los a c p cjan 21, 2016 · letter of determination mailing date: jan' 0-b '2016 case...

Los Angeles City Planning Commission200 N. Spring Street, Room 532, Los Angeles, California, 90012-4801

(213) 978-1300; http://planning.lacity.org/

LETTER OF DETERMINATION

JAN' 0-B '2016Mailing Date:

CASE NO.: VTT-72736-SL-1A CEQA: ENV-2014-952-MND Related Case: DIR-2014-953-SPR-1A

Location: 1771 - 1831 W. Blake Avenue, 2645-2661 N. Blimp Street

Council District: 13 - O’Farrell Plan Area: Silver Lake-Echo Park-Elysian Park Request: Vesting Tentative Tract Appeal

Applicant: Hasan Rabie, Harridge Development Group Representative: Kyndara Casper, Liner, LLP

Appellant: Robert C. Leyland

At its meeting of November 19, 2015, the Los Angeles City Planning Commission took thefollowing action:1. Denied the appeal.2. Sustained the decision of the Deputy Advisory Agency approving Vesting Tentative Tract Map No.

72736-SL.3. Adopted the attached Conditions of Approval.4. Adopted the attached Findings of the Deputy Advisory Agency.5. Adopted Mitigated Negative Declaration No. ENV-2014-952-MND.6. Advised the applicant that, pursuant to California State Public Resources Code Section 21081.6,

the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring.

7. Advised the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing.

Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees.

This action was taken by the following vote:

Moved:Seconded:Ayes:Absent:Vacant:

Ambroz Dake-Wilson Ahn, Katz, Millman, Choe, Mack, Perlman One

Vote: 5-0

James jk. Williams, Commission Executive Assistant II Los AnbelesyCity Planning Commission

http://planning.lacity.org/

VTT-72736-SL-1A

Effective Date/Appeals: The City Planning Commission’s determination is appealable. Any aggrieved party may file an appeal within 10-davs after the mailing date of this determination letter. Any appeal not filed within the 10-day period shall not be considered by the City Council. All appeals shall be filed on forms provided at the Planning Department’s Public Counters at 201 N. Figueroa Street, Fourth Floor, Los Angeles, or at 6262 Van Nuys Boulevard, Suite 251, Van Nuys.

JAN 1 9 2016FINAL APPEAL DATE:

If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, 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 1094.6. There may be other time limits which also affect your ability to seek judicial review.

Attachment: Conditions of Approval and Findings City Planner: Jordann Turner

VESTING TENTATIVE TRACT MAP NO. VTT-72736-SL Page 1

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

That a 10-foot wide strip of land be dedicated along Blake Avenue adjoining the tract to complete a 30-foot wide right-of-way.

1.

That if this tract map is approved as ’’Small Lot Subdivision” then, and if necessary for street address purposes all the common access to this subdivision be named on the final map satisfactory to the City Engineer

2.

That if this tract map is approved as small lot subdivision then the final map be labeled as “Small Lot Subdivision per Ordinance No. 176354” satisfactory to the City Engineer.

3.

That if necessary public sanitary sewer easements be dedicated on the final map based on an alignment approved by the Central Engineering District Office.

4.

That the owners of the property record an agreement satisfactory to the City Engineer that they will provide name signs for the common access driveways.

5.

That any fee deficit under Work Order No’s E1907748 and EXT00552 expediting this project be paid.

6.

That the subdivider make a request to the Central District Office of the Bureau of Engineering to determine the capacity of the existing sewer in the area.

7.

8. That arrangements be made with the Los Angeles County Department of Public Works prior to recordation of the final map for any necessary permits with respect to discharge into the Los Angeles River.

That the tract be approved by the Los Angeles County Department of Public Works with respect to flood hazard, channel improvements and alignment of the Los Angeles River Channel.

9.

That any existing Los Angeles County Flood Control easement and City of Los Angeles public access and Bike Path easement be correctly shown on the final map.

10.

That all the proposed tract map boundary lines be properly established in accordance with Section 17.07.D of the Los Angeles Municipal Code prior to the recordation of the final map satisfactory to the City Engineer.

