.A.1.a. of the LUP: Policy. A. 1. General. New recreational opportunities should be provided, and existing recreational areas, shown on Exhibits 19a through 21b, shall be protected, maintained and enhanced for a variety of recreational opportunities for both residents and visitors, including passive recreational and educational activities, as well as active recreational uses. a. Recreation and visitor-serving facilities shall be encouraged, provided they retain the existing character and housing opportunities of the area, and provided there is sufficient infrastructure capacity to service such facilities. The referenced policy is within Policy Group Recreation and Visitor-Serving Facilities. The introduction to this chapter of the LUP states: Recreation and visitor-serving facilities in the Venice Coastal Zone include the opportunities offered by Venice Beach, Ocean Front Walk, and the bike path; the restaurants and shops along Ocean Front Walk and Main Street; and the walkways and waterways of the Venice Canals and Ballona Lagoon which offer sightseeing, birdwatching and boating. Existing recreation and visitor-serving facilities are shown in Exhibits 19a through 21b. The proposed project is not located within the above-mentioned areas. Therefore, the Director did not err. The proposed use is consistent and compatible with the policies pertaining to areas designated for Community Commercial land use. Appeal Point. 4: The City did not correctly apply the City s Mello Act nterim Administrative Procedures (AP) and we hereby specifically appeal the determination that this project is categorically exempt pursuant to Part 2.4 of the AP. Response: As discussed in the Staff Response to Appeal Point. 1, the project will replace a Residential Unit with a mixed-use development comprised of a commercial use and a Residential Unit. A mixed-use development is comprised of more than one use and is not limited to a commercial use. The proposed project would not replace a residential use with a nonresidential use and is not subject to Part 4.1 to 4.3 of the AP. Finding of the Director s Determination states the existing single-family dwelling was occupied by the current owner. The property tax bill reflected the property owner qualified for the homeowner s exemption. Furthermore, the property owner signed the Owner-Occupied Single-Family Dwelling Exemption Affidavit, October 26, 2016, certifying, under penalty of perjury, that she currently owns and occupies the existing single-family dwelling and will continue to own and occupy the replacement single-family dwelling Therefore, the Director did not err in the Mello Act Compliance Review for the proposed project.

8 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-5 Appeal Point. 5: The recommendation of the Venice Neighborhood Council is biased toward developers. Response: The Appellant s argument regarding the Venice Neighborhood Council is not relevant to the required Findings for the requested coastal development permit (LAMC Section ), project permit compliance review (LAMC Section ), Zoning Administrator s Adjustment (LAMC Section 12.28), and Mello Act compliance review (AP). Therefore, the Director of Planning did not err. Appeal Point. 6: The parking does not comply with the Certified Venice Land Use Plan requirements. Response: The project consists of the development of a 3,515 square-foot mixed-development consisting of 732 square feet of groundfloor retail use and one joint living and work quarters dwelling. A total of five parking spaces are required for the project: two spaces for the JLWQ and three for the retail use (one space is required for each 225 square feet of floor area). The Venice Coastal Zone Specific Plan and Land Use Plan state the parking requirements for specific uses. The parking requirements of the Specific Plan are used with the City s Zoning Code, which outlines the regulations for the location and layout of required parking spaces as wells as the provisions of swapping or replacing required parking with bicycle parking spaces at a ratio of four bicycle spaces for each vehicle space (LAMC Section A.4). Therefore the Director did not err, the project complies with the parking requirements of the Venice Land Use Plan and Specific Plan. Appeal Point. 7: The decision-maker erred in approving the Zoning Administrator adjustments to yards for this project. Response: The project consists of the development of a mixed-use structure comprised of both a commercial and residential use. Pursuant to LAMC Section C., the portions of the building used for residential uses are subject to the side and rear yard requirements of the R4 zone. The applicant requested a Zoning Administrator s Adjustment to allow for reduced side yards of zero feet and a reduced passageway of three feet and five inches pursuant to LAMC Section The Zoning Administrator approved the requested Adjustments based on Findings. 11 to 13 of the Joint Determination. The Zoning Administrator determined the size and narrow width of the lot would make it impractical to adhere to the required yards and passageway and further discussed sufficient access would be provided to both the commercial and residential components of the structure and would conform to the intent of these requirements; while the primary frontage of the project is on Hampton Drive, vehicle access is provided from the rear alley. As discussed in the Joint Determination and this report, the proposed massing and scale of the project is consistent and compatible with the existing residential, commercial, and light industrial development in the neighborhood. Therefore the Zoning Administrator did not err.

9 DR CDP-MEL-SPP-1A & ZA ZAA-1A A-6 Appeal Point. 8: The CEQA categorical exemption determination is not correct as this is a project that would have a significant effect on this residential block as well as all residential blocks in Venice that are in commercial zones. Response: The project consists of the development of a mixed-use structure comprised of residential and commercial uses within a neighborhood block zoned [Q]C2-1, which permits both commercial and residential uses. The project qualifies for a Categorical Exemption, pursuant to Section and of the CEQA Guidelines; Finding. 6 of the Director s Determination provides a complete discussion of the categorical exemption and exceptions. The Appellant argues the project will have a cumulative impact on neighborhood. However, as discussed in Finding. 6 of the Determination, the project is consistent with the type of development permitted for the area zoned [Q]C2-1 and designated for Community Commercial use. The proposed addition of one new dwelling unit will not exceed thresholds identified for impacts to the area (i.e. traffic, noise, etc.) and will not result in significant cumulative impacts. The Appellant states the project will have a significant effect on traffic and noise in these areas but does not provide substantial evidence to support the claim. The Appellant argues the project will have a significant effect on the environment due to an unusual circumstance, citing a previous zone change (and general plan amendment) from a residential to commercial zone. An unusual circumstance may result if the project includes a feature or circumstance that distinguishes it from other similar projects, such as size, location, or scale. However, substantial evidence must show the project has a reasonable possibility of a significant effect due to that unusual circumstance. unusual circumstances exist as the proposed project consists of work typical to a commercially zoned area. Therefore the Director did not err, an appropriate environmental clearance (categorical exemption) was prepared for the project. CONCLUSON Staff recommends the Commission deny the appeal and sustain the Joint Determination of the Director of Planning and Zoning Administrator in a approving a Coastal Development Permit, Project Permit Compliance, and Mello Act Compliance Review for a project consisting of: the demolition of an existing, one-story, single-family dwelling and the construction of 3,515 squarefoot, three-story mixed-use development consisting of 732 square feet of groundfloor retail use and one Joint Living and Work Quarters dwelling, with a basement level, attached garage (providing four parking spaces) and a rooftop deck with a swimming pool and spa, and to find that the project is Categorically Exempt pursuant to the California Environmental Quality Act. Upon in-depth review and analysis of the issues raised by the appellant for the proposed project, no substantial evidence exists of errors or abuse of discretion committed by the Director of Planning or his/her designees in regards to the appeal points raised. The appeal of the Joint Determination cannot be substantiated and therefore should be denied.

10 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT A Appeal Application DR CDP-MEL-SPP & ZA ZAA

11 ( ORGNAL APPLCATONS: APPEAL APPLCATON This application is to be used for any appeals authorized by the Los Angeles Municipal Code (LAMC) for discretionary actions administered by the Department of City Planning. 1. APPELLANT BODY/CASE NFORMATON Appellant Body: 121 Area Planning Commission 0 City Planning Commission 0 City Council 0 Director of Planning ~ 2. Project Address: 706 Ham ton Drive Final Date to Appeal: 02/13/2018 /?Y" ~ {g..,,, Type of Appeal: 0 Appeal by ApplicanUOwner ~ r.et ~ o,; Appeal by a person, other than the ApplicanUOwner, claiming to be aggrievea-f r-... ~ 0 Appeal from a determination made by the Department of Building and Safety~ APPELLANT NFORMATON _ ~ ~ Appellant's name (print): Robin Rudisill Hubert Hod in \ r-'"' Company: _n_/a"'"-..._--,r-:::ltfl'b'tt-:; --=---7'1~... Mailing Address: 3003 Ocean Front Walk City: Venice Telephone: (310) State: _C_A wildrudi@mac.com s the appeal being filed on your behalf or on behalf of another party, organization or company? 121 Self 0 Other: ,-=- s the appeal being filed to support the original applicant's position? 0 Yes 3. REPRESENTATVE/AGENT NFORMATON Representative/Agent name (if applicable): w Company: ~ Mailing Address: ,-~- City: State: Telephone: CP-7769 appeal (revised 5/25/2016) /-J rr /J (! 11-,11 E-N r s (; 5'p r. D 3 P<-l?J A B

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13 ORGNAL 4. JUSTFCATON/REASON FOR APPEAL s the entire decision, or only parts of it being appealed? ll Entire D Part Are specific conditions of approval being appealed? D Yes f Yes, list the condition number(s) here: Z Attach a separate sheet providing your reasons for the appeal. Your reason must state: The reason for the appeal Specifically the points at issue How you are aggrieved by the decision Why you believe the decision-maker erred or abused their discretion 5. APPLCANT'S AFFDAVT Date: 02/13/ FLNG REQURE S/ADDTONAL NFORMATON Eight (8) sets of the following documents are required for each appeal ed (1 original and 7 duplicates): o o o Appeal Application (form CP-7769) Justification/Reason for Appeal Copies of Original Determination Letter A Filing Fee must be paid at the time of filing the appeal per LAMC Section B. o Original applicants must provide a copy of the original application receipt(s) (required to calculate their 85% appeal filing fee). All appeals require noticing per the applicable LAMC section(s). Original Applicants must provide noticing per the LAMC, pay mailing fees to City Planning's mailing contractor (BTC) and submit a copy of the receipt. Appellants filing an appeal from a determination made by the Department of Building and Safety per LAMC Kare considered Original Applicants and must provide noticing per LAMC K.7, pay mailing fees to City Planning's mailing contractor (BTC) and submit a copy of receipt. A Certified Neighborhood Council (CNC) or a person identified as a member of a CNC or as representing the CNC may not file an appeal on behalf of the Neighborhood Council; persons affiliated with a CNC may only file as an individual on behalf of self. Appeals of Density Bonus cases can only be filed by adjacent owners or tenants (must have documentation). Appeals to the City Council from a determination on a Tentative Tract (TT or VTT) by the Area or City Planning Commission must be filed within 1 O days of the date of the written determination of said Commission. A CEQA document can only be appealed if a non-elected decision-making body (ZA, APC, CPC, etc.) makes a determination for a project that is not further appealable. [CA Public Resources Code ' (c)j. Base Fee: This Section for City Planning Staff Use Onlv Reviewed & Accepted by (DSC Planner): :/ ~ 9 S1. vj 1-f tsn /f Alt Receipt : Deemed Complete by (Project Planner): Date: ! f30z- ',:J Determination authority notified Dat~/23 /20/6 D Original receipt and BTC receipt (if original applicant) CP-7769 appeal (revised 5/25/201 6) Page 2 of 2

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15 1 706 Hampton Drive DR CDP-MEL-SPP ZA ZAA Appeal Justification February 13, Demolition of a residential structure for purposes of construction of a commercial use (mixed use, with both retail and residential components) is not allowed by the Mello Act state law. What is proposed is a mixed-use development, with retail on the bottom floor and live/work quarters on the upper floors. t's not clear whether the proposed setup meets the definition of live/ work, which has strict regulations for compliance. At a minimum, the conditions of the Determination should reflect the detailed requirements for live-work units, which must comply with the health and safety code's livework regulations, and that, per City code, " are intended to be designed with adequate workspace, higher ceilings, larger doors, sufficient natural light, open floor plans, and to be equipped with non-residential finishes and features that support arts and production activities," and that" at least 10 percent but no more than 25 percent of the total floor area in live-work units be maintained as working space." n addition, the City has indicated that retail or other commercial operations, with walk-in customers, inventories, employees and commercial deliveries, are not only incompatible with the residential nature of a live-work project, but they would also trigger compliance with the building code's commercial occupancy standards. Despite the fact that the coastal land use designation for the block is '' community commercial," residential uses are allowed in the zone and in fact the entire block consists of residential uses. The Decision Makers erred in stating that some of the structures on the block contain commercial and livework uses. See attached ZMAS reports, City building records, and County Assessor information for each property on the block. Every single property on that block is legally residential according to the City records and County assessor information. Every property on the block is currently a legal residential use and thus any commercial or live-work uses have not been permitted. The project would fundamentally change the block, creating a negative precedent. SEE ATTACHED EXHBT A. The Certified Venice Land Use Plan considers mixed use a commercial use. See Venice Local Coastal Program Land Use Plan Chapter 2. Land Use Plan, Commercial Land Use and Development Standards, Policies. B. 1. through. B. 12 (pages -18 to -24). For purposes of the Coastal Act and issuance of a Coastal Development Permit, a conversion to mixed use transforms what is now a residential land use into a commercial land use. The Mello Act prohibits a conversion from a residential use to a mixed use/ commercial use. The purpose and spirit of the Mello Act is to preserve and enhance residential uses in the Coastal Zone, and this type of a change, and the related cumulative impact, would make housing less accessible in the Coastal Zone. Government Code Section 65590(c) (aka the Mello Act) states that: The conversion or demolition of any residential structure for purposes of a nonresidential use which is not "coastal dependent", as defined in Section of the Public Resources Code [any use that requires a site on, or adjacent to, the sea to be able to function at all], shall not be authorized unless the local government has first detennined that a residential use is no longer feasible in that location. Regardless of the city zoning or whether city laws would allow a conversion, the existing residential structure cannot be demolished for purposes of a retail or mixed use or any other commercial use unless it is for a coastal-dependent use ( definition in the Coastal Act Section states that "Coastaldependent development or use" means any development or use which requires a site on, or adjacent to,

16 the sea to be able to function at all); and the site must remain residential unless the City determines that a residential use is no longer feasible in the location; however, according to the state law, the Mello Act and the City's nterim Administrative Procedures for complying with the Mello Act (AP), because the site contains a residential structure, the City must presume that a residential use is feasible. The Mello Act prohibition for demolition of a residential structure for purposes of constructing a commercial use transcends the local jurisdiction's zoning, thus the fact that the land use designation is community commercial is irrelevant for purposes of consideration of Mello Act Compliance. Allowing demolition of this residential structure to construct a mixed-use structure, which is a commercial use in the Coastal Zone, would be a violation of the Mello Act. This would cause a significant adverse cumulative impact to a highly protected coastal resource, the Special Coastal Community of Venice. f the City allows one on this block, in violation of Mello, the entire block is at risk of being converted to commercial. The cumulative impact would be absolutely unacceptable because this would be a precedent that could be followed in a number of residential blocks in Venice. This project would open up the floodgates for innumerable projects that would result in residential uses being replaced with commercial uses, completely changing the character of many residential areas. The serious concerns raised in the two public hearings and in subsequent letters regarding adverse cumulative impact to a residential block were not even addressed in the Determinations The proposed project would significantly change the residential character of this residential block. A change to allow retail on this block of all residential uses would change the character of the area from residential to commercial, in terms of both building style (i.e. reduced setbacks/yards and step backs), and in terms of functional use, with the retail activities attracting customers to the block. ntroducing commercial retail on what is now a residential block is not a good fit for this residential neighborhood. The reasoning given by the applicant that this block is across from "limited industry" uses is not at all a valid reason for a conversion from residential to commercial. Many residential neighborhoods are adjacent to commercial or industrial areas and that is not a reason to convert them, nor is it allowed by the state Mello Act law. See the coastal land use designation map attached. This block is clearly a part of the Oakwood residential neighborhood. SEE A T ACHED EXHBT B. This project is materially detrimental to the adjoining lots in the immediate neighborhood and the finding for the Project Permit Compliance Determination, that this project is compatible in scale and character with the existing neighborhood, cannot be made. The prosed project is absolutely not compatible - it's materially and grossly larger and more massive than the other structures in the surrounding residential area. t only can that finding not be made for the permit compliance but also for the Coastal Development Permit, Finding 1. The proposed project is clearly out of scale and character and mass with the surrounding existing residential structures. t would be a very dense footprint and envelope, building on almost every square inch, including a roof top deck, which also increases the mass and scale of the building. n terms of the Project Permit Compliance Determination, a conversion of the character of the block from residential to commercial use would be materially detrimental to adjoining lots and the immediate neighborhood, which would include the residents and property owners on the Hampton block as well as those in the residential neighborhood adjacent to the block on the east/ alley side, which would also be significantly impacted by increased traffic and other retail activity such as the increased intensity of trash collection, deliveries and other commercial area nuisances along with the traffic for the visitors to the retail store.

17 .. ( 3 The proposed project is not simply replacing one existing single-family home with another, as indicated at the bottom of page 10 of the Determination, bur rather is replacing one existing single-family home with a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. This is significantly different than replacing it with another single-family home, and it is clear the City Planners are erring and abusing their discretion in providing an erroneous and misleading description of the project. n addition, comparing to buildings and uses on Abbot Kinney Blvd is an error and abuse of discretion as that is not a residential block and contains the Artcraft land use designation. The proposed project would be a clear change to the pattern of the subdivision and would thus cause an adverse cumulative impact as well as the prejudicing of the LCP. 3. The Coastal Act and related authorities are also clear that such housing opportunities shall be retained and this is a priority over visitor-serving commercial uses/ facilities. The Coastal regulations support retaining the existing character and housing opportunities of the area. The Certified Venice Local Coastal Program Land Use Plan, which is both a part of the City's General Plan and is a matter of local law that embodies state policy and which prevails over local government concerns (Kalnel case law), states: Policy 111.A.l. a. Recreation and visitor-serving facilities shall be encouraged, provided they retain the existing character and housing opportunities of the area, and provided there is sufficient infrastructure capacity to service such facilities. n addition, the Staff Report for the Certified Land use Plan states that "The maintenance of existing single-family neighborhoods is encouraged." (Policy.E.4., page 38) The first three bullets in the Certified Land Use Plan's Summary of Venice Coastal ssues related to "Residential Land Use and Development," on page 1-3, make clear that preservation of the diversity of Venice's residential neighborhoods is essential in protecting it as a Special Coastal Community pursuant to the Chapter 3 Policies of the Coastal Act. These issues include: preservation of existing housing stock and discouragement of conversion of residential uses to commercial uses where appropriate; and illegal conversion of residential uses to commercial uses. The Coastal Act's Legislative Findings and Declarations; Goals note the importance of balanced coastal resources in Section S(b), which states: The Legislature further finds and declares that the basic goals of the state for the coastal zone are to assure orderly, balanced utilization and conservation of coastal zone resources taking into account the social and economic needs of the people of the state. As per the Coastal Commission, "t is the diversity of our residential coastal community that makes Venice a Special Coastal Community. t is our unique, eclectic mix of families, artists, and residents of all colors and walks of life that make Venice a world-famous destination. Our community, its character, and its characters, depends on a balance between visitor-serving accommodations and permanent residential units." n addition, none of the projects listed under CDP Finding 4. are applicable decisions of the California Coastal Commission for purposes of providing guidance to the local government re. the subject project. ne of the project indicated address conversion of a propertlj on a block of all residential uses to commercial mixed use because it has never been legally done and should not be done.

18 4 t's very concerning that the very specific concerns mentioned at the two hearings and in subsequent letters to the responsible Planners re. the Coastal regulations were not addressed in the Determination. 4. The City did not correctly apply the City's Mello Act nterim Administrative Procedures (AP) and we hereby specifically appeal the determination that this project is categorically exempt pursuant to Part 2.4 of the AP. The Mello Act Checklist used for evaluating the project, designed by City Planner Greg Shoop, is defective and it doesn't have the typical planning or legal review. We have informed the City of this many times. The correct form to use is specified in the City's Mello Act AP. f the correct form had been used then the Mello issues would have been correctly addressed. See notes on the forms attached: SEE A TT ACHED EXHBT C. t's clear that the spirit of the Mello Act is to preserve and enhance residential uses. The Mello Act Compliance Determination for the project shows, once again, a clear bias against proper consideration of the AP. The project description used for the Mello Act Compliance Determination is incorrect. t only states " Demolition of one Residential Unit and the construction of one new Residential Unit in the Coastal Zone." The full project description must be used such that the project description for the Mello Act Compliance Determination is the same as the project description for the related discretionary decision, the CDP, which is: "Demolition of an existing one-story single-family dwelling and the construction of a new 3,753 squarefoot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck." The City Planners are clearly fudging the Project Description for the Mello Act Compliance Determination in order to evade discussion of the Government Code Section 65590(c). The Mello Act Compliance Determination (details on page 20 of the Determination) specifically leaves out all discussion of the Mello Act Government Code Section 65590(c) issues. There is no mention of the demolition of a residential structure for purposes of constructing a new commercial mixed use structure as the City is evading this issue. The entire development proposed to be constructed must be considered in the Mello Act Compliance Determination analysis, not only one little piece of the property, the residential piece, in considering this proposed project. A residential structure is being demolished which cannot be done for purposes of constructing a commercial use which is not Coastal Dependent or otherwise determined not to be feasible. Once the current residential use is demolished, a commercial use is being constructed on the property, because that is a mixed-use building and that is considered commercial (and not a combination of commercial use and residential use and not a residential use). And so, for either Coastal or City purposes, because the residential use is by right, there's no non-feasibility issue. This project would not only be materially detrimental to the adjoining lots, but also to the surrounding neighborhood and other neighborhoods within Venice where this could be considered a precedent, including the Appellant's neighborhood. This project and its cumulative effects would be very detrimental to housing within the Venice Coastal Zone. t's also very concerning that the very specific concerns mentioned at the two hearings and in subsequent letters to the responsible Planners re. Mello Act Compliance were not addressed in the Determination.

19 .. ( 5. The recommendation of the Venice Neighborhood Council is biased towards developers. 5 The fact that this project is even being proposed is a real concern, especially considering that the Venice Neighborhood Council (VNC) is supporting it, which brings up another important point. This is a project proposed by a member of the Venice Land Use & Planning Committee (LUPC) of the VNC. For a member of that committee to propose a project that violates the state Mello Act law as well as sections of the Certified Venice Land Use Plan, in order to benefit himself personally as well as potentially benefit other VNC members, is unacceptable. When the developer/ construction lobby takes over a community board, the intent of which is to represent neighborhoods, the result is not going to be recommendations that represent neighborhoods but rather the result will be recommendations that represent developers. This is a serious problem with the VNC and its LUPC. Attached are three documents-two from very highly respected people in the community and one very accurate article from the Free Venice Beachhead local newspaper regarding a recent Venice LCP meeting. SEE ATTACHED EXHBT D. These documents are third party descriptions of the obvious developer bias of the VNC. Please consider the severe developer bias that permeates the land use and Venice neighborhood committees when considering any input from them on policy matters or individual projects. THS APPLES TO ALL VENCE PROJECTS, NOT JUST THS ONE. Most people don't bother to attend the VNC's meetings any more because of this problem, which is not good for the community OR the developers, who do benefit from neighborhood input early in the process. 6. The parking does not comply with the Certified Venice Land Use Plan requirements. The parking provided does not comply with the Certified Venice Land Use Plan parking requirements, which is the standard of review for the CDP, as the fifth required space is to be offset by bike racks. Bike parking is proposed for the fifth spot and that is not allowed in the Certified Venice Land Use Plan parking requirements. The Coastal Commission has made this clear over and over, so even if the City overlooks that and approves it according to City rules, and doesn't look at Coastal rules, if it's appealed, it's not going to apply with Coastal authorities. t isn' t clear where the square footage for the retail component is coming from. t seems much smaller than what it seems is the square footage that will be utilized by the retail component. t's also not clear if the basement square footage is being considered in the parking calculation. But even if it's just the retail first floor, it seems smaller than the total ground floor, minus the parking area. t's also concerning that the ADA space would be on the inside of the tandem parking and it's not clear that that is allowed in the code and having an attendant is very impractical for a smaller business like this. Also, the decision makers use "live-work" and "artist-in-residence" interchangeably. This must be clarified and corrected. This location does not indicate "artist-in-residence" use, as per the certified Venice Land Use Plan land use designation maps. (SEE ATTACHED EXHBT B.) t is in the Community Commercial land use designation, not the Artcraft land use designation. 7. The decision maker erred in a ~... ator ad ustmenj~.ect.

20 This is a residential block, consisting of 100% legal residential uses. t is an error to allow an adjustment for side yards or reduced passage way based on an assumption of commercial uses in the area. The decision maker errs in looking to the zone and not to the legal use. f this truly is a residential project, then all portions of the building used must conform to the requirements of the R4 zone. The decision maker errs in Finding 12. in comparing to several uses that are not legal uses or to uses that are not a part of this residential neighborhood block. t is not acceptable to say that this is a commercial building for purposes of the zoning administrator adjustment but a residential building for purposes of the Mello Act. The project must have the same legal use and project description for all purposes under the law. To assume the structure is a commercial use for this purpose and then to assume the structure is not a commercial use for the Mello Act Compliance Determination purpose is a direct conflict and must not be allowed. Also, being a substandard lot is not a reason for granting the adjustments. All lots in the area are substandard. The site has a narrow width as it was intended for a residential use, which fits just fine on the lot. The Venice coastal neighborhoods are known for very small residential lots, with associated smaller structures, which are part of its defined character. The reasoning given by the applicant that this block is across from "limited industry" uses is not at all a valid reason for allowing a demolition of a residential structure and construction of commercial/ mixed use. Many residential neighborhoods are adjacent to commercial or industrial areas and that is not a reason to convert them, nor is it allowed by the state Mello Act or Coastal Act laws. The cumulative impact of such zoning administrator adjustments would destroy this residential neighborhood block The CEQA categorical exemption determination is not correct as this is a project that would have a significant effect on this residential block as well as all residential blocks in Venice that are in commercial zones. This is not a "benign in-fill project" (determination page 15). A cumulative impact change of these residential blocks to commercial would have a very significant effect on traffic and noise in these areas. Because of the project's location, on a 100% legally residential neighborhood block, because of the adverse cumulative impact the project woulci-~use to other similar blocks throughout Venice, and due to the significant effect it would have on the environment (including housing) due to the unusual circumstances of the zone having been converted to commercial after the residences were built, a categorical exemption may not be used and a MND or ER must be performed We urge the West L.A. Area Planning Commission to preserve the residential character of this block, where a residential use is allowed by right and we urge you to honor the Mello Act and preservation of housing and to require that the correct form and the correct procedures are used in analyzing the compliance of a project with the Mello Act and AP. Housing in the Coastal Zone must be protected and not made less accessible, which this project would do.

21 Junsdlctooal.,.. Planning end Zoning Sc-a!N~N ne _Zon _ ing ~ O!C2-1 Zoning nformation (Z) Z, 2: 52 fto t Ppgrjty A!M i,.. Zon;,g lnbmahon (Z) Oentn1l Plan Land Use General Plan Footnolo(1) H~lo.de A:oa (Zoning Code) Spec,f,c Plan ArH Spec,fic Ptan Area Hitlonc PreMNat~ R8View H111o<icP COL.A COO Community 0. 'J'l o-tay CPO: Community Plan mp. Qvertay Suberea CUGU: Clean Up-Green Up NSO Ne,gnborhood Stabi,zabon Ovenay POD: Pedntr.an Orie'lled Oiatricto SN: Sign Oistnct "' pry s' L91 ""91'! Z'J-:NQOP:!C!9".J ' 1R'SiP'l qf,,,.._.. Si 621 vrdrpfx Commun ty Commerga~ YH~ Los AAat"fl Conta' Transt)()l'lation Corrdor V.n 01 Cop1tal zone ne ne ne ne ne ne Adal)live Reu1e lneenl""' Aree ne Elh Ad Prope<ty Rel'll Stabi!iz:et.oi Ordine'lce (RSO) CAA. Community Rode.. lopm-,,t Agency Cerolral Clly Porl<ing OownlOWn Parl<Jng Building Line ne ne 500 Ft Sc:.'>001 Zone 500 Ft Pant Zone.,.. Assossor...,.. Parcel (APN) a Ownert Addrna Ownerat. p (BY,..., al Eng noe,,ng. Land Reootd ) Owner APN AH (Co. Publ.c Worit1)" (ac) Use Code AsMned Land Va.. A11,ea1,ed lmp,ow,menl Va La Chenge Lail Sale Amount Tax Rate"'- Deed Ref. (C,ty Cler1c) Deed Re(. (C,tyCler1c) Dood Raf. (C,ty Cie<k) Bu11d,ng Year Built Bu,lding Cla11 Nurnl>or of Un,ta Number of Bedroom Nurnl>or ol Bathrooms Bu,lding Square Footage Bulld.ng 2 Bulld,ng 3 Building 4 B u,.i;ng 5.,.. Case Numbers RacenlAclN~y Coty P',inn,"11 CommlS1,on Crty Ptenoing Convnta110n City P'.ann,ng Commlu 10n City P'a.ann1ng Commi11,on S102,000 11/() so D5&A (sq ft) doll lo ou,ld,119 2 data to, ou ld dall lo ouildi119_4 dall for oujd,ng 5 DR-2008-< CPC CA CPC-200Q:1046-CA CPC-199!f: 1 1R:lCP CPC-1987-&S-CO CPC- U8~24-CPC CPC SP

22 CTY 01' LO ANGLSS DSPA&TRN'J 01' BULDNG AlfD SAl'm'J CERTD'CA'fE OF OCCUPANCY ~ ,._.,_..._..._..._... Owner Owner's Address Joey Baker 1119 Washington Blvd. Venice, Cali. Form B 95a-10M-2-53 G. B, MOUUB. laperlntendedt of BullcllD1 John D. Mil1efiy By...,,..._..._,,

23 Parcel Detar X < Property records are kept at the West District Office + How frequently s this site updated? (and othe, FAQs) \.(- \ want to... Property nformation Assessor's D : Address: Property 'fype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Single Family Resldential Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 11/04/2016 Land: $40,956 mprovements: $25,117 P8f'SOnal Property: $0 Fixtures: $0 Homeowners' $0 Exemptlon: Real Estate Exemption: $0 Personal Property $0 Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS 8,C AND D LOT 1 BLK C Building Description Bulfdlng mprovement 1 Square Footage: 855 Year Build / Effective Year Built: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units, Q ' ft / \-"\. \ '(

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25 ..., " " Owner Owner's Address loey llaker ll.19 Washington Blvd. Venioe, Oalir....._._. ~ i Form B-9Sa-10M G, B.. MOUU, l apertntendent of BDlldtnC ByJ.ObD.l).,,... Jli.. llet/.:j.v

26 Property records are kept at tt,e West District Office How frequently 1s this site led? (and othllf FAQs) Property lnfonnatlon Assessor's D : Address: < Property l\'pe: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales lnfonnatlon Latest Sale Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 12/ 19/2007 Land: $37,366 mprovements: $18,566 Personal Property: $0 Axtures: so Homeowners' $7,000 Exemption: Real Estate Exemption: so Personal Property so Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT 2 BLK C Building Description Building mprovement 1 Square Footage: 822 Year Build/ Effective Year Built: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units \ ft y / \, \. \ '\.,,

27 Plnnning and Zoning Speoal tu ne Zoni~ \ Zoning ln!om,,lt<>n (Z) zc,,,;r,g lnformabon (Z) C.noral Plan Land U.o C.nenil PM FOOlnOte{ ) H~lold Area (Zon,~ Code) Spoof<: Plan A11>1 Comm~ng ComtrWl~iaf Yea L2s Arl51!;!! ~2a tal Tran 221:!!ion Corridor Spocf,c Plan Ate1 ~"-!:!!~ ~~ H11tonc Pre&eNat' " Rev,ew Hlatof>cl'laculA ~ COO. CommuMy 0."9" ne O..rlay CPO. Commun,ty Plan mp. ne Overlay Dittnd SubaNla CUGU. CN o Ui>-(,,oon Up NSO: ~ Slabo iza~on Overiay POD: Pedestn.n O oented Ditlridt SN: S<gn Diatr-ct Streetscape ne na ne ne AdaptiYe Reu:H 1noent ve Aroa ne ElitAdl'fOl'8!!}'. Ref'lt Stabilizea.on Ordil"'A"lce (RSO) CRA - Community no R-volop,nert AQo'Cy C ntral City Paricing Downtown Pa~ki~ Bu,ld,~L,ne ne 600 Ft Sc'lool Zone!iOO Ft Pane Zone AsaeuOf Parcel. (APN) Ownorth.p (AHOHOf) 0Nnlr1 Adch0t.a Ownorth p (&rnu of eng,,...nng, Lano Raootdt) Ownor Add'HS B APN Area (Co. Pub, C W0'1<a)" 0.01 (ac) u.. ~ Famiy RKice 0 co MMHad Land Va. $679,658 A.sea1ad l rnpt'ovement Va. $189.9U LH Change Oolr LHt Sale Amount $78G.007 Tax Rate ArN 67 Deed Roi (C ty Clo<k) 888-'~ Deed Raf (C ty Cleric) 2917 Deed Rel (C ty Clot'<) Deed Rel. (C ~ Clo<k! 19631G8 Deed Roi (C ty Cle,k) Deed Rof (C ty Cieri<) ~335 S..lding1 YoerB~H 1953 B.Jlld,ng Cta11 05',A Nu~r of Unit, Number of Bedrooms 2 Number of Bathrooms R11io.,-1lal - S n» a Build,!!!! Sq1.a'9 Foo~ as5.o (1qlll Bulldi~2 data lo DU lding 2 Building 3 data for ou ild ng 3 e.,;lding dala for ou ld1~.( Bu,ldlng 6 d'a.ta for Du ld1ng 5 Case Numbef1; Roc:.nl Activ~y OR-2008-< CPC CA \ 1 C.ty Pw-ning Convniu,on Cr>C tCP

28 - W H : - ~ --~...,_ r Owner's Address Joey Baker 1119 Washington Blvd. Venice, Calif. Form B~95a-10M-2-53 G. s. MOB. Sapenotendent of BDfldlnc John D.Miller/ly a, " _.._

29 Property records are kept at tpe West District Office How frequentty is this SJte uri d? (and other FAQs) ' + Property nformation Assesso,.s D : Address: Property lype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search tor Recent Sales 2017 Roll Values Recording Date: 04/25/2012 Land: $679,658 mprovements: $169,914 Personal Property: $0 Rxturea: $0 Homeowners' $7,000 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption:, Rxture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND 0 LOT3 BLKC Bulldlng Description Building mprovement 1 Square Footage: 855 Year Build / Effective Year Built: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units 1 Q

30 @ f 0/</'1 Planning and Zoo1ng S~tu Zon,ng lnform.ohon (Z) Zon,ng lnlonnation (Z) Gen ral Plan Lan d UH General Ptan FOOC110to(a) Hilia<la Area (Zoning Coda) H1al0ric PreHNalion Rev..w HlatotlcP!oaisLA COO. Community O.a,,gn Over1a CPO Commun:ty Pl o mp Over y o;,1nc1 Suberea CUCU CNn u p-0,..., Uo ne ro1c2-1 Z',H5Uw 1 PrlcreyArM io V Citr e! he! A791tU z1-2~oe P JCW 'cll!pllllicn ot lht Yrict SP fr:: Smlll \91 HPstt:t!R Cqmmynity co.-,,,marcial Lot Anoo':11 Coastal Tramoortation Coodor Ven AA Coas1a1 Zone ne ne ne ne ne NSO N ighbomooa Stat,; izabon Overlay POD. Pedeatnan One~one 0.atncls SN: Sign D,atr.ct AdapUve ReuN lnoent.ve Are no Elb Act Property RM Stabi'izaLon Ordir.anee ~~_O_) - - CRA - CommuMy n~ Ra<lawlopment Agency Bu,ld.ng Uno no 500 Fl Scnool Zone 500 Fl Park Zono Assessor A& < Parcel. (N'N) 0wn rahlp (AuOOO<) 0wn r1 42aaooaoo, a Ownarshlp (Bureau cl Eno.n-ing. Land Rec:orda) Owner Addreaa APN Aree (Co Pl.l>,c W<Ykl)' (ec) Use Code Resioe"tlitt S ng 1 e Fomi'y RosiCo-nco A&... ad Land Va S2.0-O,OOO Aaaeaaad lmp,cyement Va. S1,020,000 Laat Qwna, Change Laa! Sala Amounl Tax Rate Aroe Deed Ref. (City Cir!)_ Deed Ref. (C,ty Cle k) Deed Ref. (City Clerk) Oeed Ref. (Ciy Ci..k) Deed Ref. (City Clerl<) Oeed Rel (City Ci..k) Oeed Ref. (City Cle<ll) Deed Ref. (City Clerk) Oeed Ref. (City CkYk) Oeed Ref. (C ty Clo<) Deed Ref. (City Cle<) Oeed R_,, (City Clo<k) B"i'ding_ $9 07 ~ M, 1931i3 1931i2 1257~ Year Baill 2016 B u_i'ding ~c_,_... D_10A Nu,,..,.r of Un,ta t Nu-o!Bathmoma 3 Buildi" Squaro Footage 2,800.0 (aq fl) Build,"112 dalll lo ou,ld,n9 2 Bulld,ng 3 d&la to!>u,ld ng 3 Building, data for ou~~ Building S data fof Dutld no 5 Terma&C

31 Page of 2 CTY OF Los ANGELES CALFORNA ( ERJC GARCETTJ MAYOR CERTFCATE OF OCCUPANCY building or structure or portion lhcn:of anj no tn1iler park or portion thereof shall be used or occupied uotil Cenificate of Occupancy has been 708 HAMPTON DR VENCE CA STE JDENTFCA TlON ADDRESS 708 S HAMPTON DR 90291!,.E~AJ.!21:SCYl'TQN Mcr VAWTER OCEAN PARK TRACT BLOCKS BC & D ~ C 90291!GREEN MANDA TORY ssued-valid JACK B CONGER LQTh} ~ ~ Q. MAf R;E # P68Cl:L flli 4 MB4-31/ A1"3 203 DATE: 03/31/ ~.6W: This certifies that, so far as ascertained or made knov.11 to the undersigned, the building o r ponion of building described below and located at U1e above address(es) complies with the applicable construction requirements (Chapter 9) and/or the applicable zoning requirements (Chapter ) of the Los Angeles Municipal Code for the use and occupancy group in which ii is classified and with applicable requirements of the State Housing Law for 1~ following occupancies and is subject 10 any affidavits or bu1ldinr and zoninr code modifications whether listed or not. ~O~]MENT TWO STORY, TYPE V, 91.S' X 19', RREGULAR SHAPED ( 2870 SQ.FT.) srngle FAMLY DWELUNG WTH ATTACHED (408 SQ.FT.) GARAGE. R-3 / U l OCCUPANCY. ~ v~ yg f8.!ma.ry Dwelling - Single Family ~ Garage - Private ~1"8!,l!;;T!.!R,U, NVENTORY TEM DESCRPTlO\ CHANGED TOTAL Dwelling Unit Units l Units Floor Area (ZC} 2870 Sqrt 2870 Sqrt &LA.DBS Floor Constru<tlon Concrete Slab on Grade ~ oundation - Concrete Grade Bum Foundation Continuous Footing DEPARTMENT OF BULDNG AND SAFETY Foundation. Spread (Pad) Footing Heli:bt (BC} 33.3 Feet 33.3 Feet ~PPRQVAL Height(ZC) 33.3 Feet 33.3 Feet Length 91.5 Feet 91.5 Feet CERTFCATE tst:mber Methane Site o.. 1gn Level BRANCH OFFCE: WLA NFPA-13D Fire Sprinklers Thru-out COUNCL DSTRCT: 11 Roorconstru<tlon. Wood Frame/Sheathing BUREAU: ll'ispect\" Stttl Moment Frame Stories 2 Stories 2 Stories DVSON: RESDJNSP Type V-8 Constru,tioo STATUS: Curo ssued Wall Constru<tion Wood Stud STATUS BY : JACK B CONGER Width 19 Feet 19 Feet Wood (Plywood, OSB, rt<.)sbearwall STATJS DATE: 03/31/ ~ R3 Oc<. Group 2870Sqrt 2870 Sqft U 0cc. Croup 408 Sqft 408 Sqrt Parkint: Req'd for Bide (Auto+Bi<ycle) 2 Stalls 2 Stalls Provided Compad for Bldg Stalls l Stalls APPROVED BY: JACK 8 CONGER Provided Standard for Bldg Stalls Stalls EXPRA TlON DA TE:.,_._ ~. ~

32 Page 2 of2 PERMT DETAL CertlHcate PERMT NUMBER PERMT ADDRESS PERMT DESCRPTON STATUS - DATE - BY S Hampton Dr NEW 295G S.F. SNGLE FAMLY WTH AN ATTACHED GARAGE. Coro lnutd /2017 JACK B CO!'iGER S Hampton Dr GLASS RALNG; NTEROR AND A BALCONY. Permit Flnaltd -OS/l7/2016 RONALD WEBER PARCEL NFORMATJOl' Area Planning Commlsdun: West Los An&tln C.msu1 'l'ract: Certlfl,d N<"lg bburbuod CuuncU: V1:nlce Coat.tat Zone Cons. Act: YES Community Pia Area: Ve:nict Council Oisrri(t: 11 Dblrict Map: 109-SAl43 Eartbquake-lndactd LlquefactloM Area: Vn Eoer(:Y Zone: 6 Fi~ Dbtrkt: 2 LADBS Branch Office: WLA Methane Hnard Site: Methane Zone Near Soarer Zooc l>utance: 4.5 'l'homas Brolbtn Mop Grid: 671-G5 Zoot: (QCl-1 PARCEL DOCUMENT City Planning Cam (CPC) CPC City Plaoolog Cu<S (CPC) CPC GPC City Plonnlac Cam (CPC) CPC CO City Plannlog Cms (CPC) CPC lll!s-119-lcp City Planolog Cms (CPC) CPC ,!6-CA City PlonnioK Cases (CPC) CPC-2005-l!Z52-CA Commuolly Devetopmeol Block Gnni (CDBG) LAR.z..Venke Ordinance (ORD) ORD Ordinance (ORD) ORD SA950 Ordioan«(ORD) ORD Ordinance (ORD) ORD Ordinance (ORD) ORD Ordinance (ORD} OR Spedfic Plan Area (SPA) Lo Ant les Coaslal Transportation Specific Plan Arca (SPA) Venke Coastal 7.,one Corridor Zonlae Adminl1trator"s Cuc (ZA) ZA-19!14-S4-PAD Zoning nformation File (Zl} Zl-2406 Dir nter of Venice SP ror Small Lot Sub!:;HECKUST TEMS Attachment - Owncr-Bulldcr Dcclaradon Attucbment - Plot Plan Fabricat or Rcqd - Glued-Laminated Timber Fahricatnr Reqd - Prefabricated Joist Fabricator Reqd - Shop Welds Fahricatnr Reqd - Structural Steel Special nspect -Anchor Bolts Special nspect - Concrete>2.5ksi Special nspect - Field Welding Special nspect - Grade Beam/Cal,.,nn Special lnspec,t - H/S Bolt Special n,pect - S.M.R. Frame-Steel Special nspect Structural Observation Std. Work Descr - Seismic Gas Shut Off Valve lrqllbd: Q:M:!EB, H~A.NL Alll.KM! l~qb~aq;', Q~R!Sl 708 Hampton, Lie 708 Hampton Dr VENCE CA (818) !iliAN APPLCA!:lT Rcl11ionstnp: Actnt ror Owner Robert Morelli Sunset Blvd# 286 WEST HOLLYWOOD, CA (213) Relationship: (}woo, Sarai Grenell- 708 Hampton Dr. VENCE, CA (310) BULDNG RELOCATED 'ROM ({,;}Q~BAO:OB, (6lBClll&C! ~l~mt":l&&b lrf[qbmaw:i NA.M.f,; ~ ~ LCl:~S: # ~ (A) Bambrougll, Patrick 1724 Was lngton Way, Venice, CA NA C34299 (310) (E) Almalla, Dean Ventura Blvd Ste 20S, Sherman Oak,, CA NA CS8024 {E) Martin, Richard Alb<rt 2114 Pasco D Mar, Sao Pedro, CA NA GES63 (0), Owner-Builder. ' NA 0 TE DENTFl!:;ATON-Al.L ADDRESS: 708 S HAMPTON DR b ;GAL DESCRPTON-ALL ll.mj: ~.QTu} MlJl!:;Q,MtiP REF # fa]l.c;l;lplli MN VAWTER OCEAN PARK TRACT BLOCKS O C & D C 4 MB 4-31/ SA

33 Property records are kept at tp-\a/est District Office How frequently s this site upl J? (and other FAQs) Property lnfonnatlon Assessor's D : Addres~ Property lype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map HAMPTON DR LOS ANGELES CA V Single Family Residential 07 / Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 10/07/2015 Land: $2,040,000 mprovements: $1,020,000 Personal Property: $0 Axturea: $0 Homeowners' $0 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT4 BU<C Building Description Building mprovement 1 Square Footage: 2,860 Year Build/ Effective Year Built: 2015 / 2015 Bedrooms / Bathrooms 3 / 3 Units Q

34 Planning anel Zoning Speoa! ln Zoni,,g lnfom\alon (Z) Zoning lnlomwllion (Z) ne!o!c2-1 C.ne,al Pia" Land Uu C.n..-al Pia'\ Foolnole{t~) ~lli= HillO-de lvn (Zoning Codt l Spec.( 0 Plan,.,.. Los Angr e Coaital Transoortation Corr,gpr S pec. e P lan Ana Hi1tonePleatl.A COO: C<>mmu,.ty 0.111" Overley CPO. Co,,,mc n.ly P lan l<np. Overiay_ Oltlricl x,n pe coa,ua1 Zonr '1:!ltt!. no no ne CUGU CNn Up-0,Nn ~ ne NSO: NalQf\b<)mood Stat>i 1Z8On Over1ay POD: P-lr.al' o,,."lad re 0 111\CU SN: $,gn O alrc_t _ (RSO) CRA. C:O,,,m un ly Rode~ Age<',cy Contra! C.ty Pat!ting Oownlown Pa'1<.ng 8iJ1ki.n,gLlne GOO Ft Scl\ool Zono GOO Ft Pa/1< Zone ne ne,...,r.or Parcel. (APN) Ownertt.p (AUO') O...nert Add..at Ownarthop (S..rNu ol E"9'1lff'ing. Land RK>Ofda) Owner APNA"!!l.Co. Pui,,,c WQ,!(a )"0.071 (ac) Use Codt 0,CJO R11lcos1,1 S eg F~a_myR -~ ~= "~~=-- -~- Aa... tad Land Va S37, tad,~ va_. $2 _ 5'-,1_,_1 _ LH aw- Change ()4l00/2007 Deed Rtl. (C,ty C"'1<) Deed Rel. (C,ty c..;k) SG7 80.ll0 Deed Rel. (C,ty CO'k) Deed Rel. (C,ty Cle<<) Deed Ref. (Cly Cle<<) ----i:i32~ Bu1ldir,g 1 Ytar Build,r,g Cina OSSA Nu"Tlber ol u.. u Number of Btdrooma 2 Number of Ba~,---,-- Baild"' $qi.a-;; Footage 9-9_2' c...s ;..;..A (10 ) ~ " ,;;.;data fo1~,;g2 8Jild"'9 3 ~ data fo, ~uild n; 3 Buikfog 4 data for oullding ~ 8.Jildir"19 6 da ta fo r buikf109 G Caso 'lumbonl R.c:ent Acl.v,ty O_l_~_ _03_ _D_ <A A City P anninq,_:comm ::!'.:!.'::.::! ":!1,o~n_...i,C~PC~ 2i.00 go :.i8~2.. 5'!!2.1 C/l,r;;i.. 0 VV C,ty P.e,,n.tlQ Comrn,11.on CPC CA T1rm1 &Con,

35 ( One. sto~f typt3 V, 1g x41$' dwellins and / attached ga;rage. R l oooupanoy. V ,._.,,._ Joey Baker 1119 Washin~ton B1vd. Venice, Calit. Fonn B 95a-lOM-2 53 G. B. MORRS, laperlntendent of Balld1n1 By,..,_t,9_b.D._.J)_._-1fi1lal'/..ly ' ~

36 Property records are ker How frequently is this s. (and other FAQs) the West District Office.pdated? \ + Property nformation --- Assessor's D : Address: 710 HAMPTON DR ~: 9 ~GELES~CA Property 'fype: Region/ Clus1er: Tax Rate Area (TRA): View Assessor Map View ndex map Single Family Residential 07 / Recent Sales nformation Latest Sale Date: ndicated Sala Price: Search for Recant Salas 2017 Roll Values Recording Date: 04/06/2007 Land: $37,366 mprovements: S25,117 Personal Property: $0 Fixtures: $0 Homeowners' $0 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOTS BLKC Building Description Building mprovement 1 Square Footage: 855 Year Build/ Effective Year Built: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units Q

37 Speoal ln Zoning Zoning lnloonatton (Z) Zoning lnfonnat.on (Z) General Plan Foolnole(a) HiNs.de NH (Zoning Code) Specrf,c Plan Area Spec:,f,c Plan Area Lot Anot'..fi couta' Transportation Comdor COO: <Mnmunity DH90 Overlal CPO. Commun,ty Plan lo,p. 0...f.ay Ditttid Subalrea CUGU. Clean ~oen Up NSO :~ood Slat,,lization Ove~ay POD: Pedfllnan O riented ne ne ne ne ne ne 0,11nc111 SN: Sign Oiatnc:1 Adaptive Reuae lnoenlne Area ne Ront StabiAZ.ation Ordinance (RSO) CRA Commt.n.ty Rodew!opment AQl"lCy Cenltal City Parluni Downtown Pariong B uilding L,ne SOO Fl School Zone 000 Fl Par1t Zone Y A.,;sosSO< Aaae110, Pa~ (APN) Ownership (AaHO) Dwner1 Add,... Ownerahip (&ruu of Eng,n&emg. Land Rooord1) O.Vner ne ne UH Code Aalenod Land Val. Lail Ow,- Change Lail Sale Amount Tax Rate Am Dffd Rel. (C ity Clerk) Deed Raf. (City Cle-<) Da<>d Rel. (C ity Cle<,,) Sl,035,555 s / Sl.400,0U !) DMd Rel. (City Clerk) Baildlng 1 Year 8..11lt inkt1ng Cla11 OSSA Numbor of UnilS 1 Number of Bed,_,.. 2 Number of Bathroom, 1 B.Jilding Square Footage,_..;8::.;5:.:Sc:.0:..(,:SC.::..;; fl:c) Building 2 dall fo ou d ng 2 Building 3 doll for ouild ng 3 Building G data lo <>u ild ng 5 Y Casa Numbol"!; Rocont AclMly 0 R CPC-200s-8252-CA c,ty Plano,ng Cormunlon CPC MG-CA C,ty P.anning Comm,11ion CPC-1D9&-11HCP CPC-1@87-&18-CO c,ry P>anning Comm,nlon Tenma & Condltlot

38 ..., , ~ Owner's Address Joey Baker 1119 Washington B1vd. Venice, Calif. John D. Miller/ly Form B-95a-10M-2-53 a. B. OU&. Superintendent or Bulldlnc By.,,... _..,_... _,.,_.,,,

39 Property records are kept at the West Dlstnct Office How frequently rs thrs s1t 1 :lated? (and ottier FAQs) + r Property nformation Assessor's D : Address: Property Type: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales lnfonnatfon Latest Sate Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 10/01 /2014 Land: $1,035,555 mprovements: $4 14,222 Personal Property: $0 Axtures: $0 Homeowners' $0 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT6 BLK C Building Description Bulldlng mprovement 1 Square Footage: 855 Year Build/ Effective Year Built: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units 1 Q '\ /

40 Sl)eO.\N Zoning Z;;;;,ng lnfonn..;, (Z) Zo,,.ng nformal.on (Zt) Spec.h: Plan,.,_. 1-ga &ml! ~ Tr1n12Q!!!tlon ~orr.aor Speof<: Plan Atwe Vgn a Q211!!l i2:? H,11otic Preurvation Rev w H,al.oftePlaoNLA ~ COO. Commun.ty 0."'11" ne Ovef:'!}'. CPO Commun.ty Plan mp. ne 0ve,.. l Diatrid ne Suba,_ ne c::uaitci.;;-up-cteenuo ne NSO. l,le;gllbo<',ood Slabo.zallon Ownay POD; P-o,.,.,ted Oostncla SN: ~n Oi11rct S11Mlscape CRA ec,.-,m..nty R-.leYel~t Ag,,ncy Centnal c,~ Pell<.ni Downtown Parl<,rg Buildirg Lina 500 Fl Sctlool Zone 500 Fl Par'< Zone n<t.adaptive R.,,.. lncentve Area ne Ei.Aclf>tope'1y Ref' SlabotZ.aton On::ti nel'\oe (RSO) ne no AueallOr Parcel (APN) o.w,.,.i.p (Aliff-) _ AddrNa Ownaral>p{Buruuol E"9'ne ring. l and Recorde) Owner APN Alee (Co Pu~ic Wo<k1)' (ac) c-:--:--:: o1... UH Code 0100 RH>dent>a S ng a Fam. y Rt11Gance AMaM<ll.andV1. $ 1.267,493 AunMd lmp,.,..menl Va. $ M s laat Sale Amount ToxRataArN Deed Raf. (C,tyCi."<) Deed Ra/. _(City Cle<!<) _Oeed R_ef._(_C~lty_C,_l_o<k_ )~_ Deed Ra/. (City Cle<k) Deed Ra/. (C,ty Cle<k) <9. Bu,ldl"11 YearBu, t 2010 _Bui~Cla!!_ Nu"'ber ol U its Nu...i,.rof Bedroc,,,,a -c: Nu...i,.rol811hrooms 3 Bailcl' Sq<,... FOC>lage (sq~) e.,;ld~ -- data ro ou,ld ng 2 Bu,lding 3 data lo bu d no._3 8 y,lding 4 data ro, ou d ng 4 Bl.litding 5 data fo, ou1kl ng ~ "" Case Numbers c,cyp..,...~eom,,, ~ City P arn r,g Comml~alon OR VSO D1R-20CM703-0l OR VSO CPC-2005;8252-CA CPC-2QO<HQ16-CA Tonna & Condition~.'

41 Pu1:e of2 CTY OF Los ANGELES CALFORNA ( OWNER AMERCAN COAST AL PROPERTES, LLC ERC GARCET MAYOR CERTFCATE OF OCCUPANCY Nu building or sln.lclure or portion lhereof an<l no trailer park or portion 1hereof shall be used or occupied until o Cenificate of Occupancy has been :~-...i..._,..r ~-- = - CERTFCATE: ssued-valid DATE: 3350 DELAWARE AVE BY: DANEL ORRANTE 12/13/2017 TON AW ANDA NY GREEN - MANDA TORY ~ TFCATON ~ 714 S HAMPTON DR A ) LEGAL- ' ~ Mcr ~ l.qtul tj.l.!l!;;q. MAl'.!!.!;F # ~t,bcel flli ~ PM A BK / SAl43S8S S-037 This certifies that, so far as ascertained or made known 101he undersigned, the building or portion of building described below ond located a1 the above address(cs) complies with 1he applicable corulruction requirements (Chapter 9) and/or 1he npplicablc zoning requirements (Chapler ) of the Los Angeles Municipal Code for 1he use and occupancy group in which it is classified and wilh applicable requirements of the State Housing Law for the following occupancies and is subje<:t to any affidavits or bu1ldin2 and zonin2 code modifications whether listed or not. i;;qmment 3 STORY, TYPE V-B, 17' x Sl.75' SNGLE FAMLY DWELLNG WTO ROOF DECK, R-3/ U-1 OCCUPA:O.CY V.!,llii ~ Dwelling- Single Family QifilE mm<ts ~ (-) ne l!tr!,!!;;t!.!ml NVENTORY TEM DESCRPTON CHANGED TOTAL Dwellln; Unit Units Units F loor Area (ZC) 1899 Sqft 1899 Sqft Floor Con,truction - Cuncrett Sl b on Gradt Height (ZC) 30 eel 30 Feet &LA.DBS Length F.,t Feet DPARTMENT OF BULDNG AND SARTY M ethane Site Design Level NFPA-13D Firr Sprinklers Tbru-out, APPROVAL Stories 3 Stories 3 Stories Type V-8 Conslru<tion CERTFCATE 1'11..:MBER WaU Construction - Wood Stud BRANCH OFFCE: WLA Width 17 Feet 17 F'ttt COUNCL DSTRCT: 11 W ood (Plprood, OSB, ett.)shtarwall R., Ott. Grnup 1922 Sqfr 1922 Sqfl BUREAU: l r.spectj\i Parking Req'd for Bldg (Auto+Blcyde) l Stalls 2 Stalls DVSON: RESDNSP Provldtd Compact for Bldg Stalls Stalls STATJS: CofO ssued Provided Standard for Bldg Stalls Stalls STATUS BY : DANEL ORRANTE STATUS DATE: 12/13/ 2017 J1~<(( {Ju-;:;6- APPROVED BY: EXPRATON DATE: DANEL ORRANTE

42 Page 2 of2 PERMT DETAL CertlHcate PERMT NUMBER PERMT ADDRESS PERMT DESCRPTON STATUS - DATE - BY S Hampton Dr A (n) J llory sln&le ramlly residtnet ar,pro\'td under Small Lot Subdivblon Coro lnued. 12/13/2017 Planniag c:ue #ZAlOOS..818 (House 1 at front) DANEL ORRANTE S Hampton Dr Suppltmental permit to to tapture the recorded pa.reel map P<rmlt Flnaled 12/02/2017 (l'fo ) ind new legol description. CRAG F DAVS PARC!sL NFORMAT0:"11 Alley: 16' AT RKAR Ana P.Mnnlne, CommlHion: West Los Ani:ete, Cen,u 1 ne1: Cer1lntd Neighborhood Council: Venkt Coastal Zone Cons. Att: YES Con1mun lty Plan Area: Venice Council District: 11 District Map: 09.SA 143 Euthquakc-Jnduced Liquefaction Area: Vu Energy Zone: 6 Firt Dbtrfct: 2 LADBS Broneh Office: WLA Lot Size: RR Lot Type: nterior Methane Hazard Site: Methane Zone Near Source Zone Distance: 4.S Thomas Brothers Map Grid: 671-GS Zone: [Q[C2- PARCEL. DOCUMENT City Plaoolna c..., (CPC) CPC City PL>noiog Cam (CPC) CPC City Planning Cam (CPC) CPC SP City Pl,umlng Cases (CPC) CPC GPC City PL>aolna Cues (CPCJ CPC CO Clly Pltnnlnc c.,..(cpc) CPC,1998-ll~LCP City Planning Cam (CPC) CPC-2to CA City Planning Cans (CPC) CPC-ZOOs-8252-CA Coinmunlty Dc,,lopmenl Blo<k Grant (CDBG) RD-VE:'ilCE BEACH Contmuolty Dtvtlopm nt Block Grant (CDBG) LARZ-V.. ice Director, Det<rmlnatloo (DTRJ\'J DR D Ordinance (ORD) ORD Ordtoancc (ORD) ORD SA950 Ordinance (ORD) ORD Ordinance (ORD) OR.D Ordlnonce (ORD) ORD Ordinance (ORD) ORD Ordinance (ORD) ORD Sptdfic Plan Area (Sr A) Los Angde1 Coastal Transportation SpeclOc Plan Area (SPA) Vtnlct Coastal Zont Zoning AdmlnlJtntor"s Case (ZA) ZA CDP-ZAA Corridor Zoning nformation File {Z) Zl-2406 Dir nter o(venlce SP for Sraall l..ot Sub cm;qs:ll5t TEM:i Zoning nformation File (Z) Zl-24Sl Transit Priority ArH in the City of Los A Attachment Plot Plan Combine Elec Wrk, per Combine VAC -Wrk. per , Combine Plumhg. Wrk. per Fabricator Reqd Structural Steel Special ln,pecl Anchor Bolts Special nspect Concrete>2,5ksi Special nspect Grade Roam/Caisson Special nspect - Structural Observation Special nspect Structural Wood (periodic) Std. Work Descr. Seismic Gas Shut Off Valve PROPERTY O\~ER, Tf;l::!~". Al'. 1.!CANT NFOL'-ATQ~ OWNER/Sl American Coastal Properties, Lie 33SO Delaware Ave TONAWANDA NY lilial:il AfPLCAMT Rc.J.1.tioaship: A.cent for Ownu Rick Clemenson- (310) BULDNG RELOCATED FROM.. fclqntractor, l~bcl!l!e~t!!! (~ll::!~11::!t;t:;b lfilo!!m~tqn ~ ~ Q.A.SS LCl:~SE# ffilllie.11 (A) C lemenson, Richard Lane 3200 Airport Avenue Suite 10, Santa Monica, CA NA Cl4133 (C) Clemenson Richard Associates 3200 Airport Avenue #10, Santa Monica, CA B 38S685 (310) (E) Erdelyi, Peter Tibor 1950 Sawtell Dlvd Ste 175, Los Angeles, CA NA C26962 (ls) Rowlands, James Santa Monica Blvd, Los Angeles, CA NA GE740 STE 1nF.NTFCATON-A.. ADDRESS: 714 S HAMPTON DRA Lt;Qt,,!, l!f;scf!pton-~lb TRACT BLOCK LOTu1 ARB CO.MAPREF # PARCEL PN APN PM A BK A 143 SSS

43 Property records are kept at the West District Office How frequently is this ( )dated? (and other FAQs) + Property nformation Assessor's D : Address: Property lype: Region / Cluster: Tax Rate Area (TRA): Vtew Assessor Map Vtew ndex map Recent Sales lnfonnatfon Latest Sale Date: ndicated Sale Price: Search for Recent Sain 2017 Roll Values Recording Date: Land: mprovements: Personal Property: Fixtures: Homeowners' $0 Exemption: Real Estate Exemption: SO 03/27/2014 $1,267,493 $993,552 so so Personal Property SO Exemption: Fixture Exemptions: SO 2017 Annual wes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description, VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT7 BLKC 1 Building Description Building mprovement 1 Square Footage: 1,922 Year Build/ Effective Year Built: 2016 / 2016 Bedrooms / Bathrooms 3 / 3 Units Recent Parcel Change Activity To assist in continuous navigation between the parcel changes, the following parcel change information s also provided under Recent Parcel Change Activity at the bottom (scroll down) of a parcel's own Parcel Detail. Depending upon the Effective and/or Completion Date of the parcel change, information on indmdual AJNs may no longer (or not yet) be available online. 0 Parcel Display and Detail are available n Parcel Detail only (no Parcels Display)..._ - \ ~~~~5-iol O ft. \ \.\ / /12'> \

44 "" Planning and Zoning Spece! tes ne Zonlng.. -:---,---=,---'r,,.o,.,1c;;;2e,,.,1 Zoning nformation (Z) Zl-2452 T(l1't~ C""f4Y ArN n thl C 1 ty of Lop A?Rlfn Zoning lnfom,ation (Z) General Plan Land U e Oenaral Plan Footnote{ ) H1l-.de Arn (Zoning Coele) Speof'c Plan Area Speof,0 Plan Area Hl1tonc P.. M!nfallon RGlr4W zi-240 P:'!9!9!'. 1nlf!R!mlion of the~ '"S"'!! LR1Mm1flf0 Comm.un<ty Co'1\ffleryial Y! Lw Ange :11 Coas11t Tranaoortallon Comdor Ven.oe Coastal zm H111oricPt..,.1LA - ~ ~ COO Community De1ig,, ne C>Yer\ay CPO CO'l\mcnity Plan mp. ne Ovenay Subarea CUGU. Clean Ui,-O een Up NSO: Naignbomood Stabr lzation Overley POD: Pedestr,an Oriented 011- SN. SignDil1N:t ne ne ne ne Adaptive Rouao lnoenwe Area no Elia Ad Property RO'lt Stabilization Ordl~,anco (RSO) CRA Community ne Redevelopme<>l Age'lcy Central City Parlci'>g Downtown Parking Building Line ne 500 Ft School Zona 500 Ft Park Zone "" Assessor AaaG110t Parcel. (APN) a Ownership (AHO<) Owner1 Address Ownership (Bu,..u of Eng nearing. Land Reoord1) Owner Add ffl APN Area (Co. Pubuc WO<kat 0.01>5 (ac) Use Coda 0200 Reside'>llal Double, 0Jpex, o, Two Un t - 4 Stone, or Lu, A.saoued Land Ve S1.699,889 Aue11ed lmprowment Va. $ Laat Owner Cha"i 11/ Laat Sale A._mou n_t S Tax Rate A,.. 67 Deed Ref. (City Cle k) 9004!,3 Deed Rel. (C,ty Cle<<) Dead Rel. (City Cle<k) 67381~ Deed Ref. (City Clerk) Deed Rel. (C,ty Clt,,k) Deed Rel. (City Clerk) Ooad Rof. (City Cle,k) Deed Ref. (City Cla,k) Deed Ref. (C,tyCleot) 11557!!0 Building Year Built 1053 Buildl"!Clan D8A Number of Unit. Number of Bedroom 3 Number of Bathrooms 3 Building Squa1e Footage 1,755.0 (~q fl) Building 2 YearBuill 200G Building Clan 07A 0 Number ol Bedrooma Number of Bathroom,.. Term & Condition.'

45 Page or2 CTY OF Los ANGELES CALFORNA ( ERC GARCET MAYOR CERTFCATE OF OCCUPANCY OWNER AERES HAMPTON LLC building or structure or portion tht."f'cof sn<l no trailer park or portion thereof shall be used or occupied until a Cenific:ne of Occupancy has been,..., ' - CERTFCATE: ssued-valid DATE: WLSHRE BL VD STE 300 BY: JACK B CONGER 01/14/2017 LOS ANGELES CA STE TD,,ON ~ ~ A ~ S: 716 S HAMPTON DR Unit# B LEGA TRACT BLOCK.!.QDl ARB CQ. M~fREE # ~ARCE!. ~lli APN VAWTER OCEAN PARK TRACT BLOCKS BC & D C 8 MB4-31/3l 109-SA This certifies that, so far as ascertained or made known to the undc15igned, the building or ponion of building described below and located at tl1e above address(cs) complies with the applicable constniction requirements (Chapter 9) and/or the applicable zoning requirements (Chapter l) of!he Los Angeles Municipal Code for the use and occupancy group in which it is classified and with applicable requirements of!he State Housing Law for the following occupancies and is subject to any affidavits or buildin~ and zonin2 code modifications whether listed or not. i. 'QMMEfil CONVERT 9' X 10' AREA OF CARPORT TO RECREATON ROOM OF AN EXSTNG TWO STORY Sll'(GLE FA."\ULY DWELLNG WTH ATTACHED CARPORT. R-3/U-1 OCCUPANCY. v,~ yg ~ Dwelling- Single Family Carport Recreation Room PERMTS ll0977 ~TR!J!;;T!JRALNVENTQRY TEM DESCRPT01' CHANGED TOTAL Dwelling Unit 0 Units Units Floor Area (ZC) 90 Sqrt Floor Construction - Coner.le Slab on Grade Height (ZC) 0 Feet &LA.DBS Angth 0 Fe t 23 Feet DEPARTMENT OF BULDNG AND SAFETY Methane Site Design Exempt NFPA-13D Fire Sprinklers Thru-out APeRQVAL Stories 0 Stories 2 Stories Type V-B Construction CERTFCATE NUMBER Width 0 Feet 19 Feet BRANCH OFFCE: WLA R3 0cc. Group 90 Sqrt COUNCL DSTRCT: U 0cc. Group 0Sqft U 0cc. Group(l) -90 Sqft 270 Sqft BUREAU: NSPECT!', Parking Req'd for Site (Auto+Bicycle) 0 Stalls 3 Stalls DVSON: RESDNSP Provided Compact for Bldg 0 Stalls Stalls STATJS: Coro ssued Provided Standard for Bldg OStalls 2 StaUs STATUS BY:.JACK B CONGER STATUS DATE: 01/ =:.-_~. - - APPROVED BY: EXPRATON DATE: JACK B CONGER

46 Pago 2 of2 CtrtlR<alt : 1495" A i Pl;RMll DE!~L PERMT NUMBER PERMT ADDRESS PERMT DESCRPTON STATJS - DATE-BY S Rompton Dr Unit# B Add Rec. Room w/llalt bathroom(9' x 10') to 1st Roor of([) rear sfd/ cprport. CofO luutd. 01/14/1017 JACK 8 C01'"CER S Hampton Dr Unit# B Supplemencal J6014 ~J n to rorrect descrlpllon to "Connr1 9' x JO' Permit Flnalcd 09/29/2 016 portion o( ht floor carport to RH, Room with hair btthroom" for rhr dwelling BOB DUN!'" unit.1'"0 l'r<(dcpu1m<11t Error). PARCEL l' 'formatlo;' Arta Plannln& Commbslon: Wtst Los AngclH Ccn Tract: Cutined Nelgllborhood Council: \'enke Coastal Zonr Cons. Act: YES Community Pl n Ana: Venice CouRcil Di1trict: 1 t DJtrlct Map: 109-5Al43!. rthqutke--lndeaced Uqud1ttloa Arn: Yes Entrgy Zont: 6 t"in DiJlrlc.t: 2 LADBS Bnncb Ont«: WLA l\tttbtnc Huard Site: Methane Zone Near Soarct Zone Distance: 4.S Thomas Broth<,. Map Grid: 671-GS Zone: QJC1-t PARCEL DOCUMENT City PlanalnR Casn (CPC) CPC t242s City Pllnoi R Cam (CPC) CPC SP City PlonnlnR C1,u (CPC) CPC l986-ll24-cpc City Planning Cam (CPC) crc co City PllonlD& Cuts (CPC) CPC LCP City Plannln& CuH (CPC) CPC CA City Plunlog Com (CPC) CPC-2t0H2S?-CA Commuoiry Dtve.lopmcnt 810<:k Gnni (CDBG) LARZ.Vcnice Dlr«cor's Dt1trml11Uon (DTRM) DR Dl Ordlnanc (ORD) ORD Ordloon«(ORD) ORJ) Ordln1n< (ORD) ORD Zonlnc Administrator" Cose (ZA) 1.A ZAA-SPP Ordlnan«(ORD) ORD-164R44-sA9S Ordln1n«(ORD) ORD Spc<lfic Piao Arra (SPA) Lo, Alis<ln Coastal Tnaa1por1a1ion Corridor Zoaint nformation Filo (Z) Zl-2406 Dir lncrr orvcnl«sp for Small Loi Sub Ordlnan.,. (ORD) ORD Ordlnan«(ORD) ORD-17S693 Spcdfic l'h Aru (SPA) Ycnl«Cout1l Zone Zonlac luron11alion Flk (Z) Zl-2452 Transit Priority Aru lo lht CC) or Los A Cllf:CK!.ll>T lilm5 Attachment - Plot Plan Std. Work Descr. Sel<mlt Ga< Shut Off Valve Combine l:lcc- Wrk. per l.1.1 Combine Plumbg Wrk. per l.1.l PBQPBY Q\~ER, TENA'.'., APfl,l!;;~NT ll:d2bmat0"1 Q~B!Sl Aeries Hampton Lit 0866 Wllthlre Blvd STE 300 '.W!!MT l.os ANGELES CA Af~LCAl:U Rcla1iooship: A1111f ror CN'ltnctor Ashton Sclrt,.er Relt11onlh,p: Coatracror Tim Sperry-Pacific Westline nc ~mlnole Clrde 1536 W. Embassy Street SM VALLEY,C ALF (80.!i) ANAHEM.CALF (714) BULDNG RELOCATED FROM; C)ONRACTOR, {A)RCRTF.CT & B)t1GNF,F.R NFORMATON &ME ~ (C) Patine WtSUne lnc (E) Dodd, Jerry Lee 1536 W Embu1y Street, 2020 Hancock Street B, Anaheim, CA Saa Diego, CA Q.Mli B NA LCENSE # ~ (714) SJTE DENTFCATON-AU, ADDRESS 716 S HAMPTON DR Unit # B LEGAL DESCRPTON-AL, M.C VAWTER OCEAN PARK TRACT BLOCKS BC & D ~ C CO.MAPREF # MB 4-31/32 PARCEL PN 109-5A am