11.

Any questions regarding this report should be directed to Mr. Georgic Avanesian of the Land Development Section, located at 201 North Figueroa Street, Suite 200, or by calling (213) 2023484

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

Comply with any requirements with the Department of Building and Safety, Grading Division for recordation of the final map and issuance of any permit.

12.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

13. Prior to recordation of the final map, the Department of Building and Safety, Zoning Division shall certify that no Building or Zoning Code violations exist on the subject site. In addition, the following items shall be satisfied:

VESTING TENTATIVE TRACT MAP NO, VTT-72736-SL Page 2

Obtain permits for the demolition or removal of all existing structures on the site. Accessory structures and uses are not permitted to remain on lots without a main structure or use. Provide copies of the demolition permits and signed inspection cards to show completion of the demolition work.

a.

b. Provide a copy of affidavit AF-90-2060678-OP, PKG-4427, and OB-10533. Show compliance with all the conditions/requirements of the above affidavit as applicable.

Show all street dedications as required by Bureau of Engineering and provide net lot area after all dedications. “Area” requirements shall be re-checked as per net lot area after street dedications. Front yard requirement shall be required to comply with current code as measured from new property lines after dedication.

c.

Provide and dimension the reciprocal private easement for pedestrian and driveway egress and ingress on the final map.

d.

The Remainder Parcel (in the Southern portion of the Tract) has existing structures on the parcel and may not comply with Building Code or Zoning Code. The Remainder Parcel must show compliance with both the Zoning and Building codes before the Zoning clearance for the Small Lot Subdivision can be obtained. Resubmit the map to revise the map to show compliance.

e.

f. The above mentioned Remainder Parcel must provide and show compliance with the following requirements: 1) copy of building records, plot plan, and certificate of occupancy of the existing structures to verify the last legal use and the number of parking spaces required and provided on its own site, 2) provide the required number of parking spaces for the existing structures (new permit to restripe the parking spaces might be required if they are not already provided on the site), 3) provide a driveway access to the required parking spaces on the site, 4) comply with City of Los Angeles Building Code (Chapter 6, Table 602 of the LABC) requirements concerning exterior wall based on the Type of Construction and uses of the structures, 5) comply with the protection of openings for the existing structures (Chapter 7, Table 70.8 of the LABC), and 6) comply with the exit requirements for the existing structures with respect to the proposed property lines (Chapter 10 of the LABC). These requirements must be met in order to verify that the Certificate of Compliance can be obtained for the Remainder Parcel with the existing structures on it.

If onsite parking is not being provided, off-site parking (with recorded off-site parking covenant and agreement) may be provided to satisfy the required parking spaces.

g-

Notes:

The property is within the Los Angeles River Revitalization Master Plan Area.

Portion of the map labeled as a “remainder parcel” on the final map (which will not be considered as a parcel after the map records) shall be required to obtain a Certificate of Compliance from the Department of City Planning prior to obtaining a building permit or being sold. Certificate of Compliance will be checked for current Zoning Codes as well as Building Code including: required lot width, sufficient parking spaces, driveway width, exiting, and fire protection of exterior walls and openings along the property lines, and etc.


The proposed building plans have not been checked for and shall comply with Building and Zoning Code requirements. With the exception of revised health or safety standards, the subdivider shall have a vested right to proceed with the proposed development in substantial compliance with the ordinances, policies, and standards in effect at the time the subdivision application was deemed complete.

The proposed buildings may not comply with City of Los Angeles Building Code requirements concerning exterior wall, protection of openings and exit requirements with respect to the proposed and existing property lines. Compliance shall be to the satisfactory of LADBS at the time of plan check.

If the proposed development does not comply with the current Zoning Code, all zoning violations shall be indicated on the Map.

An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Laura Duong at (213) 482-0434 to schedule an appointment.