47 f-'roperty records are kept at the West District Office How frequently is this( ipdated? (and other FAQs) + ( Property nformation Assessor's D : Address: Property "fype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 11/03/2015 Land: $1,699,889 mprovements: $306,000 Personal Property: Fixtures: Homeowners' Exemption: Real Estate Exemption: Personal Property Exemption: Fixture Exemptions: so so so so so so 2017 Annual taxes Property tax p ayment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOTS BU<C Building Description Building mprovement 1 Square Footage: Year Build / Effective Year Built: Bedrooms/ Bathrooms Units Building mprovement 2 Square Footage: 1, / / Year Build / Effective Year Bullt: 2006 / 2006 Bedrooms / Bathrooms 1 / 1 Un11s O - Q 0 \ \ 100 '/ \ \

48 Planning and Zon,ng Soeoal tn Zoning ne 101c2-1 Zon,ng lnlormet""1 (Z) Ceneral Pion und u.. C.neral Plan Footnote( ) Speofc pjan Area S~fc Plan Area Lo, A:,oa t CoHtfl Tra!W'9'%'2'l Cor,,do, Von e, Cgaftal Zone.., Hi_1_1or_.: _ P_lace s_la... ~ COO. C<>mmu,.ty 0.&<V' ne Ow,<,ay CPO. eo.,,,...n,ty P'an mp. ne Ovet',ay Subanae ~UCU l/1)-c,nn Uo NSO : Nelghbomood Stal>Mzalion av.nay POO: 1'-!Htnao Q,ie,,i.d Oi11ricu SN. Sogn 0.1trct SM""- ne no n ne Rent Stat> llltofl 0'114oa"Ce (RSO) ne Downtown P"'1<,ng 000 Ft School Zone 500 A Pat'< Zone ne Aueuot Parcel. (APN) 0wfl rahlp (AaH' ') awn.;,- Add~... Ownerahip (81.-u of Env neoring, land R- ) Re11ce,tial - S ng e Fam.'y RHidence Aa 1_N_ H_dLa _ n_d_v_1_. $~032,761 Aa... Nd lmp,o-,em nt Va. $115,438 Lasl ONne< Cheng Laal Sale Amount $908,000 TuRateArN 67 DiNd Rel. (C,ty Cle k~) 62 _ S_9_77 DiNd Rel. (C,ty Clerl<l_ 7-'113 DiNd Rel. (CityCle k) 608G~ _!i& DiNd Rel. (C,ty Cie<k) 605~25 Dffd Rel. (City Cie<k) DiNd Roi. (C,ty Clerlt) 385~1 G DiNd Rel. (C,tyCi.,t,) 32000~1 DiNd Rel i'lo. (C,ty Cle<k) Hl8 Building v..,b..i1 B~ldingEJn1 Nu...t> ol Un,u Numb.,. ol Bed;:;,_ Numbet of e.o,,-,,;- Building Squ,a Foo!Jlge Buoldif>Q2 -- Buildlog 3 e,,ldi,,g ~A 2 MS O (sq h ) d..:;-l'o OU d ng,..;2::. data for building 3 dala fo OU d ng 4 Casa Numbe111 OR-2008-' CPC 2QOH2 2 C/',.. T rm & Condlllon1 <

49 ~, S Hampton Dr (.,-;,, 'Q Plan Check#: B03LA2437FO Printed:02/03/04 04:24 P Event Code: Bld2-Addition City of Los Angeles Department of Building and Safety or 2 Family Dwelling ~~ APPLCATON FOR BULDNG PERMT Last Status: Ready to ssue Re2ular Plan Check Plan Check Submittal AND CERTFCATE OF OCCUPANCY Status Date: 02/03/ nAo: ~ Wil1 481 ts:na:m: M~t er;;! f.6bct;l& H! (tits!l ~ 6SS~SQB t6bl:t;!.! VAWTER OCEAN PARK Tl C 9 MB 4-31 / A J ( s'!f ~. tabl:e. lt![l2rmatqti Area Planning Commission - West l.ds Angeles Census Tract Fire District - 2 LA DBS Branch Office WLA Census Tract Earthquake-nduced Liquefaction Area - YES Council District - 11 Coastal Zone Cons. Act - YES Near Source Zone Distance Certified Neighborhood Council - Grass Roots Venice District Map Al43 Thomas Brothers Map Grid GS Community Plan Area. Venice Energy Zone - 6,_.... i&>ntasj: [Q]C2- / 4 oocumt;t!js Z Zl-1874 ORD ORD SA950 CPC - CPC CO 0 Z Zl-2273 ORD- ORD CPC CPC-L998- l 19-LCP (1'J SPA l.ds Angeles Coastal Transpartatic ORD - OR CPC CPC CA ~ SPA - Venice Coastal Zone ORD- ORD CDBG - LARZ-Venice en rv!combine Elec - Wrk. per Fabricator ReQd Glued-Laminated Timber Special nspect - Field Weldin2 0 Combine HY AC - Wrk. per l Fabricator Rcqd - Structural Steel 0 Combine Plumbg - Wrlc. per 91. l l. Special nspect - Anchor Bolts J::. V1 ~ l:ecll:llli 1ua1s 6 tb!:ltebd'. Q~Yt!f;!!. Tl\ti6t! 6tf~l!;,urr ltit:!2bm61qti 0-.ncr(s): b Gianni, Jennifer And Angelo 7 18 Hampton Dr VENCE CA '" QO l.jol TUW: Applica111: (Rclationsllip: A,011 (or Owncrj Ana Henton 2378 Glendale Ave LOS ANGELES, CA (323) l!t:.h:blt:qti!:e»'.!:1811: rnom,cw (0 ) Dwelling Single Family SOS SF ADDTON OF A SNGLE STORY RESDENCE; MASTER BEDROOM AND BATH & ROOF DECK. CONVERT(E) GARAGE NTO A REC ROOM. 2, lld11 ao su, & Us. For infonnation and/or inspection requests origin~ting wiutin LA County, Call toll-free (888) LA4BULD 6ttL.H::6H2t:i tbqte:s~lti~ l~eq8m.61qti BLDG. PC By: Martin Fragoso DAS PC By: Outside LA County, coll (213) (LA4BULD S24-284S) OKforCash~ Coord. OK: For Cuhler's Use Only W/0#: Signature: Date: 2-'J- 0 l.; LA DePart111ent or Buildins and Sa,et! LA /03/04 04:JOPN 11, tbqjec: l!6b!.!61qti ll Ef;t; Jtj[Q~.U:Qti Flnat Fee Period Pmnit Valua1i2n: $45,000 PC V~luanon: BULD NG PERMT-RES $ ELECTRCAL PERMT RES $ FNAL TOTAL Bldg-Addition 3, Planning Surcharge HTG/REF PMT RES $62.92 Permit Fee Subtotal Bld2 Addition Plannin2 Surcharge Misc Fee S.00 PLUMBNG PERriT RES $ EncntV Surchall?e School District Residential Level 2 2, BULDNG f'lah CHECK $ Electrical Permit lssuin2 Fee 0.00 PLAN APPROVAL FEE $14.85 HVAC PLAN MANTENANCE $10.00 Plumbin E RESDENTAL $4.50 Plan Check Subtotal Bldg-Addition ONE STOP SURCH $17.15 Off-hour Plan Check SYSTEMS DEVT FEE $51.46 Plan Maintenance CTY PLANNNG SURCH ~16, 16 Fire Hvdrant Refuse-To-Pav MSCELLANEOUS $5.00 E.Q. nstrumentation 4.50 SCHOOL DEV RES $2, O.S. Surcharge Svs. Surcharge Total Due: $3, Che.:k: Sewer Cap D: Total Bond(s) Due: $3979i'.14 ~,:~~~~~ 11~m~~11111J11111~ 1~ ~1111~~r~~~11111w11~1~1~1111! Olf L,r $ ~8~~

50 1~. 5:rnu,11M C!VfiC!T2!!Y (E) Floor Arca (ZC) 855 Sqft (P) Well Construction - Wood Stud (P) Height (ZC) Feet (P) Floor Arca (ZC) 1,562 Sqft ( E) Length 64 F cct (P) R3 Occupancy 1,562 Sqfl Max 0cc. P) Stories 2 Levels (P) Length 68.5 Feet (NC) Width 19 Feet (NC) Dwelling Unit #Changed Unit Total E) RJ Occupancy 855Sqft Max 0cc. P)Type V-N Construction P) Floor Construction - Raised Wood P) Roof Construction Wood Frame/Sheath ing 14, APPL1 ~1QC! 'QM!l:!~C!li Approved Seismic Gas Shut-Off Valve may be requ ired Cf) n the event that any box (i.e. 1-16) is filled to capacity, it is possible that additional information has been captured elecll'onically and could not be printed due to space restrictions. Nevertheless. the infonnation printed CKceeds that required by Section or the Health and Safety Code of the State ofcalifomia. ~ 11 s, BuUdl l!<l!cjlfcd Frpm; U,,2trr!!A~2B. 68!;;!11!E!;.', fil!~h'.:!lle!! C!~~ AfilBill ~ ~ t!!m..u (E) Warling, Jeffrey Paul Tampa Ave Ste 16-A, Werling & rthridge, CA C43743 (0), Owner-Builder ' ' 0 Pl!RJUT EXPRATON This pennit e,pires two years after the date of the pcnnit issuance. This pennit will also e.pire ifno constn1clion work is perfonned for continuous period of 180 days (Sec LAMC). Claims for refund of fees paid must be filed within one year fiom the date of expiration for pennits granted by!he Dept of Building & Safety (Sec & LAMC). 17. OWNER-BULDER DECLARATON h<rd>y amrm... d... ptnalty or pet jury tllat... nemp< r,om lb Contncton' Stat u... Law,., th followboc... (Ses;tjon 7031 s, Business and Professions Code: Any city or county which requires a pennil to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for such pennit to tile a signed statement that he or she is licensed pursuant to the provisions or 1he Contractors License law (Chapter 9 /commcnsins wjth Section of Division 3 oflhe Business and Prores.,ions Cgdcl or that he or she is exempt therefrom and the basis fo, the alleged exemption. Any violation of Sec lion 7031.S by any applicant for a pennil subjects the applicant to a civil penalty of not more than five hundred dollars (SSOO).): <..J, os the owner of the propeny, o, my employees with wages u their sole compensation. will do the work, and the structure is not intended or offered for sale /Sec Busine.. & Profeujons Code; The Contractors License Law docs not apply to an owner of property who builds or improves thereon, and who does such worx himself or herself or through his or her own employees, provided that such improvc1nents are not intended or offered for sale. f, however, the buildin& or improvement is sold within one year from completion, the owner-builder will have the burden of proving that he or she did not build or improve for the purpose of sale). ~as th<: owner of the propeny, am exclusively contracting with licensed contractors to con:nruct the project (Sec. 7044, Business & Professions Code: The Conlrlctors License Law does not apply to an owner of propcny who builds or improves!hereon, and who contracts for such projects with a contractor(s) licensed pursuant to th<: Contractors License l.aw.l S. WORJ<ERS' COMPENSATON DECLARATON hereby aflinn, under penally of perjury, one of the following declarations: U have and will maintain a cenificate of consent to self insure for workers' compensation, as provided for by Section 3700 of the labor Code, for the performance of~ work for which this pennit is issued. LJ have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance of the work for which this pennit is issued. My worlcen' compensation insurance carrier and policy number arc: Carrier: Policy Number: ~crtify that in the perfonnance of the work for which 1his pennit is issued, shall not employ any person in any manner so as lo become subject to the workers' compensation laws of California, and agree lhat if should become subject to the workers' compensation provisions of Section 3700 of the Labor Code, shall forthwith comply with those provisions. WARNfNG: FALURE TO SECURE WORKERS'COMPENSATlON COVERAGE S UNLAWFUL AND SHALL SUBJECT AN EMPLOYER TO CRMNAL PENALTES ANO CVL FNES UP TO ONE HUNDRED THOUSAND DOL.ARS ($100,000), N ADDTON TO THE COST OF COMPENSATON, DAMAGES AS PROVDED FOR fn SECTON 3706 OF T HE LABOR CODE, NTEREST, ANO All"ORNEY'S FEES. 19. ASBESTOS REMOVAL DECLARATON cenify that notification ofasbestos removal is either not applicable or was sent to the AQMO or EPA as per section S of the Health and Safety Code. ZO. FNAL DECLARATON cenify that have read lhis application NCLU DNG TE ABOVE DECLARATONS and state that!he above infonnation NCLt:DNG THE ABOVE OECLARJ\TONS is correct. opce to comply with all cily and county ordinances aud stale laws relating to building constnlction. and hereby authorize representatives of this city to enter upon the abovc-inentioncd propeny for inspection purposes. renlize that this pennit is an application for inspection and that it does not approve or authorize the work specified herein, and it docs not authorize or pennit any violation or failure to comply with any applicable lnw. Funhennore. neither the City of Los Angeles nor any board, deparunent officer, or employee thereof, make any wnrrnnty, nor shall be re&ponsible for the performance or results of any work described herein. nor the condition of the property nor the soil upon which such work is performed. further affinn under penalty of perjury, that the proposed work will not destroy or unreasonably interfere with any access or utility easement belonging to others and localed on my property, but in the event such work does d~troy or unreasonably interfere with such casement, a substitute easemcnt(s) satisfactory to the holder(s) of the casement will be provided (Sec LAMC). By signing below, f certify that: () accept all the declarations above namely the Owner-Builder Decbration, Workers' Compensation Declaration, Asbestos Removal Declaration nud Fiiwl 0.:.:laration; and (2) permit is being obtained wit~~-o- nr,h. nr~. ~ ame: ~ \( 'W)'\1 (/C. \ " Date: )Z ~ 00wner ~thorized Agent /\l' ".,,_ - '"'. -,,u.._,,,

51 718 ~Hampton Dr, Bldg-Addition or 2 Family Dwelling Plan Check Submittal City of Los Angeles - Department of Building and Safety PLOT PLAN ATTACHMENT Pennit Application#: Plan Check#: B03LA2437FO nitiating Office: METRO Printed on: 11/17/03 14:17:55 f.. =~~ ~---r s ~ 0 ""' 0 (J')... en r,.,; 0 0.b J1 b co l1'l 2 UJ ~ 0 al UJ e 5 0 ~ UJ ~ :i: u < ~ UJ t- ~ ' 0 u... 2 ~ ~- ~ 0 ~.,, 0,. ~ 11 '< w.. "1 ~=-ell~== _..._,._ L ---- ~-r----.:.. 27_'-..:..8'--~ A311V "' COUNCL DSTRCT: 11 PLOT PLAN A'TACHMENT

52 ,, , {2 / 718 S Hampton Dr.P,nnit# v 'M\ i... Plan Check #: B04LAl7740T Printed: 12/06/04 04:24 PM Bldl!-Addition or 2 Family Dwellinl! Event Code:,t City of Los Angeles - Department of Building and Safety Rel!Ular Plan Check APPLCATON FOR BULDNG PERMT Last Status: Ready to ssue Plan Check Submittal AND CERTFCATE OF OCCUPANCY Status Date: 12/06/2004.L.ll!AC.lllJKK Mlllll A.Bil {;QUNTY M&E Bf;E! tab!:t:l, 11!! ltlli! i, &SS&W t4bce.! VA WfER OCEAN PARK Tl C 9 MB 4--31/ SA\ ~. t4btta, l!!eqbmad!lt! Arca Planning Commission West Los An~eles Census Tract Fire District 2 LADBS Branch Office W.A Census Tract Earthquake-nduced Liquefaction Area YES Council District 11 Coastal Zone Cons. Act YES Lot Size RR Certified Neighborhood Council Grass Roots Venice District Map l 09-SA 143 Lot Type nterior Community Plan Area - Venice EnerJtY Zone 6 Methane Hazard Sile Methane Zone ~NE(S): [Q]C2-l / OOC:UMEl'iJS... Z - Zl-1874 ORD ORD SA950 ORD - ORD CPC CPC LCP Zl Zl-2273 ORD - ORD DTRM DR SPP CPC CPC CA O\; SPA Los An~elcs Coastal Transportatic ORD ORD CPC CPC CDBG LARZ-Venice J\.) SPA Venice Coastal Zone ORD.-ORD CPC - CPC CO AFF (L n... 1 CW,;CJSJ.151 EMS rv Fabricator RCQd. Shoo Welds Soecial lnsoect - Eooxv lniection 0 Fabricator Read - Structural Steel Special nspect Grade Beam/Caisson (;) Soecial lnsoect Concretc>2.5ksi SPecial nspect. Structural Observation.b. tbu&bd'.!l~e!!., ]l;n6t!l ~PP!.C~ l!!e21!miill!ln D,..i. Owna{s): N Gianni, Angelo And Jennifer Trs A And J Gia 718 Hampton Dr VENCE CA T...,.,.b Applic:ant: (Rcbtiomhip: Agmt ror Own<r) 0 Ana Henton 2378 Glendale Blvd. LOS ANGELES, CA (323) , X1STNG us~ PROPQSt;P USE B, QESCRfP'.DQN Pf WQBK (01) Dwelling - Single Family (02) Duplex PROPOSED 20' X 27'-" 2ND FLOOR ADDTON CONNECTNG (2) SFD TO CREATE A DUPLEX. NCLUDES (2) BEDROOMS AND () BATHROOM. 12,UlduHSl!t~!.H; SFO DJ,r... U7fij~ BLDG. PC By. DAS OK for Cash1Pl:/ s ZU For infonnation and/or inspection requests originatin& within LA County, Call toll-free (888) LA4BULD PC By: Ouuide LA County, call (213) (LA4DULO - S24-284S) Coord. OK: For Cashier'it_AJs!)@,.lbrtMent of e,u i lw(fff: a~lj4'wdf?ilt! Signature: y 1 Date: /7/~loc/ WL /06/04 04:28f'M.. v... nn&jn;"..,. DJFeePeriod BULDNG PERMT-RES $ Pmnit ValUi!liQ!]! $40,000 PC Yalyfilion: E RESDENTAL $4.00 ONE STOP SURCH $9. 10 FNAL TOT AL Bld11-Addition SYSTEMS OEVT FEE $27.30 Pem,it Fee Subtotal Bld11-Addition CTY PLANNNG SURCH $13.53 EnerJtV Surchar11e MSCELLANEOUS $S, Plan Check Subtotal Bld11. Addition 0.00 Fire Hydrant Refuse-To-Pav 0.00 Total Due : $ E.Q. nstrumentation 4.00 Che,:k: $ O.S. Surchar11e 9.10 Svs. Surchar11.e i Planninll Surchar11.e WL 98 : Planninll. Surchar11.e Misc Fee 5.00 ; Pennit lssuin11. Fee 0.00 Sewer Cap D: ~,:t~~:r:2 ty.1~1,.111~~!~nl!~~,t~!d~~l)~~111~11~ f t., l~.,. ~~,, ' >'l.,, ~ To.ta! Bond(s) Due: ' ' A ' '..,. :,,,

53 13, STitUCTURE NVENTORY (tt: Numeric mtasurcmtnt d1t1 in tht format "numbu / numbtr" lmput:s.. tbanie la numeric vafae total rtjoltlnc: aumrrfc n1ut") (P) Floor Area (ZC): +500 Sqft / Sqf\ (P) Heil!ht (ZC): 0 Feet / Feet (P) LcnJtth: Feet Feet (P) Stories: + Stories Stories (P) Width: +20 Feet/ Feet (NC) Dwellinl! Unit: 0 Units/ Units (P) R3 0cc. Group: +500 Soft / Soft (NC) Parking Req'd for Site: Stalls (P) Type V-N Construction f( 14, Affl,CAD!M!! CQMf:!f;~T~ Approved Seismic Gas Shut-Off Valve may be required. - Energy calcs provided by AHO. - Lot tie affidavit required to avoid nonconforming lot area condition. See AFF ( ) n the event that any box (i.e. 1-16) is tilled to capacity, it is possible that additional infonnation has been caplw'cd ele<:1r0nically and could not be printed due to space restrictions. Nevertheless, the infonnation printed exceeds that required by Section l 982S of the Health and Safely Code of the State of California. [ JS, Bulldlnc Rtlfflts:d Fram: 16, CQNWCTQB ARCHTECT, & ENGJNEER NAME (E) Warlinl!, Jeffrey Paul (0), Owner-Builder A!ll!BW Tampa Ave Ste 16-A, Warlin~ & rthridl!e, CA ~ lj!:wj;tt C umjw! (818) PERMT EXPRATON This permit expires two years after the date of the pennit issuance. This pennit will also expir., if no construction work is performed for a continuous period of 180 days (Sec AMC). Claims for r.,fund of fees paid must be filed within one year from the date of expiration for pennits granted by the DepL ofbuilding & Safely (Sec & AMC). 17, OWNER-BULDER DECLARATON hereby amrm under penalty of perjury that am exempt rrom tbe Contractors' State Lktnse Law for the rollowtna reason (Section 7031.S. Business and Pmfessions Code: Any city or county which requires a pennit to construe~ alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for such permit to tile a signed statement that he or she is licensed pursuant to the provisions of the Contractors License Law (Chapter 9 <commencing with Sectjon 7000} ofdivisjon 3 of the Business and Professions Code) or that he or she is exempt therefrom and the basis for the alleged exemption. Any violation of Section by any applicant for a pcnnit subjects the applicant to a civil penalty of not more than five hundred dollars ($500).): U, as the owner of the property, or my employees with wages as their sole coq,ensation, will do the work, and the structure is not intended or offered for sale (Sec Business & Professions Code; The Contractors License Law docs not apply to an owner of property who builds or improves thctton, and who does such work himself or herself or through his or her own employees, provided that such improvements are not intended or offered for s.ale. f, however, the building or improvement is sold within one year from completion, the owner-builder will have the burden of proving that he or she did not build or improve for the purpose of sale). R 1 1, as the owner of the property, am exclusively contracting with licensed contractors to construct the project (Sec. 7044, Business & Professions Code: The Contrac!Ors License Law docs not apply to an owner of property who builds or ~roves thereon, and who contracts for such projects with a contractor(s) licensed pw11uant to the Contractors License Law. 18. WORKERS' COMPENSATON DECLARATON hereby affirm. under penalty of perjury, one of the following declarations: LJ have and will maintain a certificate of consent to self insure for workers' co.nsation, as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. LJ have and will maintain worl<rn' co~tion insurance. as required by Se<:tion of the uibor Code, for the performance of the work for which this permit is issw:d. My workers' compensation insurance carrier and policy number are: Carrier.. Policy Number. certify that in the performance of the work for which this permit is issw:d, shall not efl1)loy any person in any manner so as to become subje<:t to the worken;' co~nsation laws of California, and agree that ifl should become subject to the workers' compensation provisions of Section 3700 of the Labor Code, J shall fonhwith comply with those provisions. WARNNG: FALURE TO SECURE WORKERS' COMPENSATON COVERAGE S UN.AWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRMNAL PENALTES AND CVL FNES UP TO ONE HUNDRED TiiOUSANO D0Ll..ARS (S 100,000), N ADDTON TO 1llE COST OF COMPENSATON, DAMAGES AS PROVDED FOR N SECTON 3706 OF THE LABOR CODE, NTEREST, AND A 1TORNEY'S FEES. 19. ASBESTOS REMOVAL DECLARATON / LEAD HAZARD WARNNG certify that notification of asbestos removal is either nol applicable or was sentto the AQMD or EPA as per section of the Health and Safely Code. Dw: to the possible presence of leadbased paint, lead safe work practices arc required on all repai,s in pre-1979 buildings that distwb painl Failure to do so could create lead hazards that violate California Health and Safely Code Section and Section l0s2s6 and may be subje<:t to a SOOO fine or criminal prosecution. For more information call LA County's Department of Health Services at (800)S24-S323. n order to locate a Lead Certified Professional ood obtain allditional information, call California OHS at (800)S97-S323 or go to the OHS Webs_itc at 20, FNAL DECLARATON certify that have read this application NCLUDNG THE ABOVE DECLARATONS and State that the above infonnatioo NCLUDNG THE ABOVE DECLARATONS is correct. agree to comply with all city and county ordinances and state laws relating to building constrw:tion, and hereby authorize: representatives of this city to enter upon the: above-mentioned property for inspection pwposes. realize that this pennil is an applicarion for inspection and that it does not approve or authorize the work specified herein, and it does not authorize or permit any violation or failure to comply with any applicable law. Funhcnnore, neither the City of Los Angeles nor any board, department officer, or employee thereof, mike any wamnty, nor shall be responsible for the performance or results of any work descnoed herein, nor the condition of the properly nor the soil upon which such work is perfonncd. further affinn under penally ofperjwy, that the proposed work will not desll'oy or unreasonably interfere with any access or utility easement belonging to olltrn and located on my properly, but in the event such work does desb'oy or unreasonably interfere with such easement, a substitute easement(s) satisfactory 10 the holdel{s) of the easement will be provided (See AMC). By signing below, certify that: () accept all the declarations above namely the Owner-Builder Dccl:uation, Workers' Compensation Declaration, Asbestos Removal Declaration/ Lead Hazard Warning and Final Declaration; and (2) This pcnnit is being obtained with the consent of Print Name: Date: uthorized A ent

54 or 2 Family Dwelling Plan Check Submittal Permit Aoolication #: City of Los Angeles - Department of Building and Safety Plan Check#: B04LA 1774 PLOT PLAN ATTACHMENT nitiating Office: METRO Printed on: 08/30/04 08:27:36 3/\l\:iO NOld~'vH 3Nn "dolld ff,-, r,.. N N 1,-1 N 0 0 J). ~ N... A 0 2 UJ ~ 0 al ll C ~ ::, 0 ~ ffi :E :: u ~ < LLl - ()... < a: 0 ui - c2 ;?; i ~ Cl - 0 :z: g r C/l ~ ~ ~ :r.g :1-4' ~.-=~=r i ~n~c)illm xsom<~ i~!~ i ::.!11:~m ~ ~ q~5~-:' z x. mm~ i 0!!l'.!l~ig =i!" _:< )> 27' 1' z 1~ ~~i )>!.. ; <,-- ~ i m ' z. C : m l! i. '! ' i. : i ' L. - j ~ :a ~ C: :..:~ z!m r;i ffizl "i i -- ~ 4'-2',1... ~" o-.. -< ' ()! ~ : l i : : ~ i (/) 0 )> = rn O :o Ozm 0 (/) )> Z --i O 0 :0,,,,c... roz o--i~.. oo~ :0 z -0 - m < COUNCL DSTRlCT: 11 ~ A311\f.,, z u i"!o r , _! i s PLOT PLAN ATrACHMENT

55 ( Print &LA.DBS DP.MTNNl'fW~Ate u.rt February 12, 2018 Document Report oc Vtralon: ne AKA Addraaa: ne Project Name: ne Olu1111r 10: ne Subject! no Product tqme: ne Manufectu,.r'a Name: ne Expl"'d 01111: ne Receipt Number: ne C.tt Number: ne Seen Number: Dwelling Unit.: ne < Leatl P! cdetion<1> > Property Add,.aa(ea) 720 S HAMPTON DR S HAMPTON DR Tract: VAWTER OCEAN PARK TRACT BLOCKS e C & D Block: C Lot: 9 Arb: Map Rele,.nce:M e ol-31/32 Modifier: Tract: VAWTER OCEAN PARK TRACT BLOCKS e C & D Block: C Lot: 10 Arb: Map Rel1,.nce:M B 4-31/32 Modnler: fltll.ll 109-5A A AOC Numbtds) S S-009 Council Dlatrict(a) 11 Ctn1u1 Tracts( ) &LA.DBS... ATNNT Of'... AND SANTY February 12, 2018 Document Report District Offic11< > M.A Film ReF Typo. DS ZS04; 00050; 0000 thru ZS04, 00050, 0003

56 Property records ' ept at the West District Office How frequently 1s., site updated? (and othe!f FAQs) + Property lnfonnatlon Assessor's D : Address: Property Type: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map HAMPTON DR LOS ANGELES CA V 9029 Single Family Residential 07 / Recent Sales lnfonnation Latest Sale Date: ndicated Sala Price: Search for Rec:ent Sales 2017 Roll Values Recording Date: 04/18/2016 Land: $1,377,000 mprovements: $153,000 Personal Property: $0 Fixtures: Homeowners' Exemption: Real Estate Exemption: so so so so Personal Property Exemption: Flxture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT9 BLK C Building Description Building mprovement 1 Square Footage: 855 Year Build/ Effective Year Built 1953 / Bedrooms / Bathrooms 2 / 1 Units 1 Q..( ), '\ / /. '\ '\

57 Zoninv lnformelion (Z) Zonng nformation (Z) ne OJC2-1 Z1 2< 2 rr PCoO!Y Arlt n 1!:$:<t,.,. Mg!!! Zl:210f P NP!'. amnw!p'! g1 c.nerm Plan Land u.. Commun 1v Cornmerda C.,,e,ai Plan Footnote( ) :!!! HHJo,de Alu (Zoning Code),.._-eNc.:.o= Specf.c Plan lvn 1M Ange.., Co!Mlal Tranmgrtatfon Cornsor SPoOf<C Pl.an Anto HiolorlcPlaceslA COO. Comrrunlly 0.1,gn Overlay CPO: Convnunity Pies mp. 0...rta Dillricl Suberea CUCU. Clean Up-C,Hn U;, NSO: Neighbo Stabilization Overley POO: Pede1lnan Oriented D11trica SN: Sign Di11nct View ne ne ne ne oe ne Adaptive - lnoonlve Aru ne Elis Act Ptope!ly RW StabilLla«ion Odinanc.e (RSO) CRA Commonity ne Redovelopmont Aqenoy C..,lral City Paoong Downtown Parting Buildi119 L ine ne SOO Ft School Zeno SOO Fl Pall< Zone,... Parcel. (APN) Ownorohlp (""H1101) Ownerohlp (Bu""u of En!>nee<ing. Land R_,...) Owner AddrN APN ArH (Co. Public Wotkl) ( c) UaaCode Family Rt$ioe".CO...,eued Land Va>. $731,892 Assessed lffllp'oyemlnt Va. $ Last 0-Chango 12/22J2006 Last Sale Amount S7G2.007 T.. ReleAr.. 67 Deed Rel. (C~ Cletltj & Deed Rel. (C~ Cieri<) 8-10 Deed Rel. (Oy Clwl<) Deed Rel. (Ciy Clet1<) Deed Ref. (C~ Cleric) Deed Ro/. (CiyClerit) Deed Rel. (Coly Cieri<) Deed Rel. (c.ty Cletlt) Deed Raf. (City Cieri<) Building 1 YearBuill 1953 Building Claas 056A Number of Unit& Number of Bedroom, 2 Number of Bathrooms Bulld"'9 Square Footavo (sq ft) Buiidi119 2 data fo, build;ng 2 Building 3 data lo, bu d ng Building 4 data fo build ng 4 Building 5 data for ouikhng 5 ;!;!~ ~ ;,j,~/t<t ' 0.02 Milo 10 Foot

58 Bldit-Alter/Repair or 2 Family Dwellinit Pennit#: Plan Check#: Event Code: City of Los Angeles - Department of Building and Safety (tf Printed: 12/05/02 03:30 P~ Plan Check at Counter APPLCATON FOR BULDNG PERMT Submit Plan Check AND CERTFCATE OF OCCUPANCY Status Date: 12/05/2002 Last Status: Ready to ssue J..B,M; ~ ldlw 6111 ~llt!d'.matb&u talli:&l! N tit!~ 3, ASSESSB t.abtel! VAWTER OCEAN PARK T C 10 M / A ~,.. ~ 1::,.. ~,,::,.s. \),J'>,.. d \)'$.', 0..., 0 l' J l' J,:1') ~. ta8tf;!. lt!fllbmad!u! BAS Branch Office - WLA Coastal Zone Cons. Act - YES Near Source Zone Distance - S.S Council District - 11 District Map 109-SA143 Thomas Brothers Map Grid 671-0S Community Plan Arca - Venice Energy Zone 6 Census Tract Fire District - 2 Census Tract Earthquake-nduced Liquefaction Area - YES ' ' ZON[(S): [Q)C2-1 / C ~ C (f;'sj -. ':') ">- ~ ~.1!2'11MEm Z - Zl-1874 ORD ORD SA950 CPC -CPC LCP Z - Zl-2273 ORD ORD CPC - C~ CA SPA - Los Angeles Coastal Transportatic ORD -ORD SPA Venice Coastal Zone CPC CPC JCO 1 Std. "'"""" Work Descr Patch Plaster/Drywall f, tbl!tellll'. 11»'..t!EB. Ut!Al!L tirt!.l!;at! llj[l!wadl!ti Owna(,~ Angelo Gianni 720 Hampton Dr VENCE CA l Tenant: Applicant: (Rcl11ionship: Agen1 for Owner) Vasi - (310) Z,EXSDt!G 1m: :7. l!t:~bcqj 11 WBK (01) Dwelling - Single Family NTERJOR REMODEL ONLY OF EXSTNG SFD: REMOVE NTERJOR W ALLSAT BEDROOM AND LVNG ROOM AREAS. ALL WORK PER LA CTY TYPE V SHEET 2,! 11~11 RD ~11,, llis ) SFD AND GARAGE. 1ft. "DD 1r &... -.N r For information and/or inspection reques1s originating within LA County, Call toll-free (888) LA4BULD BLDG. PC By:.~; fkelyan DAS PC By: Outside LA County, call (213) (LA48Ull..D S24-284S) OK for Cashier: Ti Fan Coord. OK: J For Cashier's Use Only W/0#: Signature: ~ Date: ( l.. /'t/t> )..--" F'1111 Feel'uiod r LA DePartcient or Bloilciins a.. : ::a~et! LA M 12/05/02 03:35PM P,[!l!it Val!,!ati2n: $5,000 f!: Vi!luati2n; BULDNG PERMT-~ES i 1Jo. o 0 = - E RESDENTAL i o.5 0 FNAL TOT AL Bld2-Allcr/Rcpair ONE STOP SURCH 02,61 Permit Fee Subtotal Bld2-Alter/Rep SYSTEMS DEV'; FEE $7.8 3 Plan Check Subtotal Bide-Alter/Rep 0.00 CTY PLANNH,:; :;u~ (::; f;:3., 9 ( Fire Hvdrant Refuse-To-Pav tlscellaneous!}5, ) E.O. nstrumentation O.SO O.S. Surthar11.c 2.61 : c,.:n'.. n.ue~ 1!1;-9.8 Svs. Surcharae 7.83 r:,,.,.:,: t i ll.-9.8 Plannin2 Surcharae 3.90 Plannin2 Surcharee Misc Fee S.00 ( l: L~1 367::1.2 Permit lssuin11. Fee 0.00 Sewer Cap D: 12 AD!;HMEt!JS To1al Bond(s) Due:

59 ( t 12, ~!HY!:llRE!!n!ll.Qlll: APPLJCAJQN CQMME!!JS ) NO EXTEROR WORK. (ct) 2) THE PLANS WERE CHECKED BY CHARME TORRES AND V ARFCA TONS WERE DONE BY SHEHEN AKEL YAN. n the event that any box (i.e. 1-16) is filled to capacity, it is possible that additional infonnation has,bccn captured electronically and could not be printed due to space restrictions. Nevertheless, the infom,ation printed exceeds that required by Section 1982S of the Health and Safety Code of the State of California. J 15, Bulldtn1 Rtloutecl Fnmi H ~~ [0!!, 6RCH1t;C: & Ei:'.!,!!!f.;V.R 1:'.!6ME a!ll!j.w ~ JC.E!!.ll!! ~ (0), Owner-Builder '. 0,, ~:.:;, ',._.. t PERMT EXPRATON This permit expires two yea,s after the date of the permit issuance. This permit will also expire if no construction work is performed for a continuous period of 180 days (Sec AMC). Claims for refund of fees paid must be filed within one year from the date of expiration for permits granted by the Dept. of Building & Safety (Sec & LAMC). 17. OWNER-BULDER DECLARATON htrtb)' amna undtr pca1ty or perjury that am Htmpt rrvm lht Contratton State License Law for the (ollowfns rusoa,section 703 J.5, BusincSJ and Professjons Code Any city or county which requires a permit to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for such permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors License Law (Chapter 9 /commencin@ wjth Sectjon 7000\ of Djvjsipn 3 of the Busjness and Professions Code) or that he or she is exempt therefrom and the basis for the alleged exemption. Any viola1ion osectjon 703) S by any applicant for a pem,it subjects the opplicant to a civil penalty ofnot more than live hundred dollars (SSOO).): LJ, as the owner of the property, or my employees with wages as their sole compensation, will do the work, and the strucl\lre is not intended or offered for sale {Sec. 7044, Business & Professions Code: Toe Contractors License Law docs nol apply 10 an owner of property who builds or improves thereon, and who docs such work himself or herself or through his or her own employees, provided lhat such improvements arc not intended or offered for sale. f, however, the building or improvement is sold within one year from completion, the owner-builder will have the burden of proving that he or she did not build or improve for the purpose of sale). t,'.j ; 0 ft,, as the owner of the property, am exclusively contracting wilh licensed contnciors to conslrucl the projee1 (Sec. 7044, Business & Professions Code: The Contraclors License f-" Law docs not apply to an owner of property who builds or improves thereon, and who contracts for such projects with a contractol{s) licensed pursuan1 to the Contractors (' License Law.) S. WORKERS' COMPENSATON DECLARATON (r:~ hereby affirm, under penalty of ~rjury, one of 1hc following declarations: --~ LJ have and will maintain a certificate of consent to self insure for workcn' compensation, as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. f'. LJ have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance of the work for which 1his permit is issued. My workers' compensa1ion insurance canier and policy number arc: ~ Carrier: Policy Number: P1r certify that in the perfom,ancc of the work for which this permit is issued, shall not employ any person in any' manner so as 10 become subject to the workers' compensation laws of California, and agree that if should become subject to the workers' compensation provisions of Section 3700 of the Labor Code, shall forthwith comply with those provisions. WARNNG: FAT.URE TO SECURE WORKERS' COMPENSATON COVERAGE JS UNLAWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRMNAL PENAL TES AND CVL FNES UP TO ONE HUNDRED THOUSAND DOLLARS ($100,000), N AD DTTON TO 1HE COST OF COMP EN SA TON, DAMAGES AS PROVDED FOR N SECTON 3706 OF TlfE LABOR CODE, NBREST, AND AlTORNEY'S FEES. 19. ASBESTOS REMOVAL DECLARATON certify that notification of asbestos removal is either nol opplicable or was sent to the AQMD or EPA as per section _j of the Health and Safety Code. 20. FNAL DECLARATON certify that have read this applicationlnclul>ng THE ABOVE DCC.A RATONS and stale that the above information NCLUDNG TH ABOVE DECLARATONS is comet. agree to comply with all city and county ordinances and state laws relating to building construction, and hereby authorize representatives of this city to enler upon the above-mentioned property for inspection purposes. realize that this permit is an application for inspection and that it does not approve or authorize the work specified herein, and it docs not aulhorizc or permit any violation or failure to comply with any applicable law. Furthermore, neither the City of Los Angeles nor any boanl, department officer, or employee thereof, make any warranty, nor shall be responsible for lhe performance or results of any work described hettin, nor the condition of lhc property nor the soil upon which such work is performed. funhcr affirm under penalty of perjury, that the proposed work will not destroy or unreasonably interfere with any access or utility casement belonging to others and located on my property, but in the event such work docs desjoy or unreasonably interfere with such easement, a substil\lte casemcnt(s) satisfactory to the holder(s) of1he easement will be provided (Sec LAMC). By signing below, certify that: () accept all the declarations above namely the Owner-Builder Declaration, Workers' Compensation Declaration, Asbestos Removal Declaration and Final Declaration; and (2) This pcm,it is being obtained ~th the co~t of the legal owner&: property. PrintName: ' l\,,,.,,,\n,._.. r/l\',j..,,,a Sign:,. LltWMA...-,L ~ Date: l<?l"")/f'j//_ ~Owner LJ Authorized Agenl

60 Property recordf How frequently ilc. (and other FAQs) Property nformation kept at the West District Office.s site updated? ' \ Assessor's D : Address: HAMPTON DR LOS ANGELES CA Property lype: Region / Cluster:. Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search for Recent Sales 2017 Roll Values Recording Date: 04/ 18/2016 Land: $1,264,800 mprovements: $204,000 Personal Property: $0 Fixtures: $0 Homeowners' $0 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption: Rxture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description VAWTER OCEAN PARK TRACT BLOCKS B,C AND D LOT 10 BLKC Bullding Description Building mprovement 1 Square Footage: 855 Year Build / Effective Year Buil1: 1953 / 1953 Bedrooms / Bathrooms 2 / 1 Units Q,, / \,:..:,',.,...,.,.,.

61 ~ Jurtsd1cuonaJ '.,.. Plarm1ng and Zoning -~ z.o,w,g ~-----ru Zoning lnlo<mawon (Z) :,:1-! "~ Zoring lnlormalion (Z) General Pian land Ut General Plan Footnoie{a) - - (Zoning Cooe) Speofic Plan,,,,_. ~!J' 9') pl V, Yr:i9t re tr bpf 41 :ihbdmts ~ - --v..r.m t'! City of LR Meltll Com.1t\t"!Y Cofflmtreia1 lps A,om fs Cou~ T!!!!!f?O!!ftiof' Cogdor His10ticPiac.1LA COO. Cemmu-.iy Do1,g,, Overiay _':!st!. ne SuborM ~ CUCU Cloan Up-G,oon Uo ne NSO. N.,gl,bomood Stobillzalion Overlay no SN: Sogn [);&lrlo Adaptive Reu.M lnoent'vtl A.rN no E1h""" Prooony ~ - Rent Stabt1iuli0n Otdirance (RSO c..., c;,y f'al1< '1Q ----'- '-"- ~ Pari<ing Buildiny Line ne 600 A School Zone Aclrlo: \\'8-stmirmi, Elemertarv School 600 A Por1< ZOM.., Assossor """'"" f'arcol. ~ 42aG01oollll a Ownerohip (Bu..au ol E-'"9 Land Rac:otdo) Owner Add,... APN A,oa (Co. Put>c Wcrt<1) (ae) UN Code AaaoHod land Va. Last Owner Change LHt Sale AmouN Tu Rate Alu Deed Roi. (City Cle<t<) Building 1 Y(llf8t1Jt BuildingC~1 Number ol Uno Ou~ex. 0" Two Un-ts stone, or Leu S S a9 07 ne :. Bulldong Square Footage (14 ft) Buildlng 2 Y ar 81,jitt 2002 BuJdlng Closs 08 Numbor olunlla 10 Number ol Bedrooms --,-0- Numbor o "B~..td~ing~Sq~uor _ o_f_ootago ~~-1.,.. s_.920.,...,..., o (sc:_!j Bu.Jding 3 data for C>tJ k:1ng 3,.. Gase Numbers DR-200&-' Mlln w ~ ~ 0 a'. D

62 Property records are ' at the West District Office How frequently is thl!. ~ updated? (and other FAQs} Property nformation Assessor's D : Address: ( Property 'fype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales nformation Latest 5ale Date: ndicated Sale Price: Multi-Family. ~ Residential..., / '?0067.._ Search tor Recent Sales 2017 Roll Values Recording Date: 03/31/1989 Land: mprovements: Personal Property: Fixtures: Homeowners Exemption: $2,193,561 $2,1 55,1 88 $0 $0 $0 Real Estate Exemption: $0 Personal Property $0 Exemption: Fixture Exemptions: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes,. Property Boundary Description TR=53066 LOT 1 Building Description Building mprovement 1 Square. Footage: 3,500 Year Build / Effective Year Built: 2002 / 2002 Bedrooms / Bathrooms 2 6 Units 2 Building mprovement 2 Square Footage: 16,920 Year Build / Effective Year Bullt: 2002 / 2002 Bedrooms / Bathrooms Units 10 / / Q -, '.( ' ' ' / /'

63 "" Plenntng nnd ZOnlng Spooal ln zon;,,g Zoning lnlomwt.on (Z ) Zoning lnfom\ot,on (Z) Gefleral Plan Land u.. C. _ n_e_ra_l_pla _ n_f_oolnol e(~ ~) Hil...So AtH (Zoning Codo) Spec.f.c Plan Aleo Speofc Plan Alea HialOric Praurvation Rwaew HialOrieP&aoetl.A -Z:,.08Q~ 1'?\t'R'1WO"' 9' Sbt Vr:lof SP 'Sr s:,r.pt Sy'i:9 :rt:s l!:2;c5.2 Tf1'"\t Pc:offlY & r, tt:, Ctr e' LR MP Commun tv Co'!m!!rcil.'.tn Log MO&.tl CoaiM Transws,tion Corridor V.n;<>e~ta129'!t CPO. Co<nmul"ity Piao 1"11. r,o tlay Suban!ia CUGU. ONn U,,.C,Mn Uo NSO N.,;gt,l>ornood Slabilozallon Overlay POD: Pe<lestNtn o,,.01e<1 Oi1tncu SN. Sion Oillnd no r,o na ne AdApt:iYe R.uN incenlve Alea ne E;tis Ad Property Rent Sta b~izat,on OrdiN11'Ce Y (RSO) CAA Comm<Jl"ity Rodewlop,,ant AQency C.,,lral Cty Parking Downtown Parking dtng L,ne 500Ft5ohoo1 Zono 50-0 Ft P"'1c Zone...,. Assosso< Assa.- Parcel (APN) --~ -----~- ne Active. WKtM'MrtSOr EJ"""'nta-y 5'hool s APN.Atea (Co. PlsbilcWo<b)' (oc) Use Code or Leu AHaaMdl.andVaJ. $494,778 Aue11ed 1ff'P"owment V $.S8$,( 88 Lui Own.< Ct..ngo Lut Sale Amount $0 TuRata.AtN 67 Deed fut. (City Cle<k) Deed Ref (C1ly Cle<it) Deed Rel. (C9: Clerit) Deed Rel (City Ci.<k) 5787$ ONd Roi (Cdy C le<l<j Deed Raf. (City Cle<l<l Deed Ref. (Cdy Cle<k) :ia21se Deed Ref. (Coty Cle<itl Deed Raf (City Cle<lt) 177$59GJ Deed Ref. (Cily Clettc) Oeed Ref (Cily Cle<k) Doed Roi (Clly Cle<it) 12182D!i Deed Roi. (City Clotk) 1-17 S..ilding 1 VurB~ill ;J1QngCla Number ot U niltl Numb<tr ol Beclrooms 0 Number of Bathroom BJJ<S,,,p Sqyare Foou,ge S.G~ 0 (aq ft) Buolding2 data lo build"9 2

64 Property records are ke1 lhe West District Office How frequently ls this site updated? (and other FAQs) Property nformation ' Assessor's D :.--, , Address: 818 HAMPTON DR LOS ANGELES CA Property lype: Region / Cluster: Tax Rate Area (TRA): View Assessor Map View ndex map Recent Sales nformation Latest Sale Date: ndicated Sale Price: Search for Recant Sales 2017 Roll Values Recording Date: 04/25/2007 Land: $494,778 mprovements: $585,488 Personal Property: $0 Fixtures: $0 Homeowners' $0 Exemption: Real Estate Exemption: $0 Personal Property $0 Exemption: Axture ExemptJons: $ Annual taxes Property tax payment FAQs Estimate supplemental taxes Property Boundary Description TRACT # 753 LOTS 7 AND LOTS Building Description Building mprovement 1 Square Footage: 5,694 Year Bulld / EffectJve Year Built: 1958 / 1973 Bedrooms / Bathrooms O / 4 Units 4 / ' Q,, 0 / >. :, ft " / "' / _,.,

65 VENCE LUP polces (certified by the Coastal Commission June 14, 2001 ) Slnglo Foaoity Resic!e11li1 --- J Low..... ] Low Medium Exhibit 10a Q k d Land Use Plan (Map): rth Vemce a woo

66

67 ( (,-. ~- _A h~ ~ ~. h~angel:~. HOUSNG+COMMUNTY lnv!:;lmenl Oeparlrnenl 7hts,.~~!ONJ ~ a,,u, es,w\. DATB: TO: t-rom: Ocean Front Walk/ SS Ocean Front Walk (#1..s), Venice, CA!10291 cc: Los Angeles Housing and Co,mnunity Jnvestmc=Pi DepartlDcatFile 811 Ocean Front Walle, L~. a Calltomia Limited Liabilit)' Company, Owner S15 Ocean Front Walk, LLC, a Califomia Limited liabilit)' Company, Owner w,hard ~ Ro!bsohild, Western Centar CJl law and Povmty, nc. susamiebrowne, l'.egal Aid Foundation of LA RM:MAC-.RB:rl

68 FOR LOS ANGELES DEPARTMENT OF CTY PLANNNG STAFF USE ONLY Case or Permit. MEL-5 Mello Act Compliance Review Worksheet Proposed Demolitions and Conversions in the Coastal Zone A_~~ress:.~ -.., -. - ~- - Project Description: Number of Whole Residential Units Existing... Tobe Tobe Demolished Converted QUESTONS 1) w u ~ idential structures be demolished or converted for purposes of a non-residential use? YES Go to next question. To be Built 0 NO Skip to question 4. 2) s the proposed use a Coastal-Dependent non-residential use 1? g ~ Skip to question 4. ~~- Go to next question. 3) s a re_ idential use feasible 2 at this location? c;vyes STOP licatlon to demolish or convert resident/al structures fo r purposes of a non-residential use sdeniea 0 NO question. 4) Are any Affordable Existing Residential Units proposed for Demolition or Conversion? (Consult the "affordability determination report" prepared by the Los Angeles Housing Department.) :0 YES Record the number of identified Affordable Existing Resfdentlat Units n the box, and go to the next question.. D 0 NO Record a "zero" in the box and STOP. The provision of Affordable Replacement Units s not required. 5) s the Application for Coe;stal-Dependent1 or Coastal-Related 3 non-residential uses? Are these nonresidential uses consisteni with the land Use Plan of a certified Local Coastal Program?... _Q f the answer to both questions s "YE$," skip to question 8. 0 f the answer to either question is "NO," go to next question. 6) Are 11 or more Residential Units proposed for Demolition or Conversion? 0 YES Copy the number recorded n question 4 as Total Number of Required Affordable Replacement Units below and STOP. All Affordable Existing Residential Units recorded n question 4 must be 1 replaced. C NO Go to next question. 7).Ar.e:Sny Affordable Existin Residential Units in one-family or two-family dwellings? 0 YES Go to next qubstlon. D NO Copy the number recorded n question 4 as Total Number of Required Affordable Replacement Units below and STOP. All Affordable Existing Residential Units recorded in question 4 must be replaced. 8) s it infeasible 2 for the Applicant to replace any of the Affordable Existing Residential Units recorded in que~tion 4?,:rves How many units are nfeasible? Record this number -n the box and subtract from the number recorded fo r question 4. Record the result in the box below as Total Number of Required Affordable F:eplacement Units. --- D NO t is feasible for the Applicant to replace all the Affordable Existing Resldentlal Units proposed for Demollllon c,r Conversion. Record the number zero" in the box column. Copy the number recorded in 1uestlon 4 as Total Number of Required Affordable Replacement Units below. Completed By: TOTAL NUMBER OF REQURED AFFORDABLE REPLACEMENT UNTS:.. Date: ' i NSTRUCTONS: Department of City Planning staff must answer each question Department of Crty Planning Staff must use the nterim Administrelive Procedures for reference to complete this Worksheet. Mello Act Ccmpilanco Roview W.rllshoot 0~/09/03

69 CTY OF LOS ANGELES DEPARTMENT OF CTY PLANNNG Construction Services Center MELLO ACT Advisory tice and Screening Checklist For Coastal Zone Proiects On January 3, 2001, the Los Angeles City Council entered into a settlement agreement concerning the City's compliance with the Mello Act (Califomia Code Sections and ), a statewide law that requires local governments to comply with certain provisions designed to preserve and ncrease the supply of affordable housing in Califomla's coastal zone. The Mello Act appnes to any proposal to convert or demolish existing housing, or to develop new housing in the coastal zone, The purpose of Uiis advisory notice and screening checkfist s to determine f your project s subject to the Mello Act, and to nform you ofu,e possible requirements. Planning Counter Staff must complete this fonn for au Coastal Zone prolects. STEP ONE. Does the projed.. nvolve the conversion, demolition or construction of one or more "whole" residential units? Check all that apply. o Efficiency dwelling units o One-family dwellings o Two-family dwellfngs o Structures with three or more dwelling units or efficiency dwellfng units c Joint living and work quarters/ Artist-in-Residence (AR) units o Mobile homes o Mobile home lots in a mobile home park o Residential ~otel as defined in paragraph (1) of subdivision (b} of Section of the California Health and Safety Code: "Rasldentlal hotaf means anv buj1dlo9 containing s1x w mom guastrpqms or afflclency uolli, as dfllntd by Sedion 17958,1. l,unded or deekmr1 to bt wed, or whlctj used. moltd, s: bi:ed out, P be occuplad gr wfllsib 1!1 oa;upjed, (pr flnplng 19MH& by quests. wbkib afl9 Jht POO>Y msjdenql ofjbom gueflp, btl dqes DP! rnyn any byldlrp a,p!ptlnq x or ffl0j auelbpgms or pfflg9ncy unhs. u deflnml by Sadlon 17958,1, wf>lcb primlrly Uffd by lljlnsimt gum;ts woo dq not OS9l0' that bygdjna thak PdrotJY rgldenc;e," Section of the HeellhandSafatyCode: "l wflhllandm Sadlpns 17922m n 1zasa.5, a dlvorccunlymay. by ol'dfoaoc,, Qlffldt efficloncy un1a fococcupdr' lzv no more than two Plll9D wt)fclj blyt, m1n1mum w FM qf,so l!dfl18!m and Wbkib DD'.,1so bm PJ1lal klcheq RC bpttpppm!n n,asllpd lzv lho prr1rpp. Jo,n plhec mwm, those affldency tr& lhar q,mprm P mlnlrnlr!d standlrdp fpr ttrr P1W1!1PP dl)arnlla QWd pit.able mmant le Vil RC, ~2~:t~v: ;::;;;;J8i;v :.:"r:m.r2,pmn ;r;.r~ Bequlatf P(!S.". f,!!2 boxas are checked, the project is not sublect fo the Mello Act and does not require a Mello Act Compliance Review. Counter Staff: Please indicate below if the proposed pn,ject s subject to the Mello Act and complete. the infonnetlon requested. Subject to Mello Act: (clrdef YES NO Case# (f subjectlo Mello Act} Project Address: 'f-cj G:, OwnerfAppllcanl {PRNT): f: OwnerfAppficant Signature: /,ctn... ed9tmw!l ol R.to,lpt"' Copy PlaMlng Counter Staff PelSU {PRNT): ~ '1- \vt u\.::- 'e' ""-l<;t.._.~ <,,.._, 6L~ u.v'5 wo V\ -MEL - f any of the boxes n STEP ONE are checke

70 STEP lwo. hny of the followln: qu-ns a,ea...,.ed "YES," the pmjoct wffj rcwlro Mello Act Compliance Review. A public heartng {f required) will not be sc~eduled, or wrlttan determination ssued, until a Mello Act Compllance Review has been completed. '1/~ Conversion. Will the project result in a reduction n the existing number of residential units? Will the project convert existing rental residential units to for-sale units? HJ /S,~-e_ Will the project convert existing residential units to non-residential uses? / 1/Vl J.A ( / Demolition d U\. / ( e, O ~ ll the!)ect involve the demollti n o!.. existing residential units? ( a.- (..1.., ~- 7>1-. '-.../ A., ~ New OU n eve pment r, '-- 8 Will the project result in the construction of one or more -whole residential / units tlvough new consb'uctlon ot adaptive reuse of existing non-resldential 0 structures? YES D D STEP THREE. Does the project, or part of the project, qualify for one or more automatic exemp&na? The Mello Act and the Mello Act Sattfemant AgrHmant that became effective on January 3, 2001 provides for three exemptions from portions of the Mello Act provisions. These exemptions are:. -f1 ~ 1S /1.(,{sf )#_ J OWNER-OCCUPED SNGLE-FAMll Y RESQENCE that will be demolished and replaced with a J J-Y_ (}-; tjf-j:; _ 1. new single-family dwelling for occupancy by the same owner. The OWmldAppllcant must l'v /. t / ~ L 0 complflte and submit a Single-Family Dwelling Exemption Atrldavlt. V v.() f~.-1.,,./1 v ex1sr1ng REs1oeNTlAL SJRUCJUBBS) To ee PEMOL1SHEP HAS (HAYE> BEEN oeclared VF +i7;,.,., S 1 1 v'-' 0 2. A PUBLC NUSANCE by the Depat1ment. of Bulldng and Safety. The Owner/Applicant must. 0 w,, ' provide a copy of tice to Comply or tice to Demolish. t ~ \,v\ 0 SMALL NEW HOUSNG DEVELOPMENT consisting of fewer than 10 residential units. A new 3 housing development of 9 or ff!nlet residential units s considered a small new housing development. Please note that these exemptions 00 NOT exempt projects from Mello Act Compliance Review; they only limit the scope of review necessary. Rules for Conversions and Demolitions Exfsdng residential units may not be converted or demolished for non-resldentfal uses. unless the City first finds that residential uses are no longer feasible at that site This rule applies to all existing u!j11!. not Just affordable units. n most nstances, convertad or demolished existing aff1lrdable units must be replaced one-for-one. The Housing Department is responsible for determining whether existing residential unl1s qualify as "affordable untts. This process may take up to 60 days. WhDe appfications wig be acceplad for filing. they wih not be "deemed canptete until the Hpusjna Department has cornpleted ;ts review, as l]kjuin,d by tho Mello Act Settlement AgraemeQL t s ncumbent on the OWner/Appllcant to complebt and submit to the Housing Depaltment an Affordable Housing Review Request. Rules for New Housing Developments Ten or more units. New housing developments of ten or more units must provide affordable incluslonary residential units. Owner/Applicants have two options: 1.) 20% of all units must be reserved for low-income households, or 2.) 10% of all units must be reserved for very low~come households. Nine or fewer units. New housing developments of nine or fewer units are automatlcallv exempt from the requirement to provide lnwlsionary affordable resldentlal units. FOR ASSSTANCE AND MORE NFORMATON. PLEASE CONTACT Greg Shoop (213)

71 ;.,, ~1. CTY OF LOS ANGELES DEPARTMENT OF CTY PLANNNG Office of Zoning Administration MELLO ACT Owner-Occupied Single-Family Dwelling Exemption Affidavit Case or Permit. The Mello Act (California Code Sections and ) is a statewide law that mandates local governments to comply with a variety of provisions concerning the demolition. conversion and construction of residential units in California's Coastal Zone. The nterim Administrative Procedures for Complying with the Mello Act in the Coastal portions of the City of Los Angeles that became effective on May 17, 2000 and the Settlement Agreement between the City of Los Angeles and the Venice Town Council, nc. the Barton Hill Neighborhood Organization. and Carol Berman concerning implementation of the Mello Act in the Coastal Zone portions of the City of Los Angeles effective January 3, 2001 provide for an exemption from complying with the Mello Act for applicants who propose to demolish the existing sin le-family dwelling in which they cu"!"ently reside and replace it with e nother single-family dwellin~ in which they plan to -VJ ~ resrde.,r/\cv/ TS. f an owner-occupied single-family dwelling is to be demolished and rebuilt,, 4 /)J~ e tz,. \ "'' \. f~\v\ kyl- Q? ,l- - <; a"" certify, under penalty of perjury, that -1-1.~ Property o.vner Name (PRNT) /.f-1~ the existing single-family dwelling to be demolished. located at Or?-1 ~ 7?" H: t91rsti9v\ \l~~\c~ <tc~;_w is v <J ~ 1 Hou&e Number Community / S ~ owned and currently occupied by myself, and that the replacement single.family ~..,. r i, ~ /t/1:j)//, di)~. 'i~ PfopertyOwner (SGNATURE). D'ate ' dwelling at the above stated location will be occupied by myself. r Additional nformation to be provided by the proiaerty owner (if known): Estimated Date of Construction Completion (YEARS) Estimated Length of Residency at New Home

72

73 (,-- -;-.- -~- Fro m:._a_mand:i ~W111,.,1 d.1.,,... n l.i -;1,l:1,,._ Subject: R~ SurveyLA and 925 Marco Motioos Ontr. : Se_prombcr 19, at 7.:>4 PM To: 'ra Kos.tow prr1~.~!;1.ln:,, \10:1..: ~1; u!:1. Sue Kaplan..,u,:jal.~li., 1 t.:n, qn- :11 1 i::. 1 Cc: Robin Audusill.-1 d: 111,,,.,. :,...,. Mary JACK 11:,y :-?::'<1,:" :1,:t,.11_,,~r.w1. Shepard St~m '.,~ p" =tr-,, 1:: H! '"' Geor~e Fr::mcisc:o.,,, rf ;~,u.k,t,.. -,. ;:11;.. r'.:.~1-,. van Spiegel f-':irl : ;,,:,tc, :1'1-",,p:10:. T :i J, lana Marosi 1 ;:,,;_.., 1:., -;arr. n cr,1, Colleen Saro coret 11 ~~,n:i " v l r u,;\ ri.:: on_j Hello ra, had hoped to make a short presentation regarding the Survey LA LUPC motion to be considered at tonight's meeting, but will not be making the presentation due to the procedural issues and miscommunication regarding 925 Marco Place and the Survey LA LUPC motion. understand the neighbors standing in opposition to the 925 Marco motion also have decided to forgo speaking at tonight's meeting. We all knew that it was a forgone conclusion any opposition to these motions was doomed..91".'.~n ~ -~bviou2._.bi. $...Qf the curr~..1-m._ajority ou_tie _ paro tq_sj.p..q.9rt.unfe.tter.e_g. redevelopment of Venice, but had hoped to express my concern about the process that l~d tf>.~t. leas-fth~ ill conceive.9 Survey LA LUPC rr:iotion and to offer that it did not need to be that way. t seems clear to me now that~gain the groc_e~~has b~ set up to_qyoi_g a_dy real g_~.!9gue_ and had to ask why would put myself through that to speak against a motion that could not possibly have any impact on the subject about which it portends to speak. do want to say for the record that as a preservation advocate had volunteered to help organize a presentation that would educate about the process and find practical solu:ions to some of the valid complaints and fears people had about their properties being included i1 Surve}' u\. An October 13, 2016 LUPC organized presentation did not do that in my view and resuli.ed in the current motion that offers recommendations that are clearly illegal and that will never see the light of day. When Councilperson Mike Bonin's office said that they would take responsibility for organizing a presentation that might offer more substance thal\we got at the Octobe 13 presentation, agreed to follow their lead. Unfortunately, we just learned through you they claim ro funding for this outreach and that a motion that was introduced 1Ry Bonin's office in response to the complaints raised has not been acted upon due to lack of city funding, as well, Unfortunately, what could h<?~~n9 n educa1ior:ial ex erience where peo le listened to eac ther and tried to work 1o ether lo finareal soltiltons evident-y 1s no es,red by the oard or LUPC. Other:vise, this vote would not have been put forward without giving us the opportunity to organize the outreach presentation that was promised and duly voted on by AdCom before this motion was placed on the agenda for tonight's meeting. For those of us who care about the legacy of the Venice commqni.b{ we will continue to organize and fight for thact~acy, although it appears that it will need to be done outs;de the VNC, \~ unfortunately through itsactions is making itself irrelevant 1o ttiat discussion. hope those who want a real dialogue and effective and practical solutions to the preservation issues will help us organize those discussions outside the VNC. Sincerely, Amanda Seward From: ra Koslow <president@venicenc.org> To: Sue Kaplan <sueakaplan@gmail.com> Cc: Amanda Seward <amandaseward@artvista.net>; Robin Rudusill <wildrudi@me.com>; Mary JACK <maryjackis@yahoo.com> ; Shepard Stern <shep@sternworld.net>; George Francisco <vicepresident@venicenc.org>; van Spiegel <Parliamentarian@venicenc.org> Sent: Tuesday, September 19, :04 PM ~.. h;,,.,..,. 0,-, Th,-, O'>: ~"...,.,.,._ Q,.,...,.,..."'+...,+i""'

74 t ~ - us -:::::::--- ~ by Jon Wolff The Land Use und Planning Committee is a standing commiuee of the Venice Keighborllood Council. t cum,ntly meet~ twice 2 month in the meeting room of the Oakwood Recrea11on Center in the heart of Venice. The Land Use and Planning Comminee (LUPC) is made up of' Robert Aronson, Tim Bonefeld, Joe Clark, Ramse>' Dal1am, Michael Jensen, Mehmoosh Mojallali, Drian Silveira, and Daffodil Tyminski. The LlJPC Chair is Matthew Royce. Many of the LUPC members an: architects. Many of the new buildings in Vc111ce are prcijecls~ ofinc WPcmcin6ers The L:md Use and Planning Committee reviews cases for remodeling, conversions, changes of use, and demolitions of buildings in Venice. The Commiuec hears from the applic.1nts and representatives of the projects ns well as from the citizens who oppose the projects. They vote to apprma: the projects and make their recommendations to the VNC. The VNC then hears further presentations and, with the rceommendauon of ll..ipc, approves or denies the projects. When you walk <lown a street in Venice and you see those notices on the fonccs of beautiful old houses stating thac the house will be torn down and a big ugly box will he h11ilt on the site, you'll know 1hn1 th1! process started in front of the Land Use and Pl:inning Committee, This would mean much for Venice. t would mean clearer :itandards for height, frontage, and even the angle of the roof for new buildings would mean a more consistent ndherencc to the standards that arc repeatedly referenced by those w~.o attend VNC meetings: Mass, Scale, and Character. That is: how big, what shape, and v.till it look anything like the other buildings on the block? The City of L.A. 's rules for the rest of the city would be separate from those in the Coastal Zone. ~ru Jes tl~ai.ipply -~o Ye!JiC~ 1 as require~ ~y ti~ Co~stal Act: d re mrc the ci: authorities to consider the cxislin~ W~ffil>~.. a also the consist<;o Und..~ibi!ity with the environment. They might even discour- 11gCbuilders from tearing down mnhi-family dwellings (O make big ugly boxes for rich couples. ~~ ~... --~--:------" ~ ~...-;- -:,,~ -~ ~ i\ WAH.-... ~...., ~ ( ~ -- ~ :.. ~j"ll 3/ ~?"J-"" 1 ~: But how did the members ol"the Land Use and "\ Plnnning Committee feel about L./\. hrim,zing,o~ Co.i~1;1' ) Zone up to speed with th~ Srnte laws? Well, being just ; \ an advisory board, they were visibly frus!l'lted!hat real government offh:i11ls w re tcllin, them what thev could an cou dn 't o. They spent a Jot of time haranguing \ the presenters with detail,.and they let their archi1ec1 \ sympathizers in the audience monopoli7.e the meeting. / hey felt that the rules \Vould impede their pto~ress in ' 'l'l!shapmg Venice. ~ - usually, the VNC mcmhers and the.upc members wilt'siriii1cl starcatpeoplc who come to the meetings to lr.!ad for tnem to vnte a inst 1ro ect.s that harm Venice. 1iey tisunlly thank the people for 11e1r mput_an ths_o., vole to a rove any pro cct, 110 matter how horrible ii is t mt v10 Ules the stall ard5 o 1 ass, Scale, and Character. "'niisiime, [UPC was on~~-- ~! ~ rnlked of all this being a reaction of the anti-developers. They sald that the only wax 10 solve Gentrific!!" uon 1s to fetbuildcrs build whnt they want to build. They i 1cTi that thc~c standards would somehow cause parki113 problems. But this lime, the rcpre~enr::irivcs frnm h~ Planning Dcp:mmcnt did the calm smiling and nodding. i\nd the LUPC members did the pleading. t remains to be seen what effect all this will have Oil Venice. The Planning Department has scheduled a meeting on August 8 at the Westchester Municipal Ruilding on 7166 Manchester A\ cmte to continue lhis di5cussion. Certainly,,mmy who arc against th:: Dcpartrncnt's efforts will attend and complain. But it's cleor that the VNC and LUPC ancl the architects of big ugly boxes aren't immortal. "Progress" can go any direction we choose. Mnybe, by going over the heads of the loc.11 4-tiasi-1r;vernmcntal gang, the Law and 1hc People of Venice wil pre~- - ~ ~ \.