DEPARTMENT OF TRANSPORTATION

14. Prior to recordation of the final map, satisfactory arrangements shall be made with the Department of Transportation to assure:

DOT recommends that a construction work site traffic control plan be submitted to DOT for review and approval prior to the start of any construction work. The plan should show the location of any roadway or sidewalk closures, traffic detours, haul routes, hours of operation, protective devices, warning signs and access to abutting properties. DOT recommends that all construction related traffic be restricted to off-peak hours.

a.

b. Highway dedication and widening may be required along the streets that front the proposed project. Along the projects frontage both Blake Avenue and Blimp Street are classified as Local Street which typically require an 18-foot half-width roadway within a 30-foot half-width right-of-way. The applicant should check with the Bureau of Engineering’s Land Development Group to determine the specific highway dedications, street improvements and/or sidewalk requirements for this project.

The proposed site plan is acceptable to DOT; however, review of the study does not constitute approval of the driveway dimensions and internal circulation schemes.coordinated as soon as possible with DOT’S Citywide Planning Coordination Section (201 North Figueroa Street, 4th Floor, Station 3, (213)482-7024)). In order to minimize potential building design changes, the applicant should contact DOT for driveway width and internal circulation requirements so that such traffic flow considerations are designed and incorporated early into the building and parking layout plans to avoid any unnecessary time delays and potential costs associated with late design changes. All new driveways should be Case 2 driveways and any security gaes should be a minimum 20 feet from the property line. All truck loading and unloading should take place on site with no vehicles having to back into the project via any of the project driveways.

c.

Those require separate review and approval and should be


An ordinance adding Section 19.15 to the Los Angeles Municipal Code relative to application fees paid to DOT for permit issuance activities was adopted by the City Council in 2009. This ordinance identifies specific fees for traffic study review, condition clearance, and permit issuance. The applicant shall comply with any applicable fees per this ordinance.

d.

FIRE DEPARTMENT

Prior to the recordation of the final map, a suitable arrangement shall be made satisfactory to the Fire Department, binding the subdivider and all successors to the following: (MM)

15.

Access for Fire Department apparatus and personnel to and into all structures shall be required.

a.

Building designs for multi-storied residential buildings shall incorporate at least one access stairwell off the main lobby of the building; But, in no case greater then 150ft horizontal travel distance from the edge of the public street, private street or Fire Lane. This stairwell shall extend unto the roof.

b.

Entrance to the main lobby shall be located off the address side of the building.c.

Any required Fire Annunciator panel or Fire Control Room shall be located within 50ft visual line of site of the main entrance stairwell or to the satisfaction of the Fire Department.

d.

Where rescue window access is required, provide conditions and improvements necessary to meet accessibility standards as determined by the Los Angeles Fire Department.

e.

f. Where access for a given development requires accommodation of Fire Department apparatus, overhead clearance shall not be less than 14 feet.

f. No building or portion of a building shall be constructed more than 150 feet from the edge of a roadway of an improved street, access road, or designated fire lane.

Submit a plot plan with the following minimum design features: fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane.

g-

The applicant is further advised that all subsequent contact regarding these conditions must be with the Hydrant and Access Unit. This would include clarification, verification of condition compliance and plans or building permit applications, etc., and shall be accomplished BY APPOINTMENT ONLY, in order to assure that you receive service with a minimum amount of waiting please call (213) 482-6902. You should advise any consultant representing you of this requirement as well.

BUREAU OF STREET LIGHTING

Prior to the recordation of the final map or issuance of the Certificate of Occupancy (C of16.


O), street lighting improvement plans shall be submitted for review and the owner shall provide a good faith effort via a ballot process for the formation or annexation of the property within the boundary of the development into a Street Lighting Maintenance Assessment District.

Construct two (2) street lights on Blake Avenue

DEPARTMENT OF WATER AND POWER

In a memo dated April 27, 2015 stated that the tract can be supplied with water from the municipal system subject to the Los Angeles Department of Water and Power’s Water System Rules and upon payment of regular service connection charges.

17.

Note: Questions should be directed to the Los Angeles Department of Water and Power, Water Distribution Engineering, P.O. Box 51111, Room 1425, Los Angeles, California 90051-5700 or (213) 367-1120.

BUREAU OF SANITATION

Satisfactory arrangements shall be made with the Bureau of Sanitation, Wastewater Collection Systems Division for compliance with its sewer system review and requirements. Upon compliance with its conditions and requirements, the Bureau of Sanitation, Wastewater Collection Systems Division will forward the necessary clearances to the Bureau of Engineering. (This condition shall be deemed cleared at the time the City Engineer clears Condition No. S-1. (d).)

18.

INFORMATION TECHNOLOGY AGENCY

That satisfactory arrangements be made in accordance with the requirements of the Information Technology Agency to assure that cable television facilities will be installed in the same manner as other required improvements. Refer to the LAMC Section 17.05- N. Written evidence of such arrangements must be submitted to the Information Technology Agency, 200 North Main Street, 12th Floor, Los Angeles, CA 90012, 213 922-8363.

19.

DEPARTMENT OF RECREATION AND PARKS

That the Quimby fee be based on the [QJCM-1VL-RIO Zone.20.

URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING

All protected tree removals require approval from the Board of Public Works. A Tree Report shall be submitted to the Urban Forestry Division of the Bureau of Street Services, Department of Public Works, for review and approval (213-847-3077), prior to implementation of the Report’s recommended measures.

21.

Tree Report. Prior to the issuance of a grading or building permit, the applicant shall prepare and submit a Tree Report, prepared by a Tree Expert as defined in Section 17.02, indicating the location, size, type, and condition of all existing trees on the site. Such report shall also contain a recommendation of measures to ensure the protection, relocation, or replacement of affected trees during grading and construction activities.

a.


The Developer shall plan a maximum of (16) 24-inch Crape Myrtle (Langerstroemia Indica) trees in the public right-of-way. If there are any trees that do not fit in the parkway, the remainder trees shall be delivered to the Urban Forestry Division nursery. The actual number and location of new trees shall be determined at time of tree planting. The contractor shall notify the Urban Frorestry Division at 213-847-3007 five working days prior to constructing the sidewalk for the marking of the tree(s) locations and species. The location of trees planted for the purposes of replacing a removed protected tree shall be clearly indicated on the required landscape plan, which shall also indicate the replacement tree species and further contain the phrase “Replacement Tree” in its description. Bonding (Tree Survival):

b.

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following:

22.

Limit the proposed development to a maximum of 100 small lot homes and 2,262 square feet of commercial uses.

a.

i. Of the 100 small lot homes, four (4) units shall be mixed-use small lot homes, as defined in the L.A.M.C Section 13.09, and front on Blake Avenue.

ii. Of the 100 small lot homes, 14 units shall be joint live-work small lot homes, as defined in LAMC Section 12.03, and front on the Los Angeles River.

Provide a minimum of 2 covered off-street parking spaces per small lot.b.

Provide a minimum of 19 residential guest parking spaces.c.

All guest spaces shall be readily accessible, conveniently located, specifically reserved for guest parking, posted and maintained satisfactory to the Department of Building and Safety.

i.

Of the 19 guest spaces, 10 guest parking spaces may be provided off-site (as required in VTT-72790-CN). The subject site is developed as a part of a unified mixed-use development in conjunction with VTT-72790-CN. required parking located off-site shall require the recording and approval of a covenant in perpetuity filed with the Department of Building and Safety.

ii.

All

Commercial parking shall be provided pursuant to incidental Case No. DIR-2014- 953-SPR. Commercial parking is not regulated under the instant Tract Map as all commercial uses were excluded as part of Remainder Parcel, (see Tract Condition Nos. 13e, 13f and 13g).

d.

A minimum of 69 bicycle parking shall be provided, consistent with L.A.M.C 12.21 A.16. Of the 69 bicycle parking, 25 may be provided off-site (as required in VTT-72790-CN). The subject site is developed as a part of a unified mixed-use development in conjunction with VTT-72790-CN. All required bicycle parking located off-site shall require the recording and approval of a covenant in perpetuity filed with the Department of Building and Safety.

e.


f. Prior to issuance of a certificate of occupancy, a minimum 6-foot-high slumpstone or decorative masonry wall shall be constructed adjacent to neighboring residences, if no such wall already exists, except in required front yard.