75 ] t;rr~[f(s Ce2:.1D;J w; v-rsi _J>t' F. _f~.!..~ 7Z:. f(f..4r. Tl(i!_-'=7/.ii-::::. 'Tt'.l).lir; "'rt; Cc. y ')::::i? 7'H c;~~~>-. -~ ' P _iv T:'~i.li!'~ - ---_..; ;., r-::!:-.l;"_~" - -~~~i'..k.!::..._ Atv e> _ --;- ~"' J?...t '.7.f ---- T1-if5.!.;5~1.F (>JJ J,-; _t:_c_~j!jd-_:, _ r-,/.,.{,:...c:, t:~ 2.,._~FJv~;./i:.- ~ ~ ! - f':(1 --,.~ "- L}.,\J u-- V -,v14 ~~ a.,., "'.,... -,..J - \J.t':'i, ', - '.,,.. J r, \.L. -.._ ~ J~~-- -~-"- '\.J~.;,- o.f... _.;,.F... ~ c-_, ~... _, -x,:. _.,-. :- '4' ".f_:....f,,...)~1'v f/... P- 15,ff/~~ ;...,,n.:., "--: t;'_,.~~.. ), -..-! i ~ ~ ~-.J":=.:'_:_..f.~ ~, 1 :... :...c... ~'-1,,.-, -,.. ::, ~~ :... ~-~-, --- ~ c:1-j 1 F -Ot[MJ --'.Z-~, /i..,."... A!::.-< /, ,.,.,. ',._

76 '

77 OE!>ARTl\liENT OF CTV PLANNNG CTY PLANNNG COMMSSON DAVD H. J. AMBROZ PRESDENT RENEE DAKE WLSON VCE-PRESDENT CAROLNE CHOE VAHD KHORSAND JOHNW. MACK SAMANTHA MLLMAN MARC MTCHELL VERONCA PAOLLA CAMPOS DANA M. PERLMAN ( ( CTY OF LOS ANGELES CALFORNA ERC GARCETT MAYOR ElCECUTVE OFFCES 200 N. SPRNG STREET, ROOM 525 Los ANGELES, CA VNCENT P. BERTON, AJCP DRECTOR (213) KEVN J. KELLER, AJCP EXECUTVE OFACER (213) USA M. WEBBER, AJCP DEPUTY DRECTOR (213) ROCKY WLES COMMSSON OFFCE MANAGER (213) JONT DETERMNATON DRECTOR OF PLANNNG AND ZONNG ADMNSTRATOR January 29, 2018 Owner/Applicant Erinn Berkson 706 South Hampton Drive Venice, CA Representative Tim Bonefeld Democratic Design Studio 816 Lincoln Boulevard Venice, CA Case.: DR CDP-MEL-SPP ZA ZAA CEQA: ENV CE Location: 706 South Hampton Drive Community Plan Area: Venice - Oakwood Council District: 11 - Bonin Neighborhood Council: Venice Land Use Designation: Community Commercial Zone: Legal Description: (Q]C2-1 Lot 3, Block C, Vawter Ocean Park Tract Blocks B C & 0 Last Day to File an Appeal: February 13, 2018 DETERMNATON - Director of Planning Pursuant to the Los Angeles Municipal Code (LAMC) Section , Section , and the Venice Coastal Zone Specific Plan (Ordinance. 175,693), as the designee of the Director of Planning, hereby: Approve a Coastal Development Permit authorizing the demolition of an existing onestory, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck, located in the single permit jurisdiction area of the California Coastal Zone; and Approve a Project Permit Compliance Review for a Project in the Venice Coastal Zone Specific Plan Area; and Pursuant to Government Code Sections and and the City of Los Angeles nterim Mello Act Compliance Administrative Procedures, hereby: Approve a Mello Act Compliance Review for the demolition of one Residential Unit and the construction of one new Residential Unit in the Coastal Zone; and

78 DETERli.'ilNA TON - Zoning Administrator Pursuant to Los Angeles Municipal Code Section 12.28, hereby: Approve a Zoning Administrator's Adjustment to permit reduced side yard setbacks of O feet, in lieu of the 4 feet otherwise required by Section C,2; and Approve a Zoning Administrator's Adjustment to permit a reduced passageway of 3 feet 5 inches, in lieu of the 10 feet otherwise required by Section C,2(b); and The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section (Article ll, Class 3, Category 1) and Section (Class 32) and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines Section applies. The project approval is based upon the attached Findings, and subject to the attached Conditions of Approval: DR CDP-MEL-SPP & ZA ZAA Page 2of25

79 CONDTONS OF APPROVAL 1. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped "Exhibit A," and attached to the subject case file. 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 Los Angeles Municipal Code or the project conditions. 2. All other use, height and area regulations of the Municipal Code and all other applicable government/regulatory agencies shall be strictly complied with in the development and use of the property, except as such regulations are herein specifically varied or required. 3. Density. One live-work residential dwelling unit shall be maintained. 4. Height. The subject project features both flat and varied rooflines; portions of the structure with flat rooflines shall be limited to a height of 25 feet and portions with varied rooflines having a slope greater than 2: 12 shall be limited to a height of 30 feet; height is measured from the centerline of Hampton Drive to the highest point of the roof. The project features both flat and varied rooflines. The highest point of the portions with a flat roof and varied roof are 24 feet 6.5 inches and 30 feet respectively. 5. Parking and Access. As shown in "Exhibit A" and as approved by the Department of Building and Safety, the subject project shall provide four parking spaces onsite: two for the live-work dwelling unit and two for the retail use, one of which will be ADA accessible. Four bicycle parking spaces are provided: two long term bike racks and two short term bike racks. All vehicle access shall be from the rear alley. 6. Roof Structures. Roof Access Structure (RAS) is proposed. Chimneys, exhaust ducts, ventilation shafts and other similar devices essential for building function may not exceed the maximum height by more than 5 feet. 7. Outdoor lighting shall be designed and installed with shielding so that light does not overflow into adjacent residential properties. 8. All graffiti on the site shall be' removed or painted over to match the color of the surface to which it is applied within 24 hours of its occurrence. 9. A copy of the first page of this grant and all Conditions and/or any subsequent appeal of this grant and its resultant Conditions and/or letters of clarification shall be printed on the building plans submitted to the Development Services Center and the Department of Building and Safety for purposes of having a building permit issued. 10. Prior to the sign-off of plans by the Development Services Center, the applicant shall submit the plans for review and approval to the Fire Department. Said Department's approval shall be included in the plans submitted to the Development Services Center. 1 f. Prior to the commencement of site excavation and construction activities, construction schedule and contact information for any inquiries regarding construction activities shall be provided to residents and property owners within a 100-foot radius of the project site. The contact information shall include a construction manager and a telephone number, and shall be posted on the site in a manner, which is readily visible to any interested party. DR CDP-MEL-SPP & ZA ZAA Page 3 of25

80 12. Prior to the issuance of any permits, a covenant acknowledging and agreeing to comply with all the terms and conditions established herein shall be recorded in the County Recorder's Office. The agreement (standard master covenant and agreement form CP-6770) shall run with the land and shall be binding on any subsequent owners, heirs or assigns. The agreement with the conditions attached must be submitted to the Development Services Center for approval before being recorded. After recordation, a certified copy bearing the Recorder's number and date shall be provided to the Zoning Administrator for attachment to the subject case file. Administrative Conditions 13. 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. 14. tations 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. 15. Approval, Verification and Submlttals. 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. 16. 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. 17. 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 X.(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. 18. Condition Compliance. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and/or the Department of Building and Safety. 19. ndemnification and Reimbursement of Litigation Costs. Applicant shall do all of the following: (i) Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City's processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, DR CDP-MEL-SPP & ZA ZAA Page 4of25

81 ( or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim. {ii) Reimburse the City for any and all costs incurred in defense of an action related to or arising out of, in whole or in part, the City's processing and approval of the entitlement, including but not limited to payment of all court costs and attorney's fees, costs of any judgments or awards against the City {including an award of attorney's fees), damages, and/or settlement costs. (iii) Submit an initial deposit for the City's litigation costs to the City within 10 days' notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by t~e City Attorney's Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $50,000. The City's failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (iv) Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City's interests. The City's failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (v) f the City determines it necessary to protect the City's interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition. The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. f the City fails to no~ify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense,. the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney's office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. n the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation. For purposes of this condition, the following definitions apply: "City" shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. "Action" shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law. thing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition. DR CDP-MEL-SPP & ZA ZAA Page 5 of25

82 BACKGROUND The subject site, 706 South Hampton Drive, is a relatively flat, interior lot with a width of 25 feet and depth of 131 feet; with a total lot area of approximately 3,230 square feet. Located in the Oakwood Subarea of the Venice Coastal Zone Specific Plan, the lot fronts Hampton Drive to the southwest and an alleyway to the northeast. The property abuts residential structures to the southeast and northwest. The lots along Hampton Drive are zoned [Q]C2-1 on the subject property side and M1-1 on the opposite side. Properties immediately surrounding the property are developed with one- to threestory residential structures. The property is located within the Los Angeles Coastal Transportation Corridor Specific Plan, Venice Coastal Zone Specific Plan, a Calvo Exclusion Area, Methane Zone, Zone X (Flood Hazard Management Specific Plan, Ordinance 172,081), Liquefaction Zone, and within 4.45 kilometers from the Santa Monica Fault. The project is within the single permit jurisdiction of the California Coastal Zone. The project complies with the associated Q condition per Ordinance. 164,844, which states that "residential use shall be limited to one dwelling unit per 1,000 square feet of lot area." The applicant requests a Coastal Development Permit and Project Permit Compliance Review authorizing the demolition of an existing single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground retail, an attached four-car garage, a basement, and a third-story roof deck. n addition, the project is subject to review for compliance with the Mello Act. Hampton Drive is a designated Local Street with a right-of-way width of 60 feet and developed to a roadway width of 36 feet. Hampton Drive is improved with an asphalt roadway, gutter, curb, and sidewalk. (Unnamed} Alley is a designated alley with a width of 15.5 feet. Vehicle access to the proposed garage is provided from the alley. Previous zoning related actions on the site/in the area include: DR CDP-MEL - On May 15, 2017, the Director of Planning approved a coastal development permit and Mello Act Compliance Review authorizing the demolition of an existing single-family dwelling and construction of a new 3,004 square-foot two-story single-family dwelling with an attached two-car garage, roof deck, within the single permit jurisdiction area of the Coastal Zone, located at 2318 S. Clement Avenue. DR CDP-MEL - On March 3, 2017, the Director of Planning approved a coastal development permit and Mello Act Compliance Review authorizing the demolition of an existing single-family dwelling and construction of a new 3,400 square-foot two-story single-family dwelling with an attached two-car garage, roof deck, within the single permit jurisdiction area of the Coastal Zone, located at 2325 Wilson Avenue. DR CDP-SPP..:. On February 5, 2016, the Director of Planning approved a coastal development permit and a project permit compliance review authorizing a change of use of a portion of a 3,590 square-foot artist-in-residence dwelling, resulting in 2,621 square feet of commercial use while maintaining 605 square feet of artist-in-residence use, within the single permit jurisdiction area of the California Coastal Zone, located at 1346 Abbot Kinney Boulevard. DR CDP-MEL-SPP & ZA ZAA Page 6of25

83 - ZA CDP-SPP - On August 31, 2015, the Zoning Administrator approved a coastal development permit and a project permit compliance review authorizing a change of use from parking to retail use in the C2-1-0-CA Zone within the single permit jurisdiction area of the California Coastal Zone, located at 1421 South Abbot Kinney Boulevard. ZA CDP-MEL-ZAA - On September 9, 2010, the Zoning Administrator approved a coastal development permit and Mello Act Compliance review authorizing a small lot subdivision, and Zoning Administrator's adjustments to permit a reduced front yard of 5 feet in lieu or the 15 feet otherwise required, reduced side yards of 3 feet in lieu of the 4 feet otherwise required, reduced rear yard of O feet in lieu of the 15 feet otherwise required, a reduced lot width of 25 feet in liue of the 50 feet otherwise required, a reduced lot area of 2,932 square feet in lieu of the 5,000 square feet otherwise required, a reduced building separation of O feet in lieu of the required 10 feet otherwise required, and a reduced passageway of 3 feet in lieu of the 10 feet otherwise required, located at 714 S. Hampton Drive. Public Hearing A hearing officer (Jeff Khau) held a public hearing on October 2, 2_017 at 11 :30 a.m. at the West Los Angeles Municipal Building. The applicant representative, the representative from Council District 11, and three members of the public were in attendance. The applicant provided a brief overview of the project and requested entitlements. The applicant representative mentioned the project was approved by the Land Use and Planning Committee (LUPC) and the Venice Neighborhood Council (VNC). The applicant also clarified minor changes to the project and the requested entitlements. The applicant request for a third-story reduced side yard setback should be 3 feet instead of O feet; the reduced passageway is no longer being requested; and the corrected square footage of the home is 3,753 square feet. Three members of the public commented on the project Robin Rudisill, a Venice resident, spoke in opposition to the project, stating that allowing partial commercial uses on a residential block would have a negative impact on the neighborhood. She said all uses on the street are residential. She cited provisions of the Mello Act which suggest that the conversion or demolition of a residential structure for purposes of a nonresidential use is prohibited. She stated her opposition to the project is based on its commercial use. John Campbell, a Venice resident, spoke in opposition to the project. He said the advent of retail use will change the nature of the street in a fundamental way. He also is opposed to the setbacks lack of setbacks provided and believes that more parking should be provided for the live-work unit. He is concerned about,:ioise and traffic occurring in the rear alleyway. Marc Gardner, a Venice resident, spoke in support of the project. He said the neighborhood has changed since he first moved in and that the area continues to change with the introduction of Silicon beach start-ups. He asserted that retail already exists on Hampton: Gold's Gym sells T shirts and other stores along Hampton operate as commercial uses. He also stated that the need for parking is diminished as more people in the area choose to walk. The applicant responded by saying the existing commercial on Hampton is evidence that commercial uses are compatible with the surrounding area. He said only 7 percent of Venice is commercial space and there should be an effort to preserve this type of use. The property is zoned Community Commercial, which allow for commercial uses and that all parking required per the Specific Plan is provided. DR CDP-MEL-SPP & ZA ZAA Page 7of25

84 The case was taken under advisement for two weeks at the time of the hearing. A second public hearing was held by a hearing officer (Jeff Khau) on December 4, 2017 at 10:00 a.m., at the West Los Angeles Municipal Building, Second Floor Hearing Room, 1645 Corinth Avenue, Los Angeles, CA The applicant and three members of the public attended the hearing. Tim Bonefeld, the owner and applicant, provided a brief overview of the project. Margaret Molloy, a Venice resident, opposes the project. She states that the property is the only residential property on the block. She is concerned about the intensification of use, which would change the character of the street and neighborhood. She raises concerns about the number and the location of the parking spaces. She believes that promoting a commercial use in the middle of the residential block would set a negative precedent. She brings up discrepancy between the plans and scope of work. She asserts that the Mello Act does not allow conversations of residential properties to commercial. She says that the commercial uses on Hampton are illegal. John Campbell, a Venice resident, opposes the project, stating that the project is out of character with the existing neighborhood. He is against the zero side yard setbacks as it would set a poor precedent. He says there is a lack of parking in the neighborhood and asserts that the proposed parking is not realistic. He questions how the proposed basement will be used. Robin Rudisill, a Venice resident, opposes the project. She mentions procedural concerns as she did not receive a hearing notice for the project. She asks why the project was noticed for a second hearing. She asserts the project will be materially detrimental to the neighborhood. She states that findings cannot be made to say the project is compatible. Ms. Rudisill believes the project is larger and more massive than other structures. She says every property on the block is residential, asserting that Mello Act does not allow conversions from commercial to residential, and that a mixed-use building is considered nonresidential. She states that a commercial use in a residential area will bring increased traffic, trash collection, and other nuisances. Ms. Rudisill states that the Coastal Commission does not recognize the City's bike parking swap. She urges the City to update Mello Act compliance procedures. The applicant addressed the public comments. n response to the second hearing, the applicant stated that he made a mistake the floor area calculation and wanted to have the correct square footage disclosed. He states that the parking complies with ADA regulations. The applicant says that commercial uses exists on Hampton, as shown in various certificates of occupancy. He states that the reql:jest for zero side yard setbacks is due to the substandard lot. The hearing officer took the case under advisement for two weeks from the date of the hearing. Correspondence The Venice Neighborhood Council submitted a letter dated August 15, 2017 recommending approval of the project as proposed. n a letter dated August 4, 2017, Francis Maas and Michael Maas, expressed support for the project. They find the project to be compatible with existing community and character. n an dated October 10, 2017, Robin Rudisill expressed opposition to the proposed project. Her comments echoed her oral testimony presented at the hearing on October 2, She believes that a mixed-use project is not allowed according to the Mello Act. She states that this will change the character of the neighborhood. She asserts lhat retail activity would be detrimental DR CDP-MEL-SPP & ZA ZAA Page 8of25

85 ( { to the neighborhood. She calls for the preservation of single-family homes as noted in the Venice LUP. Her also includes screenshots of ZMAS. n a letter dated vember 3, 2017, Margaret Malloy outlines several reasons to deny the project. She says that there are inconsistencies with the scope of work. She states that the Mello Act does not allow for a conversion of residential housing to commercial or non-residential uses. She states the new use will be much more intense than the current use. Ms. Malloy states that the parking configuration is not appropriate. She claims that the project will fundamentally change the block, creating negative precedent. She criticizes the comparisons used by the applicant. n an dated vember 4, 2017, Laddie Williams and Margaret Malloy expressed opposition to the project. They cited the previously submitted by Ms. Malloy as reasons for denying the project. n a letter dated December 6, 2017, Alona Cooke, expressed her support for the project. She states that Venice has very little commercial area and asserts that the project will provide opportunities for business owners to continue living, working, and contributing to the community. n a letter dated December 8, 2017, James Serrano expressed support of the project upon reviewing the plans. n a letter dated December 11, 2017, Barry Cassilly expressed support for the project as a commercial space, stating that it would add to the pedestrian nature of the neighborhood. n a letter dated December 12, 2017, Robert Thibodeau wrote in support of the project. He states that the applicants are community members and believes a live-work dwelling is fitting for the neighborhood. n a letter dated December 14, 2017, Carlos Zubieta expressed support for the project upon meeting with the applicant and reviewing plans. n a letter dated December 17, 2017, Crystal de Saint-Aignan wrote in support of the subject project. She commends the business for its role in the community and believes that the design is considerate to the neighborhood and its surroundings. n a letter dated December 17, 2017, Mimi Shin and Brad Hennegan expressed support for the project. Ms. Shin and Mr. Hennegan said they reviewed the plans and believe the project would be a welcomed addition to the commercial area. n a letter dated December 18, 2017, James Murez expressed his support of the proposed project. He is amenable with the adjustments to the side yard setbacks. Mr. Murez explains that this project will allow mom and pop businesses to operate with a minimal commute. n addition, the applicant submitted 13 signed petition letters of support from residents and stakeholders. These letters were received on December 20, 2017 and are inqluded in the case record. DR CDP-MEL-SPP & ZA ZAA Page 9 of25

86 FNDNGS Coastal Development Permit n order for a coastal development permit to be granted all of the requisite findings maintained in Section of the Los Angeles Municipal Code must be made in the affirmative. 1. The development is in conformity with Chapter 3 of the California Coastal Act of The applicant requests a Coastal Development Permit authorizing the demolition of an existing single-family residence and the construction of a new three-story, 3,753 squarefoot mixed-use development consisting of one live-work unit, 759 square-feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. The lots along Hampton Drive are zoned [Q]C2-1 on the subject property side and M1-1 on the opposite side. Properties immediately surrounding the property are developed with one- to three-story residential structures. The property is located within the Los Angeles Coastal Transportation Corridor Specific Plan, Venice Coastal Zone Specific Plan, a Calvo Exclusion Area, Methane Zone, Zone X (Flood Hazard Management Specific Plan, Ordinance 172,081), Liquefaction Zone, and within 4.45 kilometers from the Santa Monica Fault. The project is within the single permit jurisdiction of the California Coastal Zone. Chapter 3 of the Coastal Act includes provisions that address the impact of development on public services, infrastructure, the environment and significant resources, and coastal access. Applicable provision are as follows: Section requires reasonable mitigation measures to reduce potential impacts on archeological or paleonto/ogical resources. The project consists of the demolition of an existing residential structure and construction of a new three-story mixed-use development. The subject site is not located within an area with known Archaeological or Paleontological Resources. However, if such resources are later discovered during excavation or grading activities, the project is subject to compliance with Federal, State and Local regulations already in place. Section states that new development shall be located in areas able to. accommodate it, areas with adequate public senices, and in areas where such development will not have significant adverse impacts on coastal resources. The proposed development is located in the single permit jurisdiction area of the California Coastal Zone. The proposed project is located in an urban residential neighborhood developed with single-family and live-work dwellings. Currently, the site contains a one-story single-f~mily dwelling to be demolished and replaced with a three-story mixed-use structure with a livework unit and ground fjoor retail. The proposed density of one unit per lot complies with the [Q]C2-1 Zone and land use designation. The project is located within an existing developed area and will be comparable in size, scale and use with several other homes within the area. The project provides access for emergency vehicles on Hampton Drive and the 16-foot-wide.alleyway. Sufficient parking and setbacks are provided, as required by local zoning and building and safety regulations. The lot will be developed with a singlefamily dwelling that maintains connections and access to all public services typically required for residential uses, including water and sewage, waste disposal, gas, and electricity. Because the project is replacing one existing single-family home with another, the development will not overload the capacity of public services. The proposed development will have access to public services and will not have a significant adverse impact on coastal resources. DR CDP-MEL-SPP & ZA ZAA Page 10 of25

87 ( ( Section states the scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. There are 10 lots located on this.side of Hampton Drive; the lots are zoned [Q]C2-1 and developed with residential structures. Of those 10 lots, 5 contain only single-family dwellings, 2 contain commercial uses, and 3 contain live-work units. Across the street from the subject property are lots zoned M1-1 and developed with commercial and live-work structures. The subject site and surrounding area are relatively flat with no views to and along the ocean; no natural land forms will be altered as part of the project. The property is located about 0.27 miles away from the shoreline and miles from the Venice Canals, but is not along a bluff with views to the Pacific Ocean. The project proposes the construction of a new three-story, mixed-use building with ground floor retail, an attached four-car garage, basement, and roof deck, in a neighborhood zoned [Q]C2-1. The proposed project is a three-story mixed-use development, consistent with the twoand three-story structures on Hampton Drive and Abbot Kinney Boulevard. The project incorporates various building materials and an articulated fa9ade to break up the massing of the three-story structure. Section states that new development should maintain and enhance public access to the coast. The project proposes the demolition of a single-family dwelling and construction of a new live-work unit with ground floor retail in its place. The subject site is in a commercially-zoned neighborhood located approximately 0.27 miles northeast of the Pacific shoreline and miles from the Venice Canals. The project provides four onsite parking spaces. permanent structures will be erected within the public right-of-way and public access to the coast will not be obstructed. Section requires new development to minimize risks to life and property in areas of high geologic, flood, and fire hazard, minimize impacts along bluffs and cliffs, and protect special communities and neighborhoods that are popular visitor destination points for recreational uses. The property is located within 4.45 kilometers from the Santa Monica Fault, a liquefaction zone, and a methane zone. Therefore, the project will comply with Zoning, Building, and Fire Safety Code compliance measures and requirements that will minimize risks to life and property in hazard areas. As conditioned, the proposed project is in conformity with Chapter 3 of the California Coastal Act. The resulting mixed-use structure will have no adverse impacts on public access, recreation, public views or the marine environment, since the site is within a developed neighborhood located approximately 0.27 miles away from the s.horeline and miles from the Venice Canals. The project will neither interfere nor reduce access to the shoreline or beach. There will be no dredging, filling or diking of coastal waters or wetlands, and there are no sensitive habitat areas, archaeological or paleontological resources identified on the site. The proposed project will not block any designated public access views. 2. The development will not prejudice the ability of the City of Los Angeles to prepare a local coastal program that is in conformity with Chapter 3 of the California Coastal Act of Coastal Act Section 30604(a) states that prior to the certification of a Local Coastal Program ("LCP"), a coastal development permit may only be issued if a finding can be made that the proposed development is in conformance with Chapter 3 of the Coastal Act. DR CDP-MEL-SPP & ZA ZAA Page 11 of25

88 The Venice Local Coastal Land Use Plan ("LUP") was certified by the California Coastal Commission on June 14, 2001; however, the necessary implementation ordinances were not adopted. The City is in the initial stages of preparing the LCP; prior to its adoption the guidelines contained in the certified LUP are advisory. As discussed, the project consists of the development of a three-story, mixed-use structure with a live-work unit and ground floor retail within the Oakwood Subarea. The subject site is zoned [Q]C2-1 with a General Plan Land Use Designation of Community Commercial. The following are applicable policies from the Venice Local Coastal Land Use Plan: Policy.A.1. Residential Development. Roof access structures are limited to a height of 1 O feet measured from the parapet to the top of the structure and shall not exceed a floor area of 100 square feet, measured from the exterior walls. The project is limited to the development of one lot. Polley Mixed-Use Development. Mixed-use residential-commercial projects are encouraged in all areas designated for commercial use. Residential density shall not exceed one unit per square feet of lot area. The project will develop one livework dwelling with ground floor commercial use on a 3,230 square-foot lot. Policy Community Commercial. Uses encouraged include visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors. The project will feature retail use on the ground floor and residential use on the second and third floors. Policy 11.A.3. Parking Requirements. Two parking spaces are required for each artistin-residence dwelling unit. n addition, the new 759 square feet of new retail space is subject to a parking ratio of one space per 225 square feet. As such, five spaces are required. The project includes a four-car garage to house four parking spaces, two for artist-in-residence use and two for retail use. One required parking space will be satisfied with four bike racks: two long-term and two short-term. The proposed project is consistent with the policies of the Land Use Plan and the standards of the Specific Plan and will not prejudice the ability of the City to prepare a local coastal program that is in conformity with Chapter 3 of the California Coastal Act. 3. The nterpretive Guidelines for Coastal Planning and Permits as established by the California Coastal Commission dated February 11, 1977 and any subsequent amendments thereto have been reviewed, analyzed and considered in light of the individual project in making this determination. The Los Angeles County nterpretative Guidelines were adopted by the California Coastal Commission (October 14, 1980) to supplement the Statewide Guidelines. Both regional and statewide guidelines, pursuant to Section (b) of the Coastal Act, are designed to assist local governments, the regional commissions, the commission, and persons subject to the provisions of this chapter in determining how the policies of this division shall be applied to the coastal zone prior to the certification of a local coastal program. As stated in the Regional nterpretative Guidelines, the guidelines are intended to be used "in a flexible manner with consideration for local and regional conditions, individual project parameters and constraints, and individual and cumulative impacts on coastal resources." n addition to the Regional nterpretative Guidelines, the policies of Venice Local Coastal Program Land Use Plan (the Land Use Plan was certified by the Coastal Commission on June 14, 2001) have been reviewed and considered. DR CDP-MEL-SPP & ZA ZAA Page 12of25

89 ( ( The Regional nterpretive Guidelines have been reviewed and the proposed project is consistent with the requirements for the Oakwood Subarea; the project also complies with the policies of the LUP and other applicable provisions of the Specific Plan. The number of dwelling units on the subject property will not exceed the maximum allowed. The required five parking spaces will be provided, four in the attached garage and one in the rear yard. The height of the proposed project does not exceed 30 feet in portions with a varied roof and 25 feet for portions with a flat roof. The project is not expected to affect the scenic and visual quality of the coastal area since the project site is located in a relatively flat area 0.25 miles from the high tide line of the Pacific Ocean. The proposed project will be visually compatible with the character of the surrounding area. Furthermore, the proposed project will not alter any natural land forms. As such, the proposed project, as conditioned, is consistent with the Regional nterpretive Guidelines. 4. The decision of the permit granting authority has been guided by any applicable decision of the California Coastal Commission pursuant to Section 30625(c) of the Public Resources Code, which provides that prior decisions of the Coastal Commission, where applicable, shall guide local governments in their actions in carrying out their responsibility and authority under the Coastal Act of The project consists of the demolition of an existing single-family home and the construction of a new mixed-use structure with a live-work dwelling unit and ground floor retail. The project is located within the single permit jurisdiction of the California Coastal Zone does not conflict with prior decisions of the Coastal Commission. The Coastal Commission recently approved the following projects in the Venice Coastal Zone: n August 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles, upholding the City's approval of a coastal development permit for the demolition of a two-story single-family dwelling and construction of a new two-story, 3,004 square foot single-family dwelling, in the single permit jurisdiction, located at 2318 Clement Avenue (Appeal. A-5- VEN ). n July 2017, the Commission approved an Administrative Permit for the demolition of a single-family dwelling and detached garage and the construction of a two-story, 3,857 square-foot single-family dwelling providing three parking spaces, in the dual permit jurisdiction, located at 459 E. 28 th Street (Application ). n July 2017, the Commission approved an Administrative Permit for the remodel and 438 square-foot addition to the rear of a four-story 3-unit residential structure in the dual permit jurisdiction, located at 5111 Ocean Front Walk. (Application ). n June 2017, the Commission approved an Administrative Permit for the major remodel and addition to a one-story, 793 square foot single-family, resulting in a twostory, approximately 26-foot high 1,454 square foot single-family residence; four uncovered parking spaces will be maintained on the 4,802 square-foot lot, located at 756 Sunset Avenue. (Application ). n June 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles and approved the remodel of a 948 square-foot single-family dwelling comprised of a new second story, resulting in a 2,482 square-foot, two-story (28 feet in height) single-family dwelling with a two-car garage, located at 9~8 Amoroso Place. {Appeal A-5-VEN ). DR CDP-MEL-SPP & ZA ZAA Page 13of25

90 n June 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles and approved the conversion of two-story, 23.5 foot high, 1,812 square-foot duplex into a 2,416 square foot singlefamily residence. The scope of work includes a 351 square-foot first floor addition, 253 square-foot second floor addition, and interior remodeling; two vehicular parking spaces will be maintained onsite. The project is located at 628 San Juan Avenue. (Appeal. A ). n March 2017, the Commission approved an Administrative Permit for the substantial demolition, remodel, and second-story addition to a 946 square-foot single-family dwelling, resulting in a 25 feet-in-height, two-story, single-family dwelling, located at 818 Venezia Avenue. (Application ). n February 2017, the Commission approved an Administrative Permit for the demolition of a single-family dwelling and the construction of a 2,702 square-foot, twostory, 25 feet-in-height, single-family dwelling with a rooftop deck, located at 3021 Stanford Avenue. (Application ). n February 2017, the Commission approved an Administrative Permit for the substantial demolition and remodel of a one-story single-family dwelling, resulting in a 2,670 square-foot, two-story, 25 feet-in-height, single-family dwelling with a rooftop deck, and a new detached two-story recreation room to the rear of the structure, located at 3024 Stanford Avenue. (Application ). n January 2017, the Commission approved an Administrative Permit for the substantial demolition and remodel of a one-story, single-family dwelling resulting in a two-story, 4,020 square-foot, two-story, 30 feet-in-height, single-family dwelling located at 665 Broadway. (Application ). As such, this decision of the permit granting authority has been guided by applicable decisions of the California Coastal Commission pursuant to Section 30625(c) of the Public Resources Code, which provides that prior decisions of the Coastal Commission, where applicable, shall guide local governments in their actions in carrying out their responsibility and authority under the Coastal Act of The development is not located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone, and the development is in conformity with the public access and public recreation policies of Chapter 3 of the California Coastal Act of Section of the Coastal Act states the following in regards to public access: n carrying out the requirement of Section 4 of Article X of the California Constitution, maximum access, which shall be conspicuously posted, and recreational opportunities shall be provided for all the people consistent with public safety needs and the need to protect public rights, right of private property owners, and natural resources from overuse. Section of the Coastal Act states the following in regards to public recreation policies: Development shall not interfere with the public's right of access to the sea where acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation. DR CDP-MEL-SPP & ZA ZAA,; '. Page 14 of25

91 ( ( The subject property is located approximately 0.27 miles from the Pacific coast. The project could have a cumulative effect on public access to the coast if it resulted in a loss of on-street parking spaces or did not provide adequate parking for the dwelling. The project shall include four parking spaces and four bike racks. As proposed, the project will not conflict with any public access or public recreation policies of the Coastal Act. 6. An appropriate environmental clearance under the California Environmental Quality Act has been granted. A Categorical Exemption, ENV CE, has been prepared for the proposed project consistent, with the provisions of the California Environmental Quality Act and the City CEQA Guidelines. The project proposes the construction of a new 3,753 square-foot, three-story mixed-use structure with a live-work dwelling and 759 square feet of ground floor retail, with a four-car garage. The Categorical Exemption prepared for the proposed project is appropriate pursuant to Section (Article ll, Section 1, Class 3, Category 1) and Section (Class 32) of the City's CEQA Guidelines. The Class 3 Category 1 categorical exemption allows for construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure; this includes one single-family residence, or a second dwelling unit in a residential zone. The Class 32 categorical exemption allows for benign in-fill projects which are consistent with local general plan and zoning requirements. A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following five (5) conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c) The project site has no value as habitat for endangered, rare or threatened species; d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and e) The site can be adequately served by all required utilities and public services. The project qualifies for a Class 32 Categorical Exemption as an infill project, as evidenced below: (a) The site currently is developed with a single-family dwelling. The site is zoned [Q]C2-1 and has a General Plan Land Use Designation of Community Commercial, which permits both residential and commercial uses. The project is for the construction a new mixed-use structure, and is in conformance with the General Plan and Zoning designation. (b) The subject site - located at 706 Hampton Drive - is wholly within the City of Los Angeles, on a 3,230 square-foot lot. (c) The site is not a wildland area, and is not inhabited by endangered, rare, or threatened species. The area around the site is fully developed. Lots surrounding the subject site are developed with commercial, industrial, residential, and mixeduse structures. The subject site is not located in a Significant Ecological Area (NavigateLA). (d) The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles ise Ordinance; pollutant DR CDP-MEL-SPP & ZA~ ZAA Page 15 of25

92 discharge, dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will reduce any potential impacts on noise and water quality to less than significant. The creation of noise is limited to certain decibels, restricted to specific hours. The proposed project is not adjacent to any water sources and does not involve significant excavation that would have an impact on the water table. Because the project results in no net gain in the number. of residential units, traffic and air quality impacts will be insignificant. Traffic congestion will not be impacted by the project; the number of trips generated by the development will not result in a net increase because the area's density and population will not change significantly. Likewise, air quality will not worsen as a result of the proposed project. (e) The project site will be adequately served by all public utilities and services given that the property is located in an urban tract with water supply, sewage and waste disposal infrastructure, and power lines installed. Hampton Drive is an improved street with existing utilities that service the various other dwellings in the area. The street is accessible to emergency vehicles. Since there is no net gain in the number of units on the subject site, no significant increase in population or density is anticipated. There will be no significant impact on the capacity of existing utilities and services. Furthermore, the Exceptions outlined in the State CEQA Guidelines Section do not apply to the project: (a) Location. The project is not located in a sensitive environment. Although the project is within the Coastal Zone, the residential neighborhood is not identified as an environmental resource. The proposed project is consistent with the scale and uses proximate to the area. The subject site is not located in a fault or flood zone, nor is it within a landslide area. While the project is located within a liquefaction area and tsunami inundation zone, the project is subject to compliance with the requirements of the Building and Zoning Code that outline standards for residential construction. (b) Cumulative mpact. The project is consistent with the type of development permitted for the area zoned [Q]C2-1 and designated for Community Commercial use. The proposed addition of one new dwelling unit will not exceed thresholds identified for impacts to the area (i.e. traffic, noise, etc.) and will not result in significant cumulative impacts. (c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The proposed project consists of work typical of a commercially zoned area developed with both residential and commercial uses. unusual circumstances are present or foreseeable. (d) Scenic Highways. The project site is not located on or near a designated state scenic highway. (e) Hazardous Waste Sites. The project site is not identified as a hazardous waste site or is on any list compiled pursuant to Section of the Government Code. (f) Historical Resources. The subject site and existing structure have not been identified as a historic resource or within a historic district (SurveyLA, 2015), the project is not listed on the National or California Register of Historic Places, or DR CDP-MEL-SPP & ZA ZAA.. Page 16 of25

93 ( identified as a Historic Cultural Monument (HCM). While the site is approximately miles northeast the historic Venice Canals, construction activities related to the subject project will not have a noticeable impact on the waterway. The project is determined to be categorically exempt and does not require mitigation or monitoring measures; no alternatives of the project were evaluated. An appropriate environmental clearance has been granted. Project Permit Compliance Review 7. The project substantially complies with the applicable regulations, findings, standards, and provisions of the Venice Coastal Zone Specific Plan. The project consists of the demolition of an existing one-story single-family dwelling and the construction of a three-story mixed-use building consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a thirdstory roof deck. As conditioned, the proposed project complies with the applicable General Land Use and Development Regulations set forth in Section 9, Land Use and Development regulations for the Oakwood Subarea set forth in Section 10.G, and the Parking provisions set forth -in Section 13 of the Specific Plan as evidenced below: A. Section 8. C. Findings The project meets the required findings set forth in Section 8. C of the Venice Coastal Zone Specific Plan, as shown below: 1. The Venice Coastal Development Project is compatible in scale and character with the existing neighborhood, and that the Venice Coastal Development Project would not be materially detrimental to adjoining lots or the immediate neighborhood. As conditioned, the proposed mixed-use structure is compatible with the character and scale of the existing neighborhood, which is characterized as an area with both residential and commercial elements. The subject site is a [Q]C2-1-0 zoned lot with a width of 25 feet and depth of approximately 131 feet; with a total lot area of 3,230 square feet. The property is located at the northeast side of Hampton Drive. Vehicle access to the site is provided along the rear alley. The [Q]C2-1-0-zoned lots adjacent to the property are developed with single-family dwellings, live-work dwelling units, and commercial space. Across the street from the properties zoned M1-1 and developed with commercial and office structures. The proposed project incorporates a both flat and varied rooflines. The proposed infill will not be detrimental to the adjoining properties or the immediate area. 2. The Venice Coastal Development Project is in Conformity with the Certified Venice Local Coastal Program. The subject property is designated Community Commercial in the Venice Local Coastal Program Land Use Plan and is zoned [Q]C2-1. The LUP states that both residential and commercial uses are appropriate for the areas with the Community Commercial Land Use Designation. Policy of the LUP further states the uses permitted: "Community commercial uses shall accommodate neighborhood and visitor-serving commercial and personal service uses, emphasizing retail and restaurants and mixed residential/commercial use with retail on the ground floor and personal services and residential uses on upper floors. Drive-thru facilities and billboards shall be prohibited in the Community DR CDP-MEL-SPP & ZA ZAA Page 1tt'of25