That a solar access report shall be submitted to the satisfaction of the Advisory Agency prior to obtaining a grading permit.

g.

h. That the subdivider considers the use of natural gas and/or solar energy and consults with the Department of Water and Power and Southern California Gas Company regarding feasible energy conservation measures.

Electric Vehicle Stations. The project shall install a minimum of twenty percent (20%) electric vehicle (EV) charging stations within the proposed development. Each small lot home’s garage shall be prewired for an EV charging station.

i.

23. Small Lot Standards

A Certificate of Occupancy (temporary or final) for the building(s) in VTT- 72736-SL shall not be issued until after the final map has been recorded.

a.

b. The use and development of the property shall be in substantial conformance with the plans submitted with the application and marked Exhibit "A", except as may be revised as a result of this action.

The common access driveways shall have a minimum width of 20-feet and shall be open to the sky.

c.

A utility easement with a minimum width of 5 feet shall be maintained open to the sky.

d.

Trash and recycling receptacles shall be located out of the public right-of-way and individual bins shall be stored privately in garages. Trash collection shall be coordinated and signed off satisfactory to the Bureau of Sanitation.

e.

f. Provide 42,000 square feet of open space easements within the development. The open space easements may be located within pedestrian passageways, public common areas, and within yards fronting along the Los Angeles River as shown in Exhibit A. Open space easements shall remain open and provide public access to the Los Angeles River from Blake Avenue.

No vehicular gates shall be permitted within the development.9-

A Maintenance Agreement shall be formed for the small lot portion of the project, composed of all property owners, to maintain all common areas such as trees, landscaping, trash, parking, community driveway, public access way(s), walkways, monthly service for private fire hydrant (if required), etc. Each owner and future property owners shall automatically become members of the association and shall be subject to a proportionate share of the maintenance. The Maintenance Agreement shall be recorded as a Covenant and Agreement to run with the land and including the remaining parcels. The subdivider shall submit a copy of this Agreement, once recorded to the Planning Department for placement in the tract file.

h.


Copies of all recorded Covenant and Agreement(s) for all reciprocal private easements shall be submitted to the Planning Department for placement in the tract file.

i.

Note to City Zoning Engineer and Plan Check. The Advisory Agency has approved the following variations from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site. Approved Variations as follows:

1) Setbacks shall be permitted as follows:

SetbacksLot No. Front Rear North or

East SideSouth or

West Side11 11’ 19.8’ 01

2 11 11 0’ 0’0’3 11 11 0’O’4 11 11 0’

11 11’5 0’ 0’6 ir ir O’ 0’7 11 ir O’ 0’

11 ir8 0’ O’11 11 0’9 0’

10 11’ 11’ 0’ 0’11 11’

11’ 0’ 0’12 11’

ir 0’ 0’ir 0’13 11 0’

14 11 11 0’ 0’11 11 0’ 0’15

16 11’ 10’ 0’ 0’9.3’ 0’17 11 0’11.8’ 0’18 11 0’11.8’19 11 0’ 0’

20 11 11.8’ 0’ 0’21 11 11.8’ 0’ 0’22 11 10’ 0’ 0’23 11 10’ 0’ 024 ir 10 0’ 0’

11’ 10’ 0’25 010’ 0’ 0’26 11

27 ir 10’ 0’ O’28 11’ 10’ 0’ 0’

9.5’ 13.129 12.4’ 013.6’30 11’ 10 0’

31 11 10 0’ 0’32 11 10 0’ 033 11 10 0’ 0’34 11’ 10 0’ 0’35 11 10 0’ 0’

11 0’ 11.6’36 1011 10.2 0’ 7.2’37

10.2’ 0’ 0’38 11


39 ir 10.2 0’ 0’40 ir 10.2 0’ 0’

11’ 10.2 O’ 0’4110.2 O’ 0’42 11

43 ir 10.2 20.8 0’44 11 10.2 13 0’

11 10.2’ 0’ 0’4510.2 0’ 0’46 11

11’ 10.2 0’ 0’4748 11 10.2 0’ 0’49 ir 10.2 0’ 0’

11 10.2’ 0’ 18.6’5011 9.7 0’ 22.6’5111’ 9.7’ 0’ 0’52

9.7 053 11 0’54 11 9.7’ 0 0

11’ 9.7’ 0 0’5511 9.7 0’ 05611 9.7’ 12.8 057

10.3 0’58 11’ 15.710.3’ O’59 11 0’

60 11 10.3’ 0’ 0’11 10.3’ 0’ 0’61

10.3’ 0’62 11’ 010.363 11’ 0’ 0’10.3 0’ 0’64 11

11’ 10.3’ 0’ O’6566 1 r 25.8’ 0’ 0’

25.8’ 0’ 0’67 1125.8 0’ 0’68 11

11 24.8’ 0’ 0’6911 8.8’ 0’ 0’7011’ 24.8’ 0’ 0’71

6.3’ 0’72 11’ 0’8.8’ 0’ 0’73 11’

11’ 8.8’ 0’ 0’7411 8.8’ 0’ 0’75

8.8’ 0’76 ir 0’11’ 8.8’ 0’ 0’7711 8.8’ 0’ 0’78

8.8’ 0’ 0’79 118.8’ 0’ 0’80 11

11’ 8.8’ 0’ 0’8111 8.8’ 0’ 0’82

8.8 0’ 0’83 118.8 0’ 0’84 118.8 0’ 0’85 11

11 8.8’ 32.4 0’8611 20.2’ 0’ 22’87

20.2’ 6.9’ 0’88 1120.2 0’89 11 8


20’ O’ 0’90 1120’ 0’ 0’91 11

11 20’ 0’ 0’920’11 20’ 8’93

20.1’ 0’ 0’94 11’

20’ 0’ 0’95 1120’ O' 0’96 11

0’ 0’ir 2097ir 20’ 6.7’ 0’9811’ 20.2’ 0’ 8’9911’ 20’ 0’100 17.8

Prior to the recordation of the final map, the applicant shall submit a revised map to show all required easements as required by Small Lot Standards herein.

24.

That the subdivider shall record and execute a Covenant and Agreement to comply with [Q] Conditions per Ordinance No. 176,825 SA33b.

25.

Prior to the clearance of any tract map conditions, the applicant shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section.

26.

Prior to the issuance of the building permit or the recordation of the final map, a copy of DIR-2014-953-SPR shall be submitted to the satisfaction of the Advisory Agency. In the event that the Site Plan Review is not approved, the subdivider shall submit a tract modification.

27.

Indemnification and reimbursement of litigation costs. The applicant shall do all of the following:

28.

a. Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of the City’s processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify 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.

b. Reimburse the City for any and all costs incurred in defense of an action related to or arising out of 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.

c. Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $25,000. 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).

d. Submit supplemental deposits upon notice by the City. Supplemental deposits


may be required in an increased amount from the initial deposit if found necessary by the City to protect the City’s interests. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii).

e. If 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. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event 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.

Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition.

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

Prior to the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following:

29.

All landscaped areas shall be maintained in accordance with a landscape plan, including an automatic irrigation plan, prepared by a licensed landscape architect in accordance with LAMC Sections 12.40 and 12.41. The final landscape plan shall be reviewed and approved by the City of Los Angeles Department of City Planning during the building permit process.

MM-1.

Design requirements to minimize visibility of parking areas from the river right- of-way.

MM-2.

A “front door” must be accessible from the river to the structure. This may be in addition to the building’s primary “front door.”

MM-3.


Maximize opportunities to provide sightlines to the river from within the building and from outdoor areas.

MM-4.

Design requirements to maintain a consistent fence height along the river right-of-way and/or riverpark where a fence is deemed allowable and necessary.

MM-5.