94 Commercial land use category. On a commercial lot, residential uses shall not exceed one unit per 800-1,200 square feet of lot area." The proposed project proposes one live-work dwelling unit with a retail component on the ground floor and residential uses on the second and third floor. The proposed project is consistent with the zoning and the intent and purposes of the Land Use Plan and the Specific Plan, which make up the Venice Coastal Program. The project complies with all applicable provisions of the certified Land Use Plan, specifically Policy.B.7, which outlines development standards and intensities for commercial projects in the Venice Specific Plan area. Density: Commercial zones are limited to the density permitted in the R3 zone (1 unit per 800 square feet of lot area). The project will maintain one live-work dwelling unit. The project will not exceed a maximum Floor Area Ratio of 1.5 to 1. Height: The subject project features a varied roofline and shall not exceed the maximum height of 30 feet. For portions featuring a flat roofline, the height shall not exceed 25 feet. Height is measured from the centerline of Hampton Drive. Setback: The proposed project is in conjunction with a Zoning Administrator's Adjustment requesting reduced side yards of O feet in lieu of the 4 feet otherwise required by Section C,2. The front and rear yard setbacks shall be consistent with the LAMC. Access: Vehicle access is provided along the rear alleyway. Parking: Pursuant to Section 13.C of the Specific Plan, two parking spaces are required for each artist-in-residence dwelling unit and three parking spaces are required for the new retail space. The project provides a four-car garage along with eight bike racks in lieu of one required parking space. The subject property is designated Community Commercial in the Venice local Coastal Program Land Use Plan and is zoned [QJC The proposed project of one mixed-use development and 759 square feet of retail space is consistent with the intent and purposes of the Land Use Plan and the Venice Coastal Specific Plan, which make up the Venice Coastal Program. 3. The applicant has guaranteed to keep the rent levels of any Replacement Affordable Units at an affordable level for the fife of the proposed project and to register the Replacement Affordable Unit with the Los Angeles Housing Department. Replacement Affordable Units are not proposed or required for this project. The project proposes the demolition of a single-family residential structure. As discussed in the Mello Act Compliance Review Finding. 9, no Affordable Existing Residential units were identified. As such, no Replacement Affordable Units are required. 4. The Venice Coastal Development Project is consistent with the special requirements for low- and moderate-income housing units in the Venice Coastal Zone as mandated by California Government Code Section (Mello Act). The project proposes the construction of one new Residential Unit. Pursuant to Part of the nterim Administrative Procedures, developments which consist of nine or fewer Residential Units are Small New Housing Developments and are categorically exempt from the lnclusionary Residential Unit requirement. Therefore, the proposed DR CDP-MEL-SPP & ZA ZAA Page 18of25

95 ( ( development of one new Residential Unit is found to be categorically exempt from the lnclusionary Residential Unit requirement for New Housing Developments. n addition to the requisite findings set forth in Section 8.C of the Specific Plan, the project also complies with all applicable provisions of the Specific Plan, as set forth below: B. Section 9. General Land Use and Development Regulations 1. Lot Consolidation. The project does not propose the consolidation of any lots and therefore is in conformance with Section 9.A of the Venice Coastal Specific Plan. 2. Height. As shown in "Exhibit A", the height of the structure is measured from the centerline of Hampton Drive. The project height and railing height conform to the standards of measurement as outlined in Section 9.B of the Venice Coastal Specific Plan. 3. Roof Structures. Roof Access Structure is proposed. Chimneys, exhaust ducts, ventilation shafts and other similar devices essential for building function. may exceed the height limit by a maximum of five feet. C. Section 10.G. Oakwood, Mi/wood, Southeast Venice 1. Height. The subject project features a varied roofline and shall not exceed the maximum height of 30 feet. For portions featuring a flat roofline, the height shall not exceed 25 feet. Height is measured from the centerline of Hampton Drive. 2. Access. Driveways and vehicular access to Projects shall be provided from the alleyway unless the Department of Transportation determines that it is not feasible. The proposed project provides vehicle access to the site along the alleyway abutting the rear property line. D. Section 13. Parking 1. Parking. Two parking spaces are required for each artist-in-residence dwelling unit. n addition, the new 759 square feet of new retail space is subject to a parking ratio of one space per 225 square feet. As such, five spaces are required. The project includes a four-car garage to house four parking spaces, two for artist-in-residence use and two for retail use. One required parking space will be satisfied with four bike racks: two long-term and two short-term. 8. The project incorporates mitigation measures, monitoring measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible. A Categorical Exemption, ENV CE, has been prepared for the proposed project consistent, with the provisions of the California Environmental Quality Act and the City CEQA Guidelines. The project proposes the demolition of an existing single-family residence and the construction of a new 3,753 square-foot, three-story mixed-use structure with a live-work dwelling and 759 square feet of ground floor retail, with a fourcar garage. The Categorical Exemption prepared for the proposed project is appropriate pursuant to Section (Article 111, Section 1, Class 3, Category 1) and Section (Class 32) of the City's CEQA Guidelines. A detailed environmental disclosure is provided in Finding. 6 of this determination. DR CDP-MEL-.SPP & ZA ZAA Page 19 of25

96 Mello Act Compliance Review Pursuant to the City of Los Angeles nterim Administrative Procedures for Complying with the Mello Act, all Conversions, Demolitions, and New Housing Developments must be identified in order to determine if any Affordable Residential Units are onsite and must be maintained, and if the project is subject to the lnclusionary Residential Units requirement. Accordingly, pursuant to the settlement agreement between the City of Los Angeles and the Venice Town Council, nc., the Barton Hill Neighborhood Organization, and Carol Berman concerning implementation of the Mello Act in the Coastal Zone Portions of the City of Los Angeles, the findings are as follows: 9. Categorical Exemptions (Part 2.4.3) Owner-Occupied Single-Family Homes The subject property was acquired through interspousal transfer on April 12, 2012 and has been occupied by Erinn Berkson. Property tax bills for the roll show that the homeowner's exemption was claimed, indicating that the home was owner-occupied. n addition, the owner has submitted an affidavit stating that she will occupy the new residence at the subject site. Therefore, pursuant to Part of the nterim Administrative Procedures, the-proposed project is categorically exempt from the requirement to provide an affordable replacement unit because the project involves the demolition of an owneroccupied single-family residence that will be replaced with a new single-family residence for occupancy by the same owner. 10. Categorical Exemptions (Part 2.4) Small New Housing Developments The project proposes the construction of one new residential structure containing one livework unit. Pursuant to Part of the nterim Administrative Procedures, developments which consist of nine or fewer Residential Units are Small New Housing Developments and are categorically exempt from the lnclusionary Residential Unit requirement. Therefore, the proposed development of one new Residential Unit is found to be categorically exempt from the lnclusionary Residential Unit requirement for New Housing Developments. Zoning Administrator's Adjustment n order for an adjustment from the zoning regulations to be granted, all of the legally mandated findings delineated in Section of the LAMC must be made in the affirmative. 11. While site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible, the project nonetheless conforms to the intent of those regulations. The proposed project consists of the demolition of an existing one-story, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. The project requests reduced side yard setbacks of O feet in lieu of the 4 feet otherwise required and a reduced passageway of 3 feet 5 inches in lieu of the 10 feet otherwise required. The property is zoned [Q)C2-1 with a land use designation of Community Commercial. The neighborhood and properties immediately surrounding the property are zoned (Q]C2-1, M1-1, and RD1.5-1, developed with a mix of commercial, industrial, residential, and mixed-use structures. Structures along Hampton Drive range from one to three stories in DfR CDP-MEL-SPP & ZA ZAA Page20of25

97 ( ( height. The C2 Zone does not require front, side, or rear yards for buildings used exclusively for commercial uses. For all portions of buildings used for residential purposes, side and rear yards must conform to the requirements of the R4 Zone. The subject site is a substandard lot containing approximately 3,230 square feet with 25 feet fronting Hampton Drive and a depth of 131 feet. Due to the site's narrow width and relatively small size, strict adherence to the zoning regulations is not practical as it would constrain the building footprint to a width of only 19 feet. While strict application of the zoning regulations would result in a smaller footprint, the reduced yards provide the site flexibility to achieve articulation and modulation, to maintain a pedestrian scale, and to provide adequate light and ventilation. The reduced side yard setback enables a more functional design that is consistent with other commercial structures along Hampton Drive. The reduced passageway along the southerly property line is necessary for pedestrians to the residential portion of the property. The otherwise required 10-foot passageway would not be practical as it would restrict the ground floor retail portion to a frontage of 15 feet. The reduced passageway allows for the property to optimize the visibility of its ground floor retail use while still maintaining adequate access for those residing in the live-work dwelling. As such, the requested adjustment maintains consistency with the spirit and intent of the zoning regulations. The intent of the zoning regulations is to provide adequate open space for light and air, to prevent and fight fires, to conserve property values, and to promote health, safety, and welfare in accordance with the General Plan. These regulations are written on a Citywide basis and do not take into account the unique characteristics of an individual property or neighborhood. Although the requested 0-foot side yard setbacks and 3-foot-5-inch passageway deviate from the R4 Zone requirements, the proposed yards are consistent with the setbacks and passageways along Hampton Drive. Due to the neighborhood's eclectic mix of industrial, commercial, and residential uses, several other lots along Hampton Drive have structures built up to the property lines. Therefo re, an adjustment for reduced side yards is consistent with the massing and development pattern of the existing area. The project is otherwise designed to conform to all of the provision of the LAMC and the Venice Coastal Zone Specific Plan. The deviations from the required setbacks do not result in an increase in the allowable height or floor area. Further, this grant requires that the applicant submit a site plan for review and approval by the Fire Department to ensure that the dwelling provides adequate access in case of emergency. 12. n light of the project as a whole, including any mitigation measures imposed, the project's location, size, height, operations, and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare and safety. The height and scale of the proposed project is similar to other newer developments along Hampton Drive. Hampton Drive consists of a mix of one- to three-story single-family residences and commercial structures, many of which were single-family homes that were converted to retail uses. There are a few three-story structures along the boulevard, including a three-story live-work dwelling immediately south of the property. n Venice, artists-in-residence and live-work dwellings are typically three-stories in height and located on narrow lots along Abbot Kinney Boulevard and Hampton Drive. As conditioned, the project will result in development that is compatible and consistent with surrounding uses and will conform to the intent of the LAMC and Venice Coastal Zone Specific Plan.. DR CDP-MEL-SPP & ZA ZAA Page 21 of25

98 The Venice Community Plan and Land Use Plan designate the site for Community Commercial land uses with the corresponding zones of CR, C2, C4, RAS3 and RAS4. The proposed development is consistent with the underlying zone and land use designation. Further, properties immediately surrounding the property are zoned [Q]C2-1, M1-1 and RD1.5-1, developed with commercial, industrial, residential, and mixed-use structures ranging from one to three stories in height. The adjoining property to the north is improved with a one-story residential structure. The adjoining property to the south is improved with a three-story residential live-work structure. The property across the rear alley is a twostory multi-family structure. The properties across the street on Hampton Drive contain both residential and industrial structures. The residential structures are marketed as officecondos. The industrial structures are used for a Cross Fit studio and Auto Repair and Paint Shop. Therefore, a reduced side yards and reduced passageway are consistent with the development pattern of the existing area. The project conforms to the height requirements of the Venice Specific Plan and is compatible with the height and massing of structures proximate to the site. As conditioned, the requested adjustments are not anticipated to result in adverse impacts to the surrounding area or degrade adjacent properties. 13. The project is in substantial conformance with the purpose, intent, and provisions of the General Plan, the Venice Community Plan, and the Venice Coastal Zone Specific Plan. The General Plan is the City's roadmap for future growth and development. The General Plan elements establish goals, policies, purposes, and programs that provide for the regulatory environment in managing the City, and for addressing environmental concerns and problems. The majority of the policies derived from these elements are in the form of LAMC requirements. Except for the requested entitlement described herein, the project does not propose to deviate from any other LAMC requirements. The General Plan is comprised of the Framework Element, seven state-mandated elements, and four additional elements adopted by the City Council. The Land Use Element of the General Plan divides the City into 35 Community Plan areas. The Venice Community Plan and Venice Coastal Zone Land Use Plan designate the property for Community Commercial uses. The proposed use of the property as a livework dwelling with ground floor retail is consistent with the Venice Community Plan and Venice Coastal Zone Land Use Plan, which seeks to "encourage visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors" (Policy.B.6.). The project is consistent with the policies of the Land Use Plan for the Oakwood Subarea as outlined in Finding. 2 of this determination. Policy.B.2. Mixed-Use Development. Mixed-use residential-commercial projects are encouraged in all areas designated for commercial use. Residential density shall not exceed one unit per square feet of Jot area. Policy. B. 3. Commercial Artcraft Land Use Designation. The purpose of this land use designation is to create enclaves in which the artisan segments of the population may Jive, create, and market their work. Drive-through facilities and billboards are prohibited. Policy.B.6. Community Commercial. Uses encouraged include visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors. The neighborhood is comprised of commercial, residential, and industrial structures that range in height from one to three stories. Therefore, the reduced side yards of O feet and DR CDP-MEL-SPP & ZA ZAA Page 22 of25

99 ( reduced passageway of 3 feet 5 inches conforms to the purpose, intent, and provisions of the General Plan, Venice Community Plan, and the Venice Coastal Zone Land Use Plan and Specific Plan. ADDTONAL MANDATORY FNDfNG 14. The National Flood nsurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance. 172,081, have been reviewed and it has been determined that this project is located in Zone X, Areas of 500-year flood: areas of 100-year flood with average depths of less than 1-foot or with drainage areas less than 1 square mile; and areas protected by levees from 100-yearflood. DR CDP-MEL-SPP & ZA ZAA Page 23of25

100 TME LMT - OBSERVANCE OF CONDl1'10NS All terms and conditions of the Director's Determination shall be fulfilled before the use may be established. Pursuant to LAMC Section A.2, the instant authorization is further conditional upon the privileges being utilized within three years after the effective date of this determination and, if such privileges are not utilized, building permits are not issued, or substantial physical construction work is not begun within said time and carried on diligently so that building permits do not lapse, the authorization shall terminate and become void. The applicant's attention is called to the fact that this grant is not a permit or license and that any permits and licenses required by law must be obtained from the proper public agency. Furthermore, if any condition of this grant is violated or not complied with, then the applicant or his successor in interest may be prosecuted for violating these conditions the same as for any violation of the requirements contained in the Municipal Code, or the approval may be revoked. Verification of condition compliance with building plans and/or building permit applications are done at the Development Services Center of the Department of City Planning at either Figueroa Plaza in Downtown Los Angeles or the Marvin Braude Constituent Service Center in the Valley. n order to assure that you receive service with a minimum amount of waiting, applicants are encouraged to schedule an appointment with the Development Services Center either by calling (213) , (818) , or through the Department of City Planning website at The applicant is further advised to notify any consultant representing you of this requirement as well. Section of the LAMC states in part (m): "t shall be unlawful for any person to violate any provision or fail to comply with any of the requirements of this Code. Any person violating any of the provisions or failing to comply with any of the mandatory requirements of this Code shall be guilty of a misdemeanor unless that violation or failure is declared in that section to be an infraction. An infraction shall be tried and be punishable as provided in Section 19.6 of the Penal Code and the provisions of this section. Any violation of this Code that is designated as a misdemeanor may be charged by the City Attorney as either a misdemeanor or an infraction. Every violation of this determination is punishable as a misdemeanor unless provision is otherwise made, and shall be punishable by a fine of not more than $1,000 or by imprisonment in the County Jail for a period of not more than six months, or by both a fine and imprisonment." TRANSFERABLTY This determination runs with the land. n the event the property is to be sold, leased, rented or occupied by any person or corporation other than yourself, it is incumbent that you advise them regarding the conditions of this grant. f any portion of this approval is utilized, then all other conditions 'and requirements set forth herein become immediately operative and must be strictly observed. APPEAL PEROD ~ EFFECTVE DATE The Director's determination in this matter will become effective after 15 days, unless an appeal therefrom is filed with the City Planning Department. t is strongly advised that appeals be filed early during the appeal period and in person so that imperfections/incompleteness may be corrected before the appeal period expires. Any appeal must be filed on the prescribed forms, accompanied by the required fee, a copy of the Determination, and received and receipted at a public office of the Department of City Planning on or before the above date or the appeal will not be accepted. Forms are available on-line at Public offices are located at: DR G_DP-MEL-SPP 8- Z A-2017: 1123-ZAA Page 24 of25

101 Figueroa Plaza 201 rth Figueroa Street, 4th Floor Los Angeles, CA (213) Marvin Braude San Fernando Valley Constituent Service Center 6262 Van Nuys Boulevard, Room 251 Van Nuys, CA (818) ( ' West Los Angeles Development Services Center 1828 Sawtelle Boulevard, 2nd Floor Los Angeles, CA (310) Furthermore, this coastal development permit shall be subject to revocation as provided in Section J of the Los Angeles Municipal Code, as authorized by Section of the California Public Resources Code and Section of the California Administrative Code. Provided no appeal has been filed by the above-noted date, a copy of the permit will be sent to the California Coastal Commission. Unless an appeal is filed with the California Coastal Commission before 20 working days have expired from the date the City's determination is deemed received by such Commission, the City's action shall be deemed final. f 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. VNCENT P. BERTON, ACP Director of Planning Fa al Roble Pri cipal City Planner Associate Zoning Administrator Debbie Lawrence, ACP Senior City Planner Juliet Oh City Plan DR CDP-MEL-SPP & ZA ZAA. Paga 25 of 25

102 Robin Rudbill 3003 Ocean Front Walk Venice, CA

103 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT B Joint Determination DR CDP-MEL-SPP & ZA ZAA

104 DEPARTMENT OF CTY PLANNNG - CTY PLANNNG COMMSSON DAVD H. J. AMBROZ PRESDENT RENEE DAKE WLSON VCE-PRESDENT CAROLNE CHOE VAHD KHORSAND JOHN W. MACK SAMANTHA MLLMAN MARC MTCHELL VERONCA PADLLA-CAMPOS DANA M. PERLMAN ROCKY WLES COMMSSON OFFCE MANAGER (213) City of Los Angeles CALFORNA ERC GARCETT MAYOR EXECUTVE OFFCES 200 N. SPRNG STREET, ROOM 525 LOS ANGELES, CA VNCENT P. BERTON, ACP DRECTOR (213) KEVN J. KELLER, ACP EXECUTVE OFFCER (213) LSA M. WEBBER, ACP DEPUTY DRECTOR (213) JONT DETERMNATON DRECTOR OF PLANNNG AND ZONNG ADMNSTRATOR January 29, 2018 Owner/Applicant Erinn Berkson 706 South Hampton Drive Venice, CA Representative Tim Bonefeld Democratic Design Studio 816 Lincoln Boulevard Venice, CA Case.: DR CDP-MEL-SPP ZA ZAA CEQA: ENV CE Location: 706 South Hampton Drive Community Plan Area: Venice Oakwood Council District: 11 Bonin Neighborhood Council: Venice Land Use Designation: Community Commercial Zone: [Q]C2-1 Legal Description: Lot 3, Block C, Vawter Ocean Park Tract Blocks B C & D Last Day to File an Appeal: February 13, 2018 DETERMNATON Director of Planning Pursuant to the Los Angeles Municipal Code (LAMC) Section , Section , and the Venice Coastal Zone Specific Plan (Ordinance. 175,693), as the designee of the Director of Planning, hereby: Approve a Coastal Development Permit authorizing the demolition of an existing onestory, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck, located in the single permit jurisdiction area of the California Coastal Zone; and Approve a Project Permit Compliance Review for a Project in the Venice Coastal Zone Specific Plan Area; and Pursuant to Government Code Sections and and the City of Los Angeles nterim Mello Act Compliance Administrative Procedures, hereby: Approve a Mello Act Compliance Review for the demolition of one Residential Unit and the construction of one new Residential Unit in the Coastal Zone; and DETERMNATON Zoning Administrator

105 Pursuant to Los Angeles Municipal Code Section 12.28, hereby: Approve a Zoning Administrator s Adjustment to permit reduced side yard setbacks of 0 feet, in lieu of the 4 feet otherwise required by Section C,2; and Approve a Zoning Administrator s Adjustment to permit a reduced passageway of 3 feet 5 inches, in lieu of the 10 feet otherwise required by Section C,2(b); and The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section (Article, Class 3, Category 1) and Section (Class 32) and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines Section applies. The project approval is based upon the attached Findings, and subject to the attached Conditions of Approval: DR CDP-MEL-SPP & ZA ZAA Page 2 of 25

106 CONDTONS OF APPROVAL 1. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped Exhibit A, and attached to the subject case file. 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 Los Angeles Municipal Code or the project conditions. 2. All other use, height and area regulations of the Municipal Code and all other applicable government/regulatory agencies shall be strictly complied with in the development and use of the property, except as such regulations are herein specifically varied or required. 3. Density. One live-work residential dwelling unit shall be maintained. 4. Height. The subject project features both flat and varied rooflines; portions of the structure with flat rooflines shall be limited to a height of 25 feet and portions with varied rooflines having a slope greater than 2:12 shall be limited to a height of 30 feet; height is measured from the centerline of Hampton Drive to the highest point of the roof. The project features both flat and varied rooflines. The highest point of the portions with a flat roof and varied roof are 24 feet 6.5 inches and 30 feet respectively. 5. Parking and Access. As shown in Exhibit A and as approved by the Department of Building and Safety, the subject project shall provide four parking spaces onsite: two for the live-work dwelling unit and two for the retail use, one of which will be ADA accessible. Four bicycle parking spaces are provided: two long term bike racks and two short term bike racks. All vehicle access shall be from the rear alley. 6. Roof Structures. Roof Access Structure (RAS) is proposed. Chimneys, exhaust ducts, ventilation shafts and other similar devices essential for building function may not exceed the maximum height by more than 5 feet. 7. Outdoor lighting shall be designed and installed with shielding so that light does not overflow into adjacent residential properties. 8. All graffiti on the site shall be removed or painted over to match the color of the surface to which it is applied within 24 hours of its occurrence. 9. A copy of the first page of this grant and all Conditions and/or any subsequent appeal of this grant and its resultant Conditions and/or letters of clarification shall be printed on the building plans submitted to the Development Services Center and the Department of Building and Safety for purposes of having a building permit issued. 10. Prior to the sign-off of plans by the Development Services Center, the applicant shall submit the plans for review and approval to the Fire Department. Said Department's approval shall be included in the plans submitted to the Development Services Center. 11. Prior to the commencement of site excavation and construction activities, construction schedule and contact information for any inquiries regarding construction activities shall be provided to residents and property owners within a 100-foot radius of the project site. The contact information shall include a construction manager and a telephone number, and shall be posted on the site in a manner, which is readily visible to any interested party. DR CDP-MEL-SPP & ZA ZAA Page 3 of 25

107 12. Prior to the issuance of any permits, a covenant acknowledging and agreeing to comply with all the terms and conditions established herein shall be recorded in the County Recorder's Office. The agreement (standard master covenant and agreement form CP-6770) shall run with the land and shall be binding on any subsequent owners, heirs or assigns. The agreement with the conditions attached must be submitted to the Development Services Center for approval before being recorded. After recordation, a certified copy bearing the Recorder's number and date shall be provided to the Zoning Administrator for attachment to the subject case file. Administrative Conditions 13. 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. 14. tations 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. 15. 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. 16. 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. 17. 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 X (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. 18. Condition Compliance. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and/or the Department of Building and Safety. 19. ndemnification and Reimbursement of Litigation Costs. Applicant shall do all of the following: (i) Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City s processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, DR CDP-MEL-SPP & ZA ZAA Page 4 of 25

108 or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim. (ii) Reimburse the City for any and all costs incurred in defense of an action related to or arising out of, in whole or in part, the City s processing and approval of the entitlement, including but not limited to payment of all court costs and attorney s fees, costs of any judgments or awards against the City (including an award of attorney s fees), damages, and/or settlement costs. (iii) Submit an initial deposit for the City s litigation costs to the City within 10 days notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $50,000. The City s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (iv) Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City s interests. The City s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii). (v) f the City determines it necessary to protect the City s interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition. The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. f the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. n the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation. For purposes of this condition, the following definitions apply: City shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. Action shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law. thing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition. DR CDP-MEL-SPP & ZA ZAA Page 5 of 25

109 BACKGROUND The subject site, 706 South Hampton Drive, is a relatively flat, interior lot with a width of 25 feet and depth of 131 feet; with a total lot area of approximately 3,230 square feet. Located in the Oakwood Subarea of the Venice Coastal Zone Specific Plan, the lot fronts Hampton Drive to the southwest and an alleyway to the northeast. The property abuts residential structures to the southeast and northwest. The lots along Hampton Drive are zoned [Q]C2-1 on the subject property side and M1-1 on the opposite side. Properties immediately surrounding the property are developed with one- to threestory residential structures. The property is located within the Los Angeles Coastal Transportation Corridor Specific Plan, Venice Coastal Zone Specific Plan, a Calvo Exclusion Area, Methane Zone, Zone X (Flood Hazard Management Specific Plan, Ordinance 172,081), Liquefaction Zone, and within 4.45 kilometers from the Santa Monica Fault. The project is within the single permit jurisdiction of the California Coastal Zone. The project complies with the associated Q condition per Ordinance. 164,844, which states that residential use shall be limited to one dwelling unit per 1,000 square feet of lot area. The applicant requests a Coastal Development Permit and Project Permit Compliance Review authorizing the demolition of an existing single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground retail, an attached four-car garage, a basement, and a third-story roof deck. n addition, the project is subject to review for compliance with the Mello Act. Hampton Drive is a designated Local Street with a right-of-way width of 60 feet and developed to a roadway width of 36 feet. Hampton Drive is improved with an asphalt roadway, gutter, curb, and sidewalk. (Unnamed) Alley is a designated alley with a width of 15.5 feet. Vehicle access to the proposed garage is provided from the alley. Previous zoning related actions on the site/in the area include: DR CDP-MEL On May 15, 2017, the Director of Planning approved a coastal development permit and Mello Act Compliance Review authorizing the demolition of an existing single-family dwelling and construction of a new 3,004 square-foot two-story single-family dwelling with an attached two-car garage, roof deck, within the single permit jurisdiction area of the Coastal Zone, located at 2318 S. Clement Avenue. DR CDP-MEL On March 3, 2017, the Director of Planning approved a coastal development permit and Mello Act Compliance Review authorizing the demolition of an existing single-family dwelling and construction of a new 3,400 square-foot two-story single-family dwelling with an attached two-car garage, roof deck, within the single permit jurisdiction area of the Coastal Zone, located at 2325 Wilson Avenue. DR CDP-SPP On February 5, 2016, the Director of Planning approved a coastal development permit and a project permit compliance review authorizing a change of use of a portion of a 3,590 square-foot artist-in-residence dwelling, resulting in 2,621 square feet of commercial use while maintaining 605 square feet of artist-in-residence use, within the single permit jurisdiction area of the California Coastal Zone, located at 1346 Abbot Kinney Boulevard. DR CDP-MEL-SPP & ZA ZAA Page 6 of 25

110 ZA CDP-SPP On August 31, 2015, the Zoning Administrator approved a coastal development permit and a project permit compliance review authorizing a change of use from parking to retail use in the C2-1-O-CA Zone within the single permit jurisdiction area of the California Coastal Zone, located at 1421 South Abbot Kinney Boulevard. ZA CDP-MEL-ZAA On September 9, 2010, the Zoning Administrator approved a coastal development permit and Mello Act Compliance review authorizing a small lot subdivision, and Zoning Administrator s adjustments to permit a reduced front yard of 5 feet in lieu or the 15 feet otherwise required, reduced side yards of 3 feet in lieu of the 4 feet otherwise required, reduced rear yard of 0 feet in lieu of the 15 feet otherwise required, a reduced lot width of 25 feet in liue of the 50 feet otherwise required, a reduced lot area of 2,932 square feet in lieu of the 5,000 square feet otherwise required, a reduced building separation of 0 feet in lieu of the required 10 feet otherwise required, and a reduced passageway of 3 feet in lieu of the 10 feet otherwise required, located at 714 S. Hampton Drive. Public Hearing A hearing officer (Jeff Khau) held a public hearing on October 2, 2017 at 11:30 a.m. at the West Los Angeles Municipal Building. The applicant representative, the representative from Council District 11, and three members of the public were in attendance. The applicant provided a brief overview of the project and requested entitlements. The applicant representative mentioned the project was approved by the Land Use and Planning Committee (LUPC) and the Venice Neighborhood Council (VNC). The applicant also clarified minor changes to the project and the requested entitlements. The applicant request for a third-story reduced side yard setback should be 3 feet instead of 0 feet; the reduced passageway is no longer being requested; and the corrected square footage of the home is 3,753 square feet. Three members of the public commented on the project Robin Rudisill, a Venice resident, spoke in opposition to the project, stating that allowing partial commercial uses on a residential block would have a negative impact on the neighborhood. She said all uses on the street are residential. She cited provisions of the Mello Act which suggest that the conversion or demolition of a residential structure for purposes of a nonresidential use is prohibited. She stated her opposition to the project is based on its commercial use. John Campbell, a Venice resident, spoke in opposition to the project. He said the advent of retail use will change the nature of the street in a fundamental way. He also is opposed to the setbacks lack of setbacks provided and believes that more parking should be provided for the live-work unit. He is concerned about noise and traffic occurring in the rear alleyway. Marc Gardner, a Venice resident, spoke in support of the project. He said the neighborhood has changed since he first moved in and that the area continues to change with the introduction of Silicon beach start-ups. He asserted that retail already exists on Hampton: Gold s Gym sells T- shirts and other stores along Hampton operate as commercial uses. He also stated that the need for parking is diminished as more people in the area choose to walk. The applicant responded by saying the existing commercial on Hampton is evidence that commercial uses are compatible with the surrounding area. He said only 7 percent of Venice is commercial space and there should be an effort to preserve this type of use. The property is zoned Community Commercial, which allow for commercial uses and that all parking required per the Specific Plan is provided. DR CDP-MEL-SPP & ZA ZAA Page 7 of 25

111 The case was taken under advisement for two weeks at the time of the hearing. A second public hearing was held by a hearing officer (Jeff Khau) on December 4, 2017 at 10:00 a.m., at the West Los Angeles Municipal Building, Second Floor Hearing Room, 1645 Corinth Avenue, Los Angeles, CA The applicant and three members of the public attended the hearing. Tim Bonefeld, the owner and applicant, provided a brief overview of the project. Margaret Molloy, a Venice resident, opposes the project. She states that the property is the only residential property on the block. She is concerned about the intensification of use, which would change the character of the street and neighborhood. She raises concerns about the number and the location of the parking spaces. She believes that promoting a commercial use in the middle of the residential block would set a negative precedent. She brings up discrepancy between the plans and scope of work. She asserts that the Mello Act does not allow conversations of residential properties to commercial. She says that the commercial uses on Hampton are illegal. John Campbell, a Venice resident, opposes the project, stating that the project is out of character with the existing neighborhood. He is against the zero side yard setbacks as it would set a poor precedent. He says there is a lack of parking in the neighborhood and asserts that the proposed parking is not realistic. He questions how the proposed basement will be used. Robin Rudisill, a Venice resident, opposes the project. She mentions procedural concerns as she did not receive a hearing notice for the project. She asks why the project was noticed for a second hearing. She asserts the project will be materially detrimental to the neighborhood. She states that findings cannot be made to say the project is compatible. Ms. Rudisill believes the project is larger and more massive than other structures. She says every property on the block is residential, asserting that Mello Act does not allow conversions from commercial to residential, and that a mixed-use building is considered nonresidential. She states that a commercial use in a residential area will bring increased traffic, trash collection, and other nuisances. Ms. Rudisill states that the Coastal Commission does not recognize the City s bike parking swap. She urges the City to update Mello Act compliance procedures. The applicant addressed the public comments. n response to the second hearing, the applicant stated that he made a mistake the floor area calculation and wanted to have the correct square footage disclosed. He states that the parking complies with ADA regulations. The applicant says that commercial uses exists on Hampton, as shown in various certificates of occupancy. He states that the request for zero side yard setbacks is due to the substandard lot. The hearing officer took the case under advisement for two weeks from the date of the hearing. Correspondence The Venice Neighborhood Council submitted a letter dated August 15, 2017 recommending approval of the project as proposed. n a letter dated August 4, 2017, Francis Maas and Michael Maas, expressed support for the project. They find the project to be compatible with existing community and character. n an dated October 10, 2017, Robin Rudisill expressed opposition to the proposed project. Her comments echoed her oral testimony presented at the hearing on October 2, She believes that a mixed-use project is not allowed according to the Mello Act. She states that this will change the character of the neighborhood. She asserts that retail activity would be detrimental DR CDP-MEL-SPP & ZA ZAA Page 8 of 25

112 to the neighborhood. She calls for the preservation of single-family homes as noted in the Venice LUP. Her also includes screenshots of ZMAS. n a letter dated vember 3, 2017, Margaret Malloy outlines several reasons to deny the project. She says that there are inconsistencies with the scope of work. She states that the Mello Act does not allow for a conversion of residential housing to commercial or non-residential uses. She states the new use will be much more intense than the current use. Ms. Malloy states that the parking configuration is not appropriate. She claims that the project will fundamentally change the block, creating negative precedent. She criticizes the comparisons used by the applicant. n an dated vember 4, 2017, Laddie Williams and Margaret Malloy expressed opposition to the project. They cited the previously submitted by Ms. Malloy as reasons for denying the project. n a letter dated December 6, 2017, Alona Cooke, expressed her support for the project. She states that Venice has very little commercial area and asserts that the project will provide opportunities for business owners to continue living, working, and contributing to the community. n a letter dated December 8, 2017, James Serrano expressed support of the project upon reviewing the plans. n a letter dated December 11, 2017, Barry Cassilly expressed support for the project as a commercial space, stating that it would add to the pedestrian nature of the neighborhood. n a letter dated December 12, 2017, Robert Thibodeau wrote in support of the project. He states that the applicants are community members and believes a live-work dwelling is fitting for the neighborhood. n a letter dated December 14, 2017, Carlos Zubieta expressed support for the project upon meeting with the applicant and reviewing plans. n a letter dated December 17, 2017, Crystal de Saint-Aignan wrote in support of the subject project. She commends the business for its role in the community and believes that the design is considerate to the neighborhood and its surroundings. n a letter dated December 17, 2017, Mimi Shin and Brad Hennegan expressed support for the project. Ms. Shin and Mr. Hennegan said they reviewed the plans and believe the project would be a welcomed addition to the commercial area. n a letter dated December 18, 2017, James Murez expressed his support of the proposed project. He is amenable with the adjustments to the side yard setbacks. Mr. Murez explains that this project will allow mom and pop businesses to operate with a minimal commute. n addition, the applicant submitted 13 signed petition letters of support from residents and stakeholders. These letters were received on December 20, 2017 and are included in the case record. DR CDP-MEL-SPP & ZA ZAA Page 9 of 25