MM-6. Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition and good repair, and free from, debris, rubbish, garbage, trash, overgrown vegetation or other similar material pursuant to Municipal Code Section 91.8104.

The exterior of all buildings and fences shall be free from graffiti when such graffiti is visible from a street or alley, pursuant to Municipal Code Section 91.8104.15.

MM-7.

MM-8. The applicant shall affix or paint a plainly visible sign, on publically accessible portions of the construction barriers, with the following language: “POST NO BILLS.” Such language shall appear at intervals of no less than 25 feet along the length of the publically accessible portions of the barrier. The applicant shall be responsible for maintaining the visibility of the required signage and for maintaining the construction barrier free and clear of any unauthorized signs within 48 hours of occurrence.

Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties or the public right-of-way.

MM-9.

The exterior of the proposed structure shall be constructed of materials such as, but not limited to, high-performance and/or non-reflective tinted glass (no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces to minimize glare and reflected heat.

MM-10.

MM-11. Lighting abutting the river right-of-way shall not impose undue glare to the area such that it may harm a users enjoyment and/or safety.

MM-12. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting would reduce fugitive dust by as much as 50 percent.

MM-13. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

MM-14. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 25 mph), so as to prevent excessive amounts of dust.

MM-15. All dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.

All haul trucks transporting dirt/soil materials off-site shall be either securely covered or shall maintain at least 6 inches of freeboard per District Rule 403.

MM-16.


MM-17. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

MM-18. During construction, trucks and vehicles in loading and unloading queues will have their engines turned off after 5 minutes when not in use to reduce vehicle emissions.

MM-19. Proposed project activities (including disturbances to native and non-native vegetation, structures and substrates) should take place outside of the breeding bird season which generally runs from March 1- August 31 (as early as February 1 for raptors) to avoid take (including disturbances which would cause abandonment of active nests containing eggs and/or young). Take means to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture or kill (Fish and Game Code Section 86).

If project activities cannot feasibly avoid the breeding bird season, beginning thirty days prior to the disturbance of suitable nesting habitat, the applicant shall:

Arrange for weekly bird surveys to detect any protected native birds in the habitat to be removed and any other such habitat within properties adjacent to the project site, as access to adjacent areas allows. The surveys shall be conducted by a qualified biologist with experience in conducting breeding bird surveys. The surveys shall continue on a weekly basis with the last survey being conducted no more than 3 days prior to the initiation of clearance/construction work.

If a protected native bird is found, the applicant shall delay all clearance/construction disturbance activities within 300 feet of suitable nesting habitat for the observed protected bird species until August 31.

Alternatively, the Qualified Biologist could continue the surveys in order to locate any nests. If an active nest is located, clearing and construction within 300 feet of the nest or as determined by a qualified biological monitor, shall be postponed until the nest is vacated and juveniles have fledged and when there is no evidence of a second attempt at nesting. The buffer zone from the nest shall be established in the field with flagging and stakes. Construction personnel shall be instructed on the sensitivity of the area.

The applicant shall record the results of the recommended protective measures described above to document compliance with applicable State and Federal laws pertaining to the protection of native birds. Such record shall be submitted and received into the case file for the associated discretionary action permitting the project.

MM-20. All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multi-trunked, as measured 54 inches above the ground) non-protected trees on the site proposed for removal shall be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the parkway of the adjacent public right(s)-of-way, may be counted toward replacement tree requirements.

Removal or planting of any tree in the public right-of-way requires approval of the Board of Public Works. Contact Urban Forestry Division at: 213-847-3077.


All trees in the public right-of-way shall be provided per the current standards of the Urban Forestry Division, Bureau of Street Services, Department of Public Works.

MM-21. Install habitat consistent with the Los Angeles County approved landscape guidelines within the river frontage setback.

MM-22. Maintain landscape in a manner suitable to a riparian habitat.