113 FNDNGS Coastal Development Permit n order for a coastal development permit to be granted all of the requisite findings maintained in Section of the Los Angeles Municipal Code must be made in the affirmative. 1. The development is in conformity with Chapter 3 of the California Coastal Act of The applicant requests a Coastal Development Permit authorizing the demolition of an existing single-family residence and the construction of a new three-story, 3,753 squarefoot mixed-use development consisting of one live-work unit, 759 square-feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. The lots along Hampton Drive are zoned [Q]C2-1 on the subject property side and M1-1 on the opposite side. Properties immediately surrounding the property are developed with one- to three-story residential structures. The property is located within the Los Angeles Coastal Transportation Corridor Specific Plan, Venice Coastal Zone Specific Plan, a Calvo Exclusion Area, Methane Zone, Zone X (Flood Hazard Management Specific Plan, Ordinance 172,081), Liquefaction Zone, and within 4.45 kilometers from the Santa Monica Fault. The project is within the single permit jurisdiction of the California Coastal Zone. Chapter 3 of the Coastal Act includes provisions that address the impact of development on public services, infrastructure, the environment and significant resources, and coastal access. Applicable provision are as follows: Section requires reasonable mitigation measures to reduce potential impacts on archeological or paleontological resources. The project consists of the demolition of an existing residential structure and construction of a new three-story mixed-use development. The subject site is not located within an area with known Archaeological or Paleontological Resources. However, if such resources are later discovered during excavation or grading activities, the project is subject to compliance with Federal, State and Local regulations already in place. Section states that new development shall be located in areas able to accommodate it, areas with adequate public services, and in areas where such development will not have significant adverse impacts on coastal resources. The proposed development is located in the single permit jurisdiction area of the California Coastal Zone. The proposed project is located in an urban residential neighborhood developed with single-family and live-work dwellings. Currently, the site contains a one-story single-family dwelling to be demolished and replaced with a three-story mixed-use structure with a livework unit and ground floor retail. The proposed density of one unit per lot complies with the [Q]C2-1 Zone and land use designation. The project is located within an existing developed area and will be comparable in size, scale and use with several other homes within the area. The project provides access for emergency vehicles on Hampton Drive and the 16-foot-wide alleyway. Sufficient parking and setbacks are provided, as required by local zoning and building and safety regulations. The lot will be developed with a singlefamily dwelling that maintains connections and access to all public services typically required for residential uses, including water and sewage, waste disposal, gas, and electricity. Because the project is replacing one existing single-family home with another, the development will not overload the capacity of public services. The proposed development will have access to public services and will not have a significant adverse impact on coastal resources. DR CDP-MEL-SPP & ZA ZAA Page 10 of 25

114 Section states the scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. There are 10 lots located on this side of Hampton Drive; the lots are zoned [Q]C2-1 and developed with residential structures. Of those 10 lots, 5 contain only single-family dwellings, 2 contain commercial uses, and 3 contain live-work units. Across the street from the subject property are lots zoned M1-1 and developed with commercial and live-work structures. The subject site and surrounding area are relatively flat with no views to and along the ocean; no natural land forms will be altered as part of the project. The property is located about 0.27 miles away from the shoreline and 0.73 miles from the Venice Canals, but is not along a bluff with views to the Pacific Ocean. The project proposes the construction of a new three-story, mixed-use building with ground floor retail, an attached four-car garage, basement, and roof deck, in a neighborhood zoned [Q]C2-1. The proposed project is a three-story mixed-use development, consistent with the twoand three-story structures on Hampton Drive and Abbot Kinney Boulevard. The project incorporates various building materials and an articulated façade to break up the massing of the three-story structure. Section states that new development should maintain and enhance public access to the coast. The project proposes the demolition of a single-family dwelling and construction of a new live-work unit with ground floor retail in its place. The subject site is in a commercially-zoned neighborhood located approximately 0.27 miles northeast of the Pacific shoreline and 0.73 miles from the Venice Canals. The project provides four onsite parking spaces. permanent structures will be erected within the public right-of-way and public access to the coast will not be obstructed. Section requires new development to minimize risks to life and property in areas of high geologic, flood, and fire hazard, minimize impacts along bluffs and cliffs, and protect special communities and neighborhoods that are popular visitor destination points for recreational uses. The property is located within 4.45 kilometers from the Santa Monica Fault, a liquefaction zone, and a methane zone. Therefore, the project will comply with Zoning, Building, and Fire Safety Code compliance measures and requirements that will minimize risks to life and property in hazard areas. As conditioned, the proposed project is in conformity with Chapter 3 of the California Coastal Act. The resulting mixed-use structure will have no adverse impacts on public access, recreation, public views or the marine environment, since the site is within a developed neighborhood located approximately 0.27 miles away from the shoreline and 0.73 miles from the Venice Canals. The project will neither interfere nor reduce access to the shoreline or beach. There will be no dredging, filling or diking of coastal waters or wetlands, and there are no sensitive habitat areas, archaeological or paleontological resources identified on the site. The proposed project will not block any designated public access views. 2. The development will not prejudice the ability of the City of Los Angeles to prepare a local coastal program that is in conformity with Chapter 3 of the California Coastal Act of Coastal Act Section 30604(a) states that prior to the certification of a Local Coastal Program ( LCP ), a coastal development permit may only be issued if a finding can be made that the proposed development is in conformance with Chapter 3 of the Coastal Act. DR CDP-MEL-SPP & ZA ZAA Page 11 of 25

115 The Venice Local Coastal Land Use Plan ( LUP ) was certified by the California Coastal Commission on June 14, 2001; however, the necessary implementation ordinances were not adopted. The City is in the initial stages of preparing the LCP; prior to its adoption the guidelines contained in the certified LUP are advisory. As discussed, the project consists of the development of a three-story, mixed-use structure with a live-work unit and ground floor retail within the Oakwood Subarea. The subject site is zoned [Q]C2-1 with a General Plan Land Use Designation of Community Commercial. The following are applicable policies from the Venice Local Coastal Land Use Plan: Policy.A.1. Residential Development. Roof access structures are limited to a height of 10 feet measured from the parapet to the top of the structure and shall not exceed a floor area of 100 square feet, measured from the exterior walls. The project is limited to the development of one lot. Policy.B.2. Mixed-Use Development. Mixed-use residential-commercial projects are encouraged in all areas designated for commercial use. Residential density shall not exceed one unit per square feet of lot area. The project will develop one livework dwelling with ground floor commercial use on a 3,230 square-foot lot. Policy.B.6 Community Commercial. Uses encouraged include visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors. The project will feature retail use on the ground floor and residential use on the second and third floors. Policy.A.3. Parking Requirements. Two parking spaces are required for each artistin-residence dwelling unit. n addition, the new 759 square feet of new retail space is subject to a parking ratio of one space per 225 square feet. As such, five spaces are required. The project includes a four-car garage to house four parking spaces, two for artist-in-residence use and two for retail use. One required parking space will be satisfied with four bike racks: two long-term and two short-term. The proposed project is consistent with the policies of the Land Use Plan and the standards of the Specific Plan and will not prejudice the ability of the City to prepare a local coastal program that is in conformity with Chapter 3 of the California Coastal Act. 3. The nterpretive Guidelines for Coastal Planning and Permits as established by the California Coastal Commission dated February 11, 1977 and any subsequent amendments thereto have been reviewed, analyzed and considered in light of the individual project in making this determination. The Los Angeles County nterpretative Guidelines were adopted by the California Coastal Commission (October 14, 1980) to supplement the Statewide Guidelines. Both regional and statewide guidelines, pursuant to Section (b) of the Coastal Act, are designed to assist local governments, the regional commissions, the commission, and persons subject to the provisions of this chapter in determining how the policies of this division shall be applied to the coastal zone prior to the certification of a local coastal program. As stated in the Regional nterpretative Guidelines, the guidelines are intended to be used in a flexible manner with consideration for local and regional conditions, individual project parameters and constraints, and individual and cumulative impacts on coastal resources. n addition to the Regional nterpretative Guidelines, the policies of Venice Local Coastal Program Land Use Plan (the Land Use Plan was certified by the Coastal Commission on June 14, 2001) have been reviewed and considered. DR CDP-MEL-SPP & ZA ZAA Page 12 of 25

116 The Regional nterpretive Guidelines have been reviewed and the proposed project is consistent with the requirements for the Oakwood Subarea; the project also complies with the policies of the LUP and other applicable provisions of the Specific Plan. The number of dwelling units on the subject property will not exceed the maximum allowed. The required five parking spaces will be provided, four in the attached garage and one in the rear yard. The height of the proposed project does not exceed 30 feet in portions with a varied roof and 25 feet for portions with a flat roof. The project is not expected to affect the scenic and visual quality of the coastal area since the project site is located in a relatively flat area 0.25 miles from the high tide line of the Pacific Ocean. The proposed project will be visually compatible with the character of the surrounding area. Furthermore, the proposed project will not alter any natural land forms. As such, the proposed project, as conditioned, is consistent with the Regional nterpretive Guidelines. 4. The decision of the permit granting authority has been guided by any applicable decision of the California Coastal Commission pursuant to Section 30625(c) of the Public Resources Code, which provides that prior decisions of the Coastal Commission, where applicable, shall guide local governments in their actions in carrying out their responsibility and authority under the Coastal Act of The project consists of the demolition of an existing single-family home and the construction of a new mixed-use structure with a live-work dwelling unit and ground floor retail. The project is located within the single permit jurisdiction of the California Coastal Zone does not conflict with prior decisions of the Coastal Commission. The Coastal Commission recently approved the following projects in the Venice Coastal Zone: - n August 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles, upholding the City s approval of a coastal development permit for the demolition of a two-story single-family dwelling and construction of a new two-story, 3,004 square foot single-family dwelling, in the single permit jurisdiction, located at 2318 Clement Avenue (Appeal. A-5- VEN ). - n July 2017, the Commission approved an Administrative Permit for the demolition of a single-family dwelling and detached garage and the construction of a two-story, 3,857 square-foot single-family dwelling providing three parking spaces, in the dual permit jurisdiction, located at 459 E. 28 th Street (Application ). - n July 2017, the Commission approved an Administrative Permit for the remodel and 438 square-foot addition to the rear of a four-story 3-unit residential structure in the dual permit jurisdiction, located at 5111 Ocean Front Walk. (Application ). - n June 2017, the Commission approved an Administrative Permit for the major remodel and addition to a one-story, 793 square foot single-family, resulting in a twostory, approximately 26-foot high 1,454 square foot single-family residence; four uncovered parking spaces will be maintained on the 4,802 square-foot lot, located at 756 Sunset Avenue. (Application ). - n June 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles and approved the remodel of a 948 square-foot single-family dwelling comprised of a new second story, resulting in a 2,482 square-foot, two-story (28 feet in height) single-family dwelling with a two-car garage, located at 938 Amoroso Place. (Appeal A-5-VEN ). DR CDP-MEL-SPP & ZA ZAA Page 13 of 25

117 - n June 2017, the Commission found Substantial ssue with an appeal of a Coastal Development Permit issued by the City of Los Angeles and approved the conversion of two-story, 23.5 foot high, 1,812 square-foot duplex into a 2,416 square foot singlefamily residence. The scope of work includes a 351 square-foot first floor addition, 253 square-foot second floor addition, and interior remodeling; two vehicular parking spaces will be maintained onsite. The project is located at 628 San Juan Avenue. (Appeal. A ). - n March 2017, the Commission approved an Administrative Permit for the substantial demolition, remodel, and second-story addition to a 946 square-foot single-family dwelling, resulting in a 25 feet-in-height, two-story, single-family dwelling, located at 818 Venezia Avenue. (Application ). - n February 2017, the Commission approved an Administrative Permit for the demolition of a single-family dwelling and the construction of a 2,702 square-foot, twostory, 25 feet-in-height, single-family dwelling with a rooftop deck, located at 3021 Stanford Avenue. (Application ). - n February 2017, the Commission approved an Administrative Permit for the substantial demolition and remodel of a one-story single-family dwelling, resulting in a 2,670 square-foot, two-story, 25 feet-in-height, single-family dwelling with a rooftop deck, and a new detached two-story recreation room to the rear of the structure, located at 3024 Stanford Avenue. (Application ). - n January 2017, the Commission approved an Administrative Permit for the substantial demolition and remodel of a one-story, single-family dwelling resulting in a two-story, 4,020 square-foot, two-story, 30 feet-in-height, single-family dwelling located at 665 Broadway. (Application ). As such, this decision of the permit granting authority has been guided by applicable decisions of the California Coastal Commission pursuant to Section 30625(c) of the Public Resources Code, which provides that prior decisions of the Coastal Commission, where applicable, shall guide local governments in their actions in carrying out their responsibility and authority under the Coastal Act of The development is not located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone, and the development is in conformity with the public access and public recreation policies of Chapter 3 of the California Coastal Act of Section of the Coastal Act states the following in regards to public access: n carrying out the requirement of Section 4 of Article X of the California Constitution, maximum access, which shall be conspicuously posted, and recreational opportunities shall be provided for all the people consistent with public safety needs and the need to protect public rights, right of private property owners, and natural resources from overuse. Section of the Coastal Act states the following in regards to public recreation policies: Development shall not interfere with the public s right of access to the sea where acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation. DR CDP-MEL-SPP & ZA ZAA Page 14 of 25

118 The subject property is located approximately 0.27 miles from the Pacific coast. The project could have a cumulative effect on public access to the coast if it resulted in a loss of on-street parking spaces or did not provide adequate parking for the dwelling. The project shall include four parking spaces and four bike racks. As proposed, the project will not conflict with any public access or public recreation policies of the Coastal Act. 6. An appropriate environmental clearance under the California Environmental Quality Act has been granted. A Categorical Exemption, ENV CE, has been prepared for the proposed project consistent, with the provisions of the California Environmental Quality Act and the City CEQA Guidelines. The project proposes the construction of a new 3,753 square-foot, three-story mixed-use structure with a live-work dwelling and 759 square feet of ground floor retail, with a four-car garage. The Categorical Exemption prepared for the proposed project is appropriate pursuant to Section (Article, Section 1, Class 3, Category 1) and Section (Class 32) of the City s CEQA Guidelines. The Class 3 Category 1 categorical exemption allows for construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure; this includes one single-family residence, or a second dwelling unit in a residential zone. The Class 32 categorical exemption allows for benign in-fill projects which are consistent with local general plan and zoning requirements. A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following five (5) conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c) The project site has no value as habitat for endangered, rare or threatened species; d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and e) The site can be adequately served by all required utilities and public services. The project qualifies for a Class 32 Categorical Exemption as an infill project, as evidenced below: (a) The site currently is developed with a single-family dwelling. The site is zoned [Q]C2-1 and has a General Plan Land Use Designation of Community Commercial, which permits both residential and commercial uses. The project is for the construction a new mixed-use structure, and is in conformance with the General Plan and Zoning designation. (b) The subject site - located at 706 Hampton Drive - is wholly within the City of Los Angeles, on a 3,230 square-foot lot. (c) The site is not a wildland area, and is not inhabited by endangered, rare, or threatened species. The area around the site is fully developed. Lots surrounding the subject site are developed with commercial, industrial, residential, and mixeduse structures. The subject site is not located in a Significant Ecological Area (NavigateLA). (d) The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles ise Ordinance; pollutant DR CDP-MEL-SPP & ZA ZAA Page 15 of 25

119 discharge, dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will reduce any potential impacts on noise and water quality to less than significant. The creation of noise is limited to certain decibels, restricted to specific hours. The proposed project is not adjacent to any water sources and does not involve significant excavation that would have an impact on the water table. Because the project results in no net gain in the number of residential units, traffic and air quality impacts will be insignificant. Traffic congestion will not be impacted by the project; the number of trips generated by the development will not result in a net increase because the area s density and population will not change significantly. Likewise, air quality will not worsen as a result of the proposed project. (e) The project site will be adequately served by all public utilities and services given that the property is located in an urban tract with water supply, sewage and waste disposal infrastructure, and power lines installed. Hampton Drive is an improved street with existing utilities that service the various other dwellings in the area. The street is accessible to emergency vehicles. Since there is no net gain in the number of units on the subject site, no significant increase in population or density is anticipated. There will be no significant impact on the capacity of existing utilities and services. Furthermore, the Exceptions outlined in the State CEQA Guidelines Section do not apply to the project: (a) Location. The project is not located in a sensitive environment. Although the project is within the Coastal Zone, the residential neighborhood is not identified as an environmental resource. The proposed project is consistent with the scale and uses proximate to the area. The subject site is not located in a fault or flood zone, nor is it within a landslide area. While the project is located within a liquefaction area and tsunami inundation zone, the project is subject to compliance with the requirements of the Building and Zoning Code that outline standards for residential construction. (b) Cumulative mpact. The project is consistent with the type of development permitted for the area zoned [Q]C2-1 and designated for Community Commercial use. The proposed addition of one new dwelling unit will not exceed thresholds identified for impacts to the area (i.e. traffic, noise, etc.) and will not result in significant cumulative impacts. (c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The proposed project consists of work typical of a commercially zoned area developed with both residential and commercial uses. unusual circumstances are present or foreseeable. (d) Scenic Highways. The project site is not located on or near a designated state scenic highway. (e) Hazardous Waste Sites. The project site is not identified as a hazardous waste site or is on any list compiled pursuant to Section of the Government Code. (f) Historical Resources. The subject site and existing structure have not been identified as a historic resource or within a historic district (SurveyLA, 2015), the project is not listed on the National or California Register of Historic Places, or DR CDP-MEL-SPP & ZA ZAA Page 16 of 25

120 identified as a Historic Cultural Monument (HCM). While the site is approximately 0.73 miles northeast the historic Venice Canals, construction activities related to the subject project will not have a noticeable impact on the waterway. The project is determined to be categorically exempt and does not require mitigation or monitoring measures; no alternatives of the project were evaluated. An appropriate environmental clearance has been granted. Project Permit Compliance Review 7. The project substantially complies with the applicable regulations, findings, standards, and provisions of the Venice Coastal Zone Specific Plan. The project consists of the demolition of an existing one-story single-family dwelling and the construction of a three-story mixed-use building consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a thirdstory roof deck. As conditioned, the proposed project complies with the applicable General Land Use and Development Regulations set forth in Section 9, Land Use and Development regulations for the Oakwood Subarea set forth in Section 10.G, and the Parking provisions set forth in Section 13 of the Specific Plan as evidenced below: A. Section 8.C. Findings The project meets the required findings set forth in Section 8.C of the Venice Coastal Zone Specific Plan, as shown below: 1. The Venice Coastal Development Project is compatible in scale and character with the existing neighborhood, and that the Venice Coastal Development Project would not be materially detrimental to adjoining lots or the immediate neighborhood. As conditioned, the proposed mixed-use structure is compatible with the character and scale of the existing neighborhood, which is characterized as an area with both residential and commercial elements. The subject site is a [Q]C2-1-O zoned lot with a width of 25 feet and depth of approximately 131 feet; with a total lot area of 3,230 square feet. The property is located at the northeast side of Hampton Drive. Vehicle access to the site is provided along the rear alley. The [Q]C2-1-O-zoned lots adjacent to the property are developed with single-family dwellings, live-work dwelling units, and commercial space. Across the street from the properties zoned M1-1 and developed with commercial and office structures. The proposed project incorporates a both flat and varied rooflines. The proposed infill will not be detrimental to the adjoining properties or the immediate area. 2. The Venice Coastal Development Project is in Conformity with the Certified Venice Local Coastal Program. The subject property is designated Community Commercial in the Venice Local Coastal Program Land Use Plan and is zoned [Q]C2-1. The LUP states that both residential and commercial uses are appropriate for the areas with the Community Commercial Land Use Designation. Policy 1.B.6 of the LUP further states the uses permitted: Community commercial uses shall accommodate neighborhood and visitor-serving commercial and personal service uses, emphasizing retail and restaurants and mixed residential/commercial use with retail on the ground floor and personal services and residential uses on upper floors. Drive-thru facilities and billboards shall be prohibited in the Community DR CDP-MEL-SPP & ZA ZAA Page 17 of 25

121 Commercial land use category. On a commercial lot, residential uses shall not exceed one unit per 800-1,200 square feet of lot area. The proposed project proposes one live-work dwelling unit with a retail component on the ground floor and residential uses on the second and third floor. The proposed project is consistent with the zoning and the intent and purposes of the Land Use Plan and the Specific Plan, which make up the Venice Coastal Program. The project complies with all applicable provisions of the certified Land Use Plan, specifically Policy.B.7, which outlines development standards and intensities for commercial projects in the Venice Specific Plan area. Density: Commercial zones are limited to the density permitted in the R3 zone (1 unit per 800 square feet of lot area). The project will maintain one live-work dwelling unit. The project will not exceed a maximum Floor Area Ratio of 1.5 to 1. Height: The subject project features a varied roofline and shall not exceed the maximum height of 30 feet. For portions featuring a flat roofline, the height shall not exceed 25 feet. Height is measured from the centerline of Hampton Drive. Setback: The proposed project is in conjunction with a Zoning Administrator s Adjustment requesting reduced side yards of 0 feet in lieu of the 4 feet otherwise required by Section C,2. The front and rear yard setbacks shall be consistent with the LAMC. Access: Vehicle access is provided along the rear alleyway. Parking: Pursuant to Section 13.C of the Specific Plan, two parking spaces are required for each artist-in-residence dwelling unit and three parking spaces are required for the new retail space. The project provides a four-car garage along with eight bike racks in lieu of one required parking space. The subject property is designated Community Commercial in the Venice Local Coastal Program Land Use Plan and is zoned [Q]C2-1-O. The proposed project of one mixed-use development and 759 square feet of retail space is consistent with the intent and purposes of the Land Use Plan and the Venice Coastal Specific Plan, which make up the Venice Coastal Program. 3. The applicant has guaranteed to keep the rent levels of any Replacement Affordable Units at an affordable level for the life of the proposed project and to register the Replacement Affordable Unit with the Los Angeles Housing Department. Replacement Affordable Units are not proposed or required for this project. The project proposes the demolition of a single-family residential structure. As discussed in the Mello Act Compliance Review Finding. 9, no Affordable Existing Residential units were identified. As such, no Replacement Affordable Units are required. 4. The Venice Coastal Development Project is consistent with the special requirements for low- and moderate-income housing units in the Venice Coastal Zone as mandated by California Government Code Section (Mello Act). The project proposes the construction of one new Residential Unit. Pursuant to Part of the nterim Administrative Procedures, developments which consist of nine or fewer Residential Units are Small New Housing Developments and are categorically exempt from the nclusionary Residential Unit requirement. Therefore, the proposed DR CDP-MEL-SPP & ZA ZAA Page 18 of 25

122 development of one new Residential Unit is found to be categorically exempt from the nclusionary Residential Unit requirement for New Housing Developments. n addition to the requisite findings set forth in Section 8.C of the Specific Plan, the project also complies with all applicable provisions of the Specific Plan, as set forth below: B. Section 9. General Land Use and Development Regulations 1. Lot Consolidation. The project does not propose the consolidation of any lots and therefore is in conformance with Section 9.A of the Venice Coastal Specific Plan. 2. Height. As shown in Exhibit A, the height of the structure is measured from the centerline of Hampton Drive. The project height and railing height conform to the standards of measurement as outlined in Section 9.B of the Venice Coastal Specific Plan. 3. Roof Structures. Roof Access Structure is proposed. Chimneys, exhaust ducts, ventilation shafts and other similar devices essential for building function may exceed the height limit by a maximum of five feet. C. Section 10.G. Oakwood, Milwood, Southeast Venice 1. Height. The subject project features a varied roofline and shall not exceed the maximum height of 30 feet. For portions featuring a flat roofline, the height shall not exceed 25 feet. Height is measured from the centerline of Hampton Drive. 2. Access. Driveways and vehicular access to Projects shall be provided from the alleyway unless the Department of Transportation determines that it is not feasible. The proposed project provides vehicle access to the site along the alleyway abutting the rear property line. D. Section 13. Parking 1. Parking. Two parking spaces are required for each artist-in-residence dwelling unit. n addition, the new 759 square feet of new retail space is subject to a parking ratio of one space per 225 square feet. As such, five spaces are required. The project includes a four-car garage to house four parking spaces, two for artist-in-residence use and two for retail use. One required parking space will be satisfied with four bike racks: two long-term and two short-term. 8. The project incorporates mitigation measures, monitoring measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible. A Categorical Exemption, ENV CE, has been prepared for the proposed project consistent, with the provisions of the California Environmental Quality Act and the City CEQA Guidelines. The project proposes the demolition of an existing single-family residence and the construction of a new 3,753 square-foot, three-story mixed-use structure with a live-work dwelling and 759 square feet of ground floor retail, with a fourcar garage. The Categorical Exemption prepared for the proposed project is appropriate pursuant to Section (Article, Section 1, Class 3, Category 1) and Section (Class 32) of the City s CEQA Guidelines. A detailed environmental disclosure is provided in Finding. 6 of this determination. DR CDP-MEL-SPP & ZA ZAA Page 19 of 25

123 Mello Act Compliance Review Pursuant to the City of Los Angeles nterim Administrative Procedures for Complying with the Mello Act, all Conversions, Demolitions, and New Housing Developments must be identified in order to determine if any Affordable Residential Units are onsite and must be maintained, and if the project is subject to the nclusionary Residential Units requirement. Accordingly, pursuant to the settlement agreement between the City of Los Angeles and the Venice Town Council, nc., the Barton Hill Neighborhood Organization, and Carol Berman concerning implementation of the Mello Act in the Coastal Zone Portions of the City of Los Angeles, the findings are as follows: 9. Categorical Exemptions (Part 2.4.3) Owner-Occupied Single-Family Homes The subject property was acquired through interspousal transfer on April 12, 2012 and has been occupied by Erinn Berkson. Property tax bills for the roll show that the homeowner s exemption was claimed, indicating that the home was owner-occupied. n addition, the owner has submitted an affidavit stating that she will occupy the new residence at the subject site. Therefore, pursuant to Part of the nterim Administrative Procedures, the proposed project is categorically exempt from the requirement to provide an affordable replacement unit because the project involves the demolition of an owneroccupied single-family residence that will be replaced with a new single-family residence for occupancy by the same owner. 10. Categorical Exemptions (Part 2.4) Small New Housing Developments The project proposes the construction of one new residential structure containing one livework unit. Pursuant to Part of the nterim Administrative Procedures, developments which consist of nine or fewer Residential Units are Small New Housing Developments and are categorically exempt from the nclusionary Residential Unit requirement. Therefore, the proposed development of one new Residential Unit is found to be categorically exempt from the nclusionary Residential Unit requirement for New Housing Developments. Zoning Administrator s Adjustment n order for an adjustment from the zoning regulations to be granted, all of the legally mandated findings delineated in Section of the LAMC must be made in the affirmative. 11. While site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible, the project nonetheless conforms to the intent of those regulations. The proposed project consists of the demolition of an existing one-story, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. The project requests reduced side yard setbacks of 0 feet in lieu of the 4 feet otherwise required and a reduced passageway of 3 feet 5 inches in lieu of the 10 feet otherwise required. The property is zoned [Q]C2-1 with a land use designation of Community Commercial. The neighborhood and properties immediately surrounding the property are zoned [Q]C2-1, M1-1, and RD1.5-1, developed with a mix of commercial, industrial, residential, and mixed-use structures. Structures along Hampton Drive range from one to three stories in DR CDP-MEL-SPP & ZA ZAA Page 20 of 25

124 height. The C2 Zone does not require front, side, or rear yards for buildings used exclusively for commercial uses. For all portions of buildings used for residential purposes, side and rear yards must conform to the requirements of the R4 Zone. The subject site is a substandard lot containing approximately 3,230 square feet with 25 feet fronting Hampton Drive and a depth of 131 feet. Due to the site's narrow width and relatively small size, strict adherence to the zoning regulations is not practical as it would constrain the building footprint to a width of only 19 feet. While strict application of the zoning regulations would result in a smaller footprint, the reduced yards provide the site flexibility to achieve articulation and modulation, to maintain a pedestrian scale, and to provide adequate light and ventilation. The reduced side yard setback enables a more functional design that is consistent with other commercial structures along Hampton Drive. The reduced passageway along the southerly property line is necessary for pedestrians to the residential portion of the property. The otherwise required 10-foot passageway would not be practical as it would restrict the ground floor retail portion to a frontage of 15 feet. The reduced passageway allows for the property to optimize the visibility of its ground floor retail use while still maintaining adequate access for those residing in the live-work dwelling. As such, the requested adjustment maintains consistency with the spirit and intent of the zoning regulations. The intent of the zoning regulations is to provide adequate open space for light and air, to prevent and fight fires, to conserve property values, and to promote health, safety, and welfare in accordance with the General Plan. These regulations are written on a Citywide basis and do not take into account the unique characteristics of an individual property or neighborhood. Although the requested 0-foot side yard setbacks and 3-foot-5-inch passageway deviate from the R4 Zone requirements, the proposed yards are consistent with the setbacks and passageways along Hampton Drive. Due to the neighborhood s eclectic mix of industrial, commercial, and residential uses, several other lots along Hampton Drive have structures built up to the property lines. Therefore, an adjustment for reduced side yards is consistent with the massing and development pattern of the existing area. The project is otherwise designed to conform to all of the provision of the LAMC and the Venice Coastal Zone Specific Plan. The deviations from the required setbacks do not result in an increase in the allowable height or floor area. Further, this grant requires that the applicant submit a site plan for review and approval by the Fire Department to ensure that the dwelling provides adequate access in case of emergency. 12. n light of the project as a whole, including any mitigation measures imposed, the project s location, size, height, operations, and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare and safety. The height and scale of the proposed project is similar to other newer developments along Hampton Drive. Hampton Drive consists of a mix of one- to three-story single-family residences and commercial structures, many of which were single-family homes that were converted to retail uses. There are a few three-story structures along the boulevard, including a three-story live-work dwelling immediately south of the property. n Venice, artists-in-residence and live-work dwellings are typically three-stories in height and located on narrow lots along Abbot Kinney Boulevard and Hampton Drive. As conditioned, the project will result in development that is compatible and consistent with surrounding uses and will conform to the intent of the LAMC and Venice Coastal Zone Specific Plan. DR CDP-MEL-SPP & ZA ZAA Page 21 of 25

125 The Venice Community Plan and Land Use Plan designate the site for Community Commercial land uses with the corresponding zones of CR, C2, C4, RAS3 and RAS4. The proposed development is consistent with the underlying zone and land use designation. Further, properties immediately surrounding the property are zoned [Q]C2-1, M1-1 and RD1.5-1, developed with commercial, industrial, residential, and mixed-use structures ranging from one to three stories in height. The adjoining property to the north is improved with a one-story residential structure. The adjoining property to the south is improved with a three-story residential live-work structure. The property across the rear alley is a twostory multi-family structure. The properties across the street on Hampton Drive contain both residential and industrial structures. The residential structures are marketed as officecondos. The industrial structures are used for a Cross Fit studio and Auto Repair and Paint Shop. Therefore, a reduced side yards and reduced passageway are consistent with the development pattern of the existing area. The project conforms to the height requirements of the Venice Specific Plan and is compatible with the height and massing of structures proximate to the site. As conditioned, the requested adjustments are not anticipated to result in adverse impacts to the surrounding area or degrade adjacent properties. 13. The project is in substantial conformance with the purpose, intent, and provisions of the General Plan, the Venice Community Plan, and the Venice Coastal Zone Specific Plan. The General Plan is the City s roadmap for future growth and development. The General Plan elements establish goals, policies, purposes, and programs that provide for the regulatory environment in managing the City, and for addressing environmental concerns and problems. The majority of the policies derived from these elements are in the form of LAMC requirements. Except for the requested entitlement described herein, the project does not propose to deviate from any other LAMC requirements. The General Plan is comprised of the Framework Element, seven state-mandated elements, and four additional elements adopted by the City Council. The Land Use Element of the General Plan divides the City into 35 Community Plan areas. The Venice Community Plan and Venice Coastal Zone Land Use Plan designate the property for Community Commercial uses. The proposed use of the property as a livework dwelling with ground floor retail is consistent with the Venice Community Plan and Venice Coastal Zone Land Use Plan, which seeks to encourage visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors (Policy.B.6.). The project is consistent with the policies of the Land Use Plan for the Oakwood Subarea as outlined in Finding. 2 of this determination. Policy.B.2. Mixed-Use Development. Mixed-use residential-commercial projects are encouraged in all areas designated for commercial use. Residential density shall not exceed one unit per square feet of lot area. Policy.B.3. Commercial Artcraft Land Use Designation. The purpose of this land use designation is to create enclaves in which the artisan segments of the population may live, create, and market their work. Drive-through facilities and billboards are prohibited. Policy.B.6. Community Commercial. Uses encouraged include visitor-serving and personal services emphasizing retail and restaurants, with retail use on the ground floor and residential use on the upper floors. The neighborhood is comprised of commercial, residential, and industrial structures that range in height from one to three stories. Therefore, the reduced side yards of 0 feet and DR CDP-MEL-SPP & ZA ZAA Page 22 of 25

126 reduced passageway of 3 feet 5 inches conforms to the purpose, intent, and provisions of the General Plan, Venice Community Plan, and the Venice Coastal Zone Land Use Plan and Specific Plan. ADDTONAL MANDATORY FNDNG 14. The National Flood nsurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance. 172,081, have been reviewed and it has been determined that this project is located in Zone X, Areas of 500-year flood: areas of 100-year flood with average depths of less than 1-foot or with drainage areas less than 1 square mile; and areas protected by levees from 100-yearflood. DR CDP-MEL-SPP & ZA ZAA Page 23 of 25

127 TME LMT OBSERVANCE OF CONDTONS All terms and conditions of the Director s Determination shall be fulfilled before the use may be established. Pursuant to LAMC Section A.2, the instant authorization is further conditional upon the privileges being utilized within three years after the effective date of this determination and, if such privileges are not utilized, building permits are not issued, or substantial physical construction work is not begun within said time and carried on diligently so that building permits do not lapse, the authorization shall terminate and become void. The applicant's attention is called to the fact that this grant is not a permit or license and that any permits and licenses required by law must be obtained from the proper public agency. Furthermore, if any condition of this grant is violated or not complied with, then the applicant or his successor in interest may be prosecuted for violating these conditions the same as for any violation of the requirements contained in the Municipal Code, or the approval may be revoked. Verification of condition compliance with building plans and/or building permit applications are done at the Development Services Center of the Department of City Planning at either Figueroa Plaza in Downtown Los Angeles or the Marvin Braude Constituent Service Center in the Valley. n order to assure that you receive service with a minimum amount of waiting, applicants are encouraged to schedule an appointment with the Development Services Center either by calling (213) , (818) , or through the Department of City Planning website at The applicant is further advised to notify any consultant representing you of this requirement as well. Section of the LAMC states in part (m): t shall be unlawful for any person to violate any provision or fail to comply with any of the requirements of this Code. Any person violating any of the provisions or failing to comply with any of the mandatory requirements of this Code shall be guilty of a misdemeanor unless that violation or failure is declared in that section to be an infraction. An infraction shall be tried and be punishable as provided in Section 19.6 of the Penal Code and the provisions of this section. Any violation of this Code that is designated as a misdemeanor may be charged by the City Attorney as either a misdemeanor or an infraction. Every violation of this determination is punishable as a misdemeanor unless provision is otherwise made, and shall be punishable by a fine of not more than $1,000 or by imprisonment in the County Jail for a period of not more than six months, or by both a fine and imprisonment. TRANSFERABLTY This determination runs with the land. n the event the property is to be sold, leased, rented or occupied by any person or corporation other than yourself, it is incumbent that you advise them regarding the conditions of this grant. f any portion of this approval is utilized, then all other conditions and requirements set forth herein become immediately operative and must be strictly observed. APPEAL PEROD - EFFECTVE DATE The Director's determination in this matter will become effective after 15 days, unless an appeal therefrom is filed with the City Planning Department. t is strongly advised that appeals be filed early during the appeal period and in person so that imperfections/incompleteness may be corrected before the appeal period expires. Any appeal must be filed on the prescribed forms, accompanied by the required fee, a copy of the Determination, and received and receipted at a public office of the Department of City Planning on or before the above date or the appeal will not be accepted. Forms are available on-line at Public offices are located at: DR CDP-MEL-SPP & ZA ZAA Page 24 of 25

128 Figueroa Plaza 201 rth Figueroa Street, 4th Floor Los Angeles, CA (213) Marvin Braude San Fernando Val ley Constituent Service Center 6262 Van Nuys Boulevard, Room 251 Van Nuys, CA (818) West Los Angeles Development Services Center 1828 Sawtelle Boulevard, 2nd Floor Los Angeles, CA (310) Furthermore, this coastal development permit shall be subject to revocation as provided in Section J of the Los Angeles Municipal Code, as authorized by Section of the California Public Resources Code and Section of the California Administrative Code. Provided no appeal has been filed by the above-noted date, a copy of the permit will be sent to the California Coastal Commission. Unless an appeal is filed with the California Coastal Commission before 20 working days have expired from the date the City's determination is deemed received by such Commission, the City's action shall be deemed final. f 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. VNCENT P. BERTON, ACP Director of Planning id~. \ Theodore rv~ Associate Zoning Administrator Debbie Lawrence, ACP Senior City Planner Julie~ City Planer DR CDP-MEL -SPP & ZA ZAA Page 25 of25

129 CTY OF LOS ANGELES DEPARTMENT OF CTY PLANNNG Office of Zoning Adm1nistrat1on MELLO ACT Owner-Occupied Single-Family Dwelling Exemption Affidavit Case or Permit. The Mello Act (California Code Sections and ) is a statewide law that mandates local governments to comply with a variety of provisions concerning the demolition, conversion and construction of residential units in California's Coastal Zone. The nterim Administrative Procedures for Complying with the Mello Act in the Coastal portions of the City of Los Angeles that became effective on May and the Settlement Agreement between the City of Los Angeles and the Venice Town Council, nc., the Barton Hill Neighborhood Organization, and Carol Berman concerning implementation of the Mello Act in the Coastal Zone portions of the City of Los Angeles effective January 3, 2001 provide for an exemption from complying with the Mello Act for applicants who propose to demolish the existing single-family dwelling in which they currently reside and replace it with another single-family dwelling in which they plan to reside. f an owner-occupied single-family dwelling is to be demolished and rebuilt,, e' tz..,,1.'iv\. f J;:\c;\\,'\0L- 8,7,,z.._\c<;o v,. certify, under penalty of perjury, that Property Owner Name (PRNT) the existing single-family dwelling to be demolished, located at -/6 '2 ti: t:h v\eejo v\ D 12_ \ : ~~ \ L ~ Cf C'?C-) is House Number S t Community Zip Code owned and currently occupied by myself, and that the replacement single-family dwelling at the above stated location will be occupied by myself. le/ji //, l Date Additional nformation to be provided by the property owner (if known): (MMYY) Estimated Date of Construction Completion (YEARS) Estimated Length of Residency at New Home

130 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT C Approved Plans Exhibit A DR CDP-MEL-SPP & ZA ZAA

131 PROJECT TEAM PROJECT DAT A VCNTY MAP ~ DEMOCRATC " DESGN STUDO.COM PROJECT ADDRESS DESG-lER: SURVEYOR: STRUCTURAL ENGNEER: SOLS ENGNEER: MEP ENGNEER= GENERAL CONTRACTOR: 706 HAMPTON DR. VENCE. CA ERNN BERKSON 706 HAMPTON DR. VENCE, CA DEMOCRATC DEstGN STUDO UC 816 LNCOLN BLVD VENCE, CA WWAM RASTOCKY CALFORNA LAND SERVCES, NC VENTURA BLVD SHERMAN OAKS CA FLOOR AREA ANALYSS (310) (310) (818) BASEMENT (DEDUCT.) RAST (OEl)UCT.) 6ECOO CDEOUCTl l476 2,339,115 NC. NC. 0 NC. 0 NC. 0 Na_ 0 COVEAEOPATO NC. (-1,116) NC. 0 NC. STAffi: NCL. (- 42) NC. (-90) NC. (- 95) SHAFTS NCL. (-38} Na. (-38) Na_ (-38) '-~-'-----'--ST_ ORA ---'---OE --',---l---'ncl =- (-1,396) NC. (- 309) NC. (- 47) Sl.&TOTAL: H.476) (-1,553) (-180) (-\553) (-180) TOTAL 786 1,935 Zc»aia: EXQJ.OES EX1EFtOA WALLS. TOTAL PAAKNQ, '-EQ{ SHAFTS. STARS, DOt.R..E t-ekll-ft NEAS, LEQ-W.CAL ROOMS NO BASB.ENT STOFV,QE A1EAS. SHEET NDEX ARCHTECTURAL SHEETS, A-0.0 COVER SHEET, STE + ROOF Pl.AN A- 0.1 FLOOR AREA ANALYSS DAGRAM A-0.2 RENDERNGS s SURVEY A- 1.0 DEMO PLAN A-U BASEMENT + 1ST R...OOR PL.AN A ND + 3RD R...OOR PLAN A- 2.0 EAST+ WEST EXTEROR ELEVAllONS A-2.1 NORTH+ SOUTH EXTEROR ELEVATONS STE + ROOF PLAN QC 0 z 17.67\ 0 2ND FLOOR ~ \- BALCONY 0 2 <t :r: A- 3.0 A- 3.1 GR EE N ROOF 230 SF 1HRD 869 CDEOUCTJ NC. (- 22) NC. 0 NC. 0 NOL (-50) NC. (-5) NC (-77) (-77) 792 BULDNG SECTONS BlALD1NG SECTONS L TOTAL 6, , ,513 ROOF DECK 450 SF. LEGAL DESCRPTON, ADDRESS LOT: TRACT: BLOCK ASSESSOR'S p.n MAP REFERENCE OCCUPANCY TYPE: NUMBERS OF STORES NEW BULDNG:: ZONNG: USE OF EXSTNG BULDNG= COUNCL DSTRCT: COMMUNTY PL.AN, YEAR BULT, PROPOSED BULDNG CONSTRUCTON TYPE: SPRNKLERED= COAST AL ZONE: FRE DSTRCT HLLSlDE GRADNG LANDSLDE: METHANE HAZARD SlTE CODE + APPROVALS, BULDNG CODE: MELO= ZONNG ADMNSTRATOR CASE., SOLS REPORT APPROVAL LETTER: APPLCATONS AND PERMTS, 706 S. HAMPTON DA VENCE, CA VAWTER OCEAN PARK TRACT BLOCKS B, C + D C A143 LVE/WORK + COMMERCAL 3 (O)C2-1 RESDEmlAL CD-11 VENCE SPECAC PLAN 1953 LVE/WORK + COMMERCAL Nff'A-13 COAST AL ZONE COMMSSON AUTHORTY N/A N/A N/A METHANE ZONE 2017 LADBS 2016 C8C A SEPABAJF APPi!CATON AND PERMT S BEQ JBED EQB= 1. GRADNG/ EXCAVATON/ BACKFU/REMOVAL + AECOMPACllON 2, SWMMNG POOLS/SPAS 3. FRE SPRNKLER SYSTEM 4. DEMOUTON OF EXSTNG STAUCTJRES 5. MECHANCAL AND PLUMBNG WORK 6. ELECTRCAL WORK EXSTNG BULDNG SUMMARY, EXSllNG R...OOR AREA GARAGE: HEGHT (HGH PONT OF PARAPET): TO BE DEMOLSHED STRUCTURAL ENGNEERNG SHEETS,,.... <v <v _- ON ~ f---f-- f---f-- f---f-- _..,... f---f-- f---f-- f---f-- SPA/POO L f---f-- 95 SF. f---f--- f---f--- f---f sf. A TT ACHED 1 CAA GARAGE 14'- 6 ' CO URT YAR D! SKYLGHT LARR'" SCOPE OF WORK, DEMOUllON OF EXSTNG SNGLE FAMLY DWEWNG. NEW THREE STORES Will- A BASEMENT DEVELOPMENT. COMPRSED OF GROUND R...OOA RETAL AND PARKNG. 2ND AND 3RD STORY OFFCE AND ONE LVE/WORK UNrT WTH A ROOFTOP DECK. HEGHT (HGH PONT OF VARED ROOF PER VSP MAX 30' -0"): HEGHT (HGH PONT OF FLAT ROOF PER VSP MAX 25'-0"): HEGHT MEASURED FROM CL OF STREET (HAMPTON DR) LOT / BULDNG SUMMARY, PARCEL ME.A: ALLOWABLE FLOOR AREA (FAR ts), PROPOSED R...OOR AREA: PARKNG CALCULATONS, RESDENTAL LVE/WORK RETAL= 732 SOFT. /225 TOTAL REOURED PER. CODE= SEE 12.21A.4K OF LA ZONNG CODE, RE: FRACTONAL SPACE LVE/WORK TANDEM ST ALL ONSTE 2 COMMERCAL ST ALLS 2(1 ADA ACCESSBLE) ATENDANT REO. FOR TANDEM COMMERCAL PARKNG 2 LONG lerm BKE RACKS + 2 SHORT TERM BD<E RACKS TOTAL PARKNG PROVDED OCCUPANCY TYPE, 1ST FLOOR, M/U1 2ND AND 3RD FLOOR, R3 (LVE/WORK) CONSTRUCTON TYPE, 1ST R...OOR TYPE 1-8 2ND AND 3RD FLOOR: lype V- 8 FRE ALARM SYSTEM, 1 (301. REPLACEMENT) MONTORED ARE ALARM SYSTEM SHALL BE PROVDED SPRNKLERS, 5 NFPA- 13. THE SYSTEM THROUGH OUT THE BUD.DNG SHALL BE APPROVED BY PLUMBNG DV. PROR TO NSTALLATON. (903.2} GEO TECHNCAL SHEETS, ~----- VENT PPE FRO!o! - BELOW TYP. 30'--0" 23'- 3" / 24'-9" (POOL CURB) 1829' SOFT. 4,844.6 SO.FT. 3,515 SOFT. - ' /, ~ 0 SKYl.GHl LMR CLASS A FRE-RE TARDAN! ROOf MODFED 811UM[ N ROOFNG W/ COOL ROOF COA T NG. "'N. 1 CONDUT FOR FU URE SO.AR USE MN. 250SQ.F UNOBSTRUCTED AREA FOR FU TURE NSTALLAT ON or Pt, OTOVOL TAC SYST(M LOCATON MAP "~' Page. of_.j..;:; o_ ;, i J_ 7 STE LOCATON \,, ", DEMOCRATC DESGN STUDO LLC ERNN P. BERKSON CALFORNA LAND SURVEY NC ~ -~... O') ca N 0 O') <( u <( w u z > a: w ui w > 0:: z Cl) - a.. a... 2 <( ~ <D 0 '- <( f---f--- ~ J'------"= ,, L, ;lcl=-=--:,d._\_lrl_l_ll~..,..,.l~c-j- l_l_l ll_j_lll _l_ll_j_lll l +-_L_ F ---'- ~, ~"r--\-i ": ~ f---f--- f---f--- - f ,~.,~ j J J /, ;, /, /, _... ~,=;'; ~~ V[NT PP[FROM - BELOW TYP _S T_E_&_ R_O_O_F_ P_L_A_N ~~~ ~,oomon>l.,, _ 1_)" SCA LE : 1/4H == 1'- Q" ( 11x17: 3/32"= 1' - 0") V FLOOR SC DACK J< ~~"" ~~OPE /,"-,. ~ REAR '"" YARD 31 '-0" PARl(NGASLE \\1DTH ~ ~ ~ ~ <{ ~ 0 _j 0 ~ a. r ~ 0 ~ <{ luseo_sj...!11...,_ SEPTU Tl ' "E\SEo..,_,._,.,.,n...,_,-v,1001 = -= AHO -!TEN...,E_.,._NO ME~P,, COHST\/TEO.GO<Al AH OVN... St<(D'Mlll~O,OOOCV,,TC t>e.:s«,hstucouc AC...,.NOT E """'C.UED.USEllOll D1SCl0S D,..ntOJT _,,,V< cowson o, ou,ocow-c t>e.st:jh COVERSHEET N.T.S. "' AO.O

132 LEGAL DESCRPTON: THE LAND REFERRED TO N THS SUR'Vt:Y S STUAlED N THE STATE OF CALFORNA, COUNTY Of LOS ANCEl.ES, ANO S DESCR1BED AS F'Cll.LOWS: LOT J, BLOCK C Of WATER OCEAN PARK TRACT AS PER MAP RECORDED N BOOK 4 PAGES 31/32 Of MAPS. N lhe omce Of THE COUNTY RECORDER Of SAD COUNTY. BASS OF BEARNGS: T-E BEARNG NJ9'0J'E, ON THE CENTERLNE OF HAMPTON DRVE AS SHO""" ON WATER OCEAN PARK TRACT, N ll-le CTY OF LOS ANGELES, COUNTY Of LOS ANGELES, AS PER MAP RECORDED N BOOK 4, PAGES 31/32, Of MAPS N THE OfFlCE or THE COUNTY RECORDER OF SAD COUNTY. SURVEYOR'S NOTE: THS MAP SHOULD BE USED FOR REFERENCE PURPOSES ONLY. NO LABLTY S ASSUMED FOR THE ACCURACY Of THE BOUNDARY SHOWN SYMBOLS: [l!j ~CONDTONNG UNT B RRGA11~ VAL\'...&.-). STREET ~ CAlllTV80X ~ MAL eo, ~ STRET LGHT BOX ~ CATDi BASN PALM ~ 1'f err leuj'ho.m. wmia.r Cl'.l.l.lMH 'l'.. CRAN 0 ""'"""' l'nejrt ~ TRAmC LCHT CONTROL BOX.o.~ F1RE HYDRANT......_ PQ 0 a GAS E1ER.. - f-- POJER P(l.[ ANOiCR a WATER watr ;. GAS VALVE "' SOEJ Q.OOT,... WATER VAL.VE GATE POST ~!aej U.NHCU <tf»4 SJ(Rl[AANl,A>t«l.[ [i] WATERVAll.T ~ GTE NJ. SOX "~, ''\\ ',, LEGEND: /,SP BC.. BW ce cm CF /cl C.LF. C0l OONC (Od) filc FD ""' FD ft Fl FS TER ls l&t (M) NC Oi - S'HA.T - 9ULDNC CORNER PC - PROPERTY CXRNER - BENON.WC PG - PAGE - 8AO(OfWALK Pl - POT Of NllJ&Clltlt - CAT01 B~ ll /PL - PROPERTY l.d OTY DGNEER'S rt L0 800K PllR - Pl.ANTER - QJRB FAC[ PO.. - f>mrr!t~une - COllERUNE - OiAtl UNK rtna: - COUJMN - """"" DEED - filctrc - EDCE Of PAVEMDT ffij)"""' """"'' - FOUND flhsh floor Q.[V. - fulwjn[ El.EV. - fnshsljrface ttl[rs[cll~ _..,._ - """"""" l AO : TAO< - MEASURED - W'BO(J( - MAMAL. CRADE - CMRH.NC ~BRCXPATTCRN t;-~~ :-~~~ co«j![t[ PATTCRN LJASPHA.LTPATTCRN PWT. - PA',OENT PM - PARCEL MA.' (R) - REtam RC - REQSTRED O'Al ENGMER S.S.lf. - STNl>ARD SURVEY MONUMENT 511H - SEllER MNHClf Sa: T SPt:/W - SPCE : TN SP1<E,t WASHER TC - ltl' Of OJRB a.rv. TR - TRACT MAP TW - ltl'c.-wal.1.el.fv. w - ~RCtfFNa: NL'y - ~n RLY N/0 - NMTHOf Sl'l SOUTHERLY S/0 - SOUTH Of D.'Y - EASlU.Y E/0 - EAST Of N."Y - 'ESlEJLY W/0 - lllest Of PROPCRTYLK COTER.K WAil. L'»»>,k")&'»»»'»» BULONC lh.,_._ OA\ LttK FENa'. """""" 'ROUGHTRONFNC: ',,\',,,',,, TC. F. TC F V>CNTY MAP NOT TO SCALE EXHBT ''P!.' Page. -i of io Case. DiR- 20n- 11 2_c::{ - Ttn.E, CLENT: TM BONEFELD GRAPHC SCALE ( N FEET ) 1lncb a 8 fl TOPOGRAPHC SURVEY 706 HAMPTON DRVE, LA., CA OECKED BY: M.A.B Phone: W.M.R. Emoil: wrostock)'o),ohoo.com i JOB NO.: 624 DATt: RE\190H (S): S>lEET 1 CF 1 '""1

133 ,---- ~~~ ~ _ ---~ - ~DEMOCRATC... DESGN STUDO.COM DEMOCRATC DESGN STUDO LLC -lt.lla.00< n,,,-efuo ~:"u"'-.;'.;;'m, ~~~NP. BERKSON ~=:.~-.,. >1on,..,.. ;;-"-'CTU..._UtGNED :.CA oo:rio<> PHc 001UXOOC00 ~1EC>COl<OU1.lN,1lS ::. CA, ""' """' ",.B'ENGNHO... om.ooocmo :. c.o ~~ORNA LAND SURVEY NC ~~==.llvdsu<fef-1 Pt< lll-<»s 35'-6½" r,.½. ~. t EXTER OR COUR T YARD ~ 1ST FLOOR... SCALE: 1/-1 " =1 '-Q" (1ix17: 3/32 =1-0) 0 -"~~ 19'-8" 13'-8", 49' 2" 2ND FLOOR... SCALE, 1/4"= 1' - 0" (1h17, 3/32 = 1-0) 0..J 1.t.J ~ ' & t-:j,..q. ~ (\J / u ~ E. ~, -! CD -, ~, g t;' - (Y) <:r J:.. N X zz o o w fj) 0) Cl) <t:s <t:s a.. 0 ~ t-= ~ - 0) en ~ <( ~- ~ z a: ~ w~ ~~ Cl)~ a.. ~ ~R <( RN,,..,.,...,EDP,.. Ml$1AM10Al... ""'l""' Tl lo \o's[l)~suomfttalaugust20t7 fl >O YSEO HGSUMT'f... S,[PTEEll,lllU Tl ofoosetlco.,:o.'!ke(f,2011 ll ~ R YSEO,. HOSU8UmA..-..,.,n,1011 la 3 TnR~D F'L r ~oo'~r ~" ~=1' - 0" (1h17, 3/32 =1-0). ~" - -0 FLOOR AREA ANALYSS DAGRAM ~;\ =~'=l" AO. 1

134 't ~ DEMOCRATC DESGN STUDO.COM DEMOCRATC DESGN STUDO LLC _,,...,.,., ERNN P. BERKSON CL or VER NON AVE \ 702 HAM PTON OR. l STORY S NGL E FAMLY RESDENCE J CALFORNA LANO SURVEY NC 704 HAMPTON OR 1 STO RY SN GLE FAMLY RESDENCE 1 STORY C AR AG[ EXHBT "Pt Page. _ 4 of_l O_ Case. Pi:B:- 2.cn y, - c.. 7-A- :z..o l'? - ll2..-'3-2aa L CY 0 z 0 D- 2 <( \:r ="~-... ~ r~----<;,j \ ~ GR AVEL "JO BE REMOVED ~._,.._ ½_, f-,:.:. ~.c:.½_,_,-,, ---i,'f''"""'' ,;, "' vi CHAN LNK""'\. se~b:c~ 1c ' ~½_,_,-_ ROOF ACCESS STRUCTURE ~ ft ~... N >- :J "' <( z ci,, 0 >-- d w J J <t ~ -~... O> co N 0 O> <( <( 0 w 0 z > 0::: w ui w > a: z Cf) - Q. c.. 2 ~ <( ~ (!) 0 '- 708 HAMPTON DR. 2 STORY AR TST N RESDE NCE ROOF DECK, ~ C-EA-~ E-0 -~-~-: -~-,N-._-:-.. L_(~-,N-,,-7-:-3-/ ,-,_-o-") ~o ""' - N<C -lnl;n... TER"'l -NO HOcO< CONSTTUTl~.W.:,.-.,e,.St< 1)w;::Nll ODOoOCAAC D.SO< STUOO UC ND-Y NOT E UPUC.UU>. USl000t DCl03EDWWO.lJ-TTO<CCN$0<TOFDOOOC.,._T,Coe,oH DEMOLTON PLAN ~" '=}- A1.o

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141 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT D Environmental Clearance ENV CE DR CDP-MEL-SPP & ZA ZAA

142 COUNTY CLERK'S USE CTY OF LOS ANGELES CTY CLERK'S USE OFFCE OF THE CTY CLERK 200 NORTH SPRNG STREET, ROOM 360 LOS ANGELES, CALFORNA CALFORNA ENVRONMENTAL QUALTY ACT NOTCE OF EXEMPTON (California Environmental Quality Act Section 15062) Filing of this form is optional. f filed, the form shall be filed with the County Clerk, E. mperial Highway, rwalk, CA 90650, pursuant to Public Resources Code Section (b). Pursuant to Public Resources Code Section (d), the filing of this notice starts a 35-day statute of limitations on court challenges to the approval of the project. Failure to file this notice with the County Clerk results in the statute of limitations beinq extended to 180 days. LEAD CTY AGENCY COUNCL DSTRCT City of Los Angeles Department of City Planning 11 PROJECT TTLE PROJECT LOCATON 706 Hampton Drive (Venice) LOG REFERENCE ENV CE DESCRPTON OF NATURE, PURPOSE, AND BENEFCARES OF PROJECT: Demolition of an existing one-story, single-family dwelling and the construction of a new 3,753 square-foot, three-story mixed-use development consisting of one live-work unit, 759 square feet of ground floor retail, an attached four-car garage, a basement, and a third-story roof deck. NAME OF PERSON OR AGENCY CARRYNG OUT PROJECT, F OTHER THAN LEAD CTY AGENCY: CONT ACT PERSON AREA CODE!TELEPHONE NUMBER EXT. Tim Bonefeld (310) EXEMPT STATUS: (Check One) STATE CEQA GUDELNES CTY CEQA GUDELNES D MNSTERAL Sec Art., Sec. 2b D DECLARED EMERGENCY Sec Art., Sec. 2a (1) D EMERGENCY PROJECT Sec (b) & (c) Art., Sec. 2a (2) & (3) D CATEGORCAL EXEMPTON Sec et seq. Art. ll, Sec. 1 Class Category 1 (City CEQA Guidelines) D OTHER (See Public Resources Code Sec (b) and set forth state and City guideline provision. JUSTFCATON FOR PROJECT EXEMPTON: SEE ATTACHED F FLED BY APPLCANT, ATACH CERTFED DOCUMENT SSUED BY THE CTY PLANNNG DEPARTMENT STATNG THAT THE DEPARTMENT HAS FOUND THE PROJECT TO BE EXEMPT. SGNATURE ~,i~\ J A. 'TTLE ~l - - Pl ~"" ~ FEE : ~) -v RECEPT NO. ~ls~ REC'D. BY DATE l - 2 Cl '2,c> l 8 DATE DSTRBUTON: (1) County Clerk, (2) City Clerk, (3) Agency Record Rev Rev Word

143 JUSTFCATON FOR PROJECT EXEMPTON: A Categorical Exemption, ENV CE, has been prepared for the proposed project consistent, with the provisions of the California Environmental Quality Act and the City CEQA Guidelines. The project proposes the construction of a new 3,753 square-foot, three-story mixed-use structure with a live-work dwelling and 759 square feet of ground floor retail, with a four-car garage. The Categorical Exemption prepared for the proposed project is appropriate pursuant to Section (Article ll, Section 1, Class 3, Category 1) and Section (Class 32) of the City's CEQA Guidelines. The Class 3 Category 1 categorical exemption allows for construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure; this includes one single-family residence, or a second dwelling unit in a residential zone. The Class 32 categorical exemption allows for benign in-fill projects which are consistent with local general plan and zoning requirements. A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following five (5) conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; c) The project site has no value as habitat for endangered, rare or threatened species; d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and e) The site can be adequately served by all required utilities and public services. The project qualifies for a Class 32 Categorical Exemption as an infill project, as evidenced below: a) The site currently is developed with a single-family dwelling. The site is zoned [Q]C2-1 and has a General Plan Land Use Designation of Community Commercial, which permits both residential and commercial uses. The project is for the construction a new mixed-use structure, and is in conformance with the General Plan and Zoning designation. b) The subject site - located at 706 Hampton Drive - is wholly within the City of Los Angeles, on a 3,230 square-foot lot. c) The site is not a wild land area, and is not inhabited by endangered, rare, or threatened species. The area around the site is fully developed. Lots surrounding the subject site are developed with commercial, industrial, residential, and mixed-use structures. The subject site is not located in a Significant Ecological Area (NavigateLA). d) The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles ise Ordinance; pollutant discharge, dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will reduce any potential impacts on noise and water quality to less than significant. The creation of noise is limited to certain decibels, restricted to specific hours. The proposed project is not adjacent to any water sources and does not involve significant excavation that would have an impact on the water table. Because the project results in no net gain in the number of residential units, traffic and air quality impacts will be insignificant. Traffic congestion will not be impacted by the project; the number of trips generated by the development will not result in a net increase because the area's density and population will not change significantly. Likewise, air quality will not worsen as a result of the proposed project. e) The project site will be adequately served by all public utilities and services given that the property is located in an urban tract with water supply, sewage and waste disposal infrastructure, and power lines installed. Hampton Drive is an improved street with existing utilities that service the various other dwellings in the area. The street is accessible to emergency vehicles. Since there is no net gain in the number of units on the subject site, no significant increase in population or density is anticipated. There will be no significant impact on the capacity of existing utilities and services. Furthermore, the Exceptions outlined in the State CEQA Guidelines Section do not apply to the project: a) Location. The project is not located in a sensitive environment. Although the project is within the Coastal Zone, the residential neighborhood is not identified as an environmental resource. The proposed project is consistent with the scale and uses proximate to the area. The subject site is not located in a fault or flood zone, nor is it within a landslide area. While the oroiect is located within a liquefaction area and tsunami

144 inundation zone, the project is subject to compliance with the requirements of the Building and Zoning Code that outline standards for residential construction. b) Cumulative mpact. The project is consistent with the type of development permitted for the area zoned [Q]C2-1 and designated for Community Commercial use. The proposed addition of one new dwelling unit will not exceed thresholds identified for impacts to the area (i.e. traffic, noise, etc.) and will not result in significant cumulative impacts. c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The proposed project consists of work typical of a commercially zoned area developed with both residential and commercial uses. unusual circumstances are present or foreseeable. d) Scenic Highways. The project site is not located on or near a designated state scenic highway. e) Hazardous Waste Sites. The project site is not identified as a hazardous waste site or is on any list compiled pursuant to Section of the Government Code. f) Historical Resources. The subject site and existing structure have not been identified as a historic resource or within a historic district (SurveyLA, 2015), the project is not listed on the National or California Register of Historic Places, or identified as a Historic Cultural Monument (HCM). While the site is approximately miles northeast the historic Venice Canals, construction activities related to the subject project will not have a noticeable impact on the waterway. The project is determined to be categorically exempt and does not require mitigation or monitoring measures; no alternatives of the project were evaluated. An appropriate environmental clearance has been granted.

145 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT E Vicinity and Radius Map DR CDP-MEL-SPP & ZA ZAA

146 ZMAS NTRANET Generalized Zoning 05/23/2018 City of Los Angeles Department of City Planning Address: 706 S HAMPTON DR Tract: VAWTER OCEAN PARK TRACT BLOCKS B C & D Zoning: [Q]C2-1 APN: Block: C General Plan: Community Commercial PN #: 109-5A Lot: 3 Arb: ne Streets Copyright (c) Thomas Brothers Maps, nc.

147 :7~~30 SHEET 1 TRA 67 REVSED: SEARCH NO OFFCE OF THE ASSESSOR COUNTY OF LOS ANGELES COPYRGHT 2002 ~18 BK ~ 'f>o 14 '.'., <" a, Date Printed: 7125/ :22:51 AM Date Saved: 7125/ :00:51 AM

148 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT F Streetscape Analysis DR CDP-MEL-SPP & ZA ZAA

149 318 VERNON AVE. - APARTMENT BUUllNO -, VARED 25 FEET 3,eeo SF w =~::~~ =================================!======,============]~ === l,,r~~~= ====2 ====~======================~====== ~~~~~=========~ ======~=;~ 8111/820 HAMPRJN DR. COMNERQAL (OFFCE) VARED ll FEET 2,258 SF./ SF eo&/810/815 HAMPTON DR. UYE/WOR< NT (41) VARED ROOF 40 FEET J SF. LOT SF. z ~ 0 ---~ Z O:'.'. w 0 z > 702 HAMPTON OR. RENTAL YARED 14 FEET 865 SF./ LOT 3,370.2 SF. 701,17m HAMPTON DR. BODY SHOP as ART STDD FLAT ROOF 29 FEET 2.M1 Sf,/ LOT 8.2!50,J SF. 704 HAMPTCJrt DR. OV\ER OCCUPED VARED 14 FEET ~ 'SF./ LDT SF 70S HAMPTON DR. SUB. CT PROPERTY FLAT 2S FEET VARED 30 FEET SF./ LOT J,229.7 SF 707 HMilPTON DR. METAL FABRCATON STUDO FLAT ROOF 24 FEET SF./ SF. 708 HAMPTON DR. LNE/Vlt)RK RENTAL (UNOCCUPED) VARED JD FEET ROOF ACCESS SlRJClURE 35 FEET 2,880 SF./ LOT SF HAMPTON DR. 710 HAMPTON DR. RENTN-/ARBNB VARED 14 FEET SF./ LOT 3, SF' 712 HAMPTON DR. OWNER OCCUPED VARED 1-4 FEET SF./ 3, HAMPTON DR. SMAU.. LOT SUEMSON VARED.30 FEET ROOF ACCESS S1RUC'RJRE JS FEET -4,073 SF./ 2, SF' HAMPTON DRVE 60' FLAT ROOF 28 FEET 4,720 SF./ LOT 6,000.3 Sf. ~~: ~~P= ~OUSE FLAT ROOF' 28 FEET J,7ll0 SF. LOT HAMPTON DR. COERQAL USE (J CfflCE LtillTS) VARED 25 FEET SF./ 2,957.2 SF 718 HAMPTON DR. COMMERDAL USE (OFFCE) VARED 14 FEET SF./ 3,177.3 SF 721/723/727 HAPT<Jtl DR. ART STUDO FLAT ROOF' 20 FEET 7,332 SF./ Sf. 718 HAMPTON DR. COlilMERaAL USE (OFFCE) VARED 14 FEET 8el5 SF./ 2,,89&1 Sf'. w l! HAMPTON DR. ~=~~(14) HS,920 SF./ 20,,802.4 SF. 25 FEET ~ ~ ~ l~ ,lj 25 FET ~~ ~~ JS FEET JSFET J

150 STREETSCAPE CHARACTER ANALYSS For Live/work building with ground floor commercial component located at 706 Hampton Dr. Venice, CA Owner Erinn Berkson 706 Hampton Dr. Venice, CA Representative Democratic Design Studio LLC 816 Lincoln Blvd. Venice, CA of 28

151 707 Hampton Dr. Metal Fabrication Shop. Approximately 20 feet high. Zone: M1-1 2 of 28

152 711 Hampton Dr. Crossfit Gym Approximately 25 feet high. Zoned: M1-1 3 of 28

153 701/705 Hampton Dr. Auto Body Shop Approximately 22 feet high. Zoned: M1-1 4 of 28

154 715/719 Hampton Dr. Warehouse and Parking Lot Approximately 25 feet high. Zoned: M1-1 5 of 28

155 615 Hampton Dr. Live/Work Lofts Approximately 32 to 40 feet high. Zoned: M1-1 6 of 28

156 721/727 Hampton Dr. Art Studio Approximately 15 feet high. Zoned: M1-1 7 of 28

157 603/605 Hampton Dr. Parking Lot Approximately 0 feet high. Zoned: M1-1 8 of 28

158 803 Hampton Dr. Art Studios Approximately 25 feet high. Zoned: M1-1 9 of 28

159 340 Main St. /Hampton Dr. Google Approximately 25 feet high. Zoned: M of 28

160 360 Hampton Dr. Golds Gym Approximately 25 feet high. Zoned: M of 28

161 602/604 Hampton Dr. Production Company (Live/Work) Approximately 25 feet high. Zoned: M of 28

162 606/608 Hampton Dr. Photography Studio (Live/Work) Approximately 25 feet high. Zoned: M1-13 of 28

163 612 Hampton Dr. Office Approximately 18 feet high. Zoned: M of 28

164 614/616 Hampton Dr. Office Approximately 18 feet high. Zoned: M of 28

165 618/620 Hampton Dr. Office Approximately 15 feet high. Zoned: M of 28

166 702 Hampton Dr. SF Residence Approximately 15 feet high. Zoned: C of 28

167 704 Hampton Dr. SF Residence Approximately 15 feet high. Zoned: C of 28

168 706 Hampton Dr. SF Residence Approximately 15 feet high. Zoned: C of 28

169 708 Hampton Dr. Live/Work Approximately 30 feet high. Zoned: C of 28

170 710 Hampton Dr. SF Residence Approximately 15 feet high. Zoned: C of 28

171 712 Hampton Dr. SF Residence Approximately 15 feet high. Zoned: C of 28

172 714 Hampton Dr. Small Lot Sub-division (Live/Work) Approximately 30 feet high. Zoned: C of 28

173 716 Hampton Dr. Duplex Approximately 25 feet high. Zoned: C of 28

174 712 Hampton Dr. Commercial Approximately 15 feet high. Zoned: C of 28

175 800/812 Hampton Dr. Live/Work (Artist in Residence Approximately 30 feet high. Zoned: C of 28

176 316/318/320 Vernon Ave. Multi Unit building Approximately 25 feet high. Zoned: RD of 28

177 ndiana Ave. Duplex Approximately 15 feet high. Zoned: RD of 28

178 DR CDP-MEL-SPP-1A & ZA ZAA-1A EXHBT G Venice Neighborhood Council (VNC) Recommendation Letter DR CDP-MEL-SPP & ZA ZAA

179 ! neighborhood council Venice Neighborhood Council PO Box 550, Venice, CA / info@venicenc.org / Phone or Fax: BY EMAL August 15, 2017 jeff.khau@lacity.org Jeff Khau L.A. Department of City Planning 200 N. Spring Street Los Angeles, CA Hampton Drive DR CDP-SPP-MEL, ZA ZAA Project Description: New Mixed-Use building with ground floor retail and a live/work unit above Dear Jeff, Please be advised that at a regularly held public meeting of the Venice Neighborhood Council (VNC) Board of Officers on August 15, 2017, the following Motion was approved by a vote of : MOTON: The VNC recommends approval of the project as presented Land Use & Planning Committee case-related documents and Staff Report can be found at: Please note that the VNC Board does not speak on behalf of the City of L.A. but only on behalf of the community of Venice, which elected the Board members; and that the advisory recommendation contained in this letter does not purport to take any action that may be required under applicable law by the Venice Coastal Zone Specific Plan, the L.A. Municipal Code, the General Plan Venice Community (certified) Land Use Plan or the California Coastal Act. Please provide us a copy of the determination letter, including all Exhibits, via to president@venicenc.org, vicepresident@venicenc.org, and chair-lupc@venicenc.org, in addition to mailing it to the VNC at the address indicated in the letterhead above; and please assure that this letter from the VNC is placed in ALL City case files for the project, including the files for Appeals to the West L.A. Area Planning Commission, if any. Thank you, and please don t hesitate to contact me if you have any questions in this regard. t's YOUR Venice - get involved!

180 ! neighborhood council Venice Neighborhood Council PO Box 550, Venice, CA / info@venicenc.org / Phone or Fax: Yours truly, ra Koslow President Venice Neighborhood Council Council District 11: Tricia.Keane@lacity.org Ezra.Gale@lacity.org Venice Neighborhood Council: Board@venicenc.org LUPC@venicenc.org Applicant info@democraticdesignstudio.com t's YOUR Venice - get involved!