MM-23. If any archaeological materials are encountered during the course of the Project development, all further development activity shall halt and:

a) The services of an archaeologist shall then be secured by contacting the South Central Coastal Information Center (657-278-5395) located at California State University Fullerton, or a member of the Society of Professional Archaeologist (SOPA) or a SOPA-qualified archaeologist, who shall assess the discovered material(s) and prepare a survey, study, or report evaluating the impact.

b) The archaeologist’s survey, study or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource.

c) The applicant shall comply with the recommendations of the evaluating archaeologist, as contained in the survey, study or report.

d) Project development activities may resume once copies of the archaeological survey, study or report are submitted to:

SCCIC Department of Anthropology McCarthy Hall 477 CSU Fullerton800 North State College Boulevard Fullerton, CA 92834

MM-24. Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, archaeological reports have been submitted, or a statement indicating that no material was discovered.

MM-25. A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a grading permit

MM-26. If any paleontological materials are encountered during the course of the Project development, all further development activities shall halt and:

a) The services of a paleontologist shall be secured by contacting the Center for Public Paleontology - USC, UCLA, Cal State Los Angeles, Cal State Long Beach, or the County Natural History Museum - who shall assess the discovered material(s) and prepare a survey, study or report evaluating the impact.

b) The paleontologist's survey, study or report shall contain a recommendation(s), if necessary, for the preservation, conservation, or relocation of the resource.


c) The applicant shall comply with the recommendations of the evaluating paleontologist, as contained in the survey, study or report.

d) Project development activities may resume once copies of the paleontological survey, study or report are submitted to the Los Angeles County Natural History Museum.

MM-27 Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any, paleontological reports have been submitted, or a statement indicating that no material was discovered. A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a grading permit.

MM-28. In the event that human remains are discovered during excavation activities, the following procedure shall be observed:

a) Stop immediately and contact the County Coroner:1104 N. Mission Road Los Angeles, CA 90033323-343-0512 (8 a.m. to 5 p.m. Monday through Friday) or 323-343-0714 (After Hours, Saturday, Sunday, and Holidays)

b) The coroner has two working days to examine human remains after being notified by the responsible person. If the remains are Native American, the Coroner has 24 hours to notify the Native American Heritage Commission.

c) The Native American Heritage Commission will immediately notify the person it believes to be the most likely descendent of the deceased Native American.

d) The most likely descendent has 48 hours to make recommendations to the owner, or representative, for the treatment or disposition, with proper dignity, of the human remains and grave goods.

e) If the descendent does not make recommendations within 48 hours the owner shall re inter the remains in an area of the property secure from further disturbance, or;

f) If the owner does not accept the descendant’s recommendations, the owner or the descendent may request mediation by the Native American Heritage Commission.

Discuss and confer means the meaningful and timely discussion careful consideration of the views of each party.

MM-29. The design and construction of the Project shall conform to the Uniform Building Code seismic standards as approved by the Department of Building and Safety.

MM-30. The Project Applicant shall provide staked signage at the site with a minimum of 3-inch lettering containing contact information for the Senior Street Use

VESTING TENTATIVE TRACT MAP NO, VTT-72736-SL Page 16

Inspector (Department of Public Works), the Senior Grading Inspector (LADBS) and the hauling or general contractor.

Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. All grading activities require grading permits from the Department of Building and Safety. Additional provisions are required for grading activities within Hillside areas. The application of BMPs includes but is not limited to the following mitigation measures:

MM-31.

Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), diversion dikes shall be constructed to channel runoff around the site. Channels shall be lined with grass or roughened pavement to reduce runoff velocity.

a.

b. Stockpiles, excavated, and exposed soil shall be covered with secured tarps, plastic sheeting, erosion control fabrics, or treated with a biodegradable soil stabilizer.

MM-32. The Project shall comply with the conditions contained within the Department of Building and Safety’s Geology and Soils Report Approval Letter for the Proposed Project, and as it may be subsequently amended or modified.

MM-33. Prior to the issuance of any permit for the demolition or alteration of the existing structure(s), the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant indicating that no Asbestos-Containing Materials (ACM) are present in the building. If ACMs are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other applicable State and Federal rules and regulations.

MM-34. Prior to issuance of any permit for the demolition or alteration of the existing structure(s), a lead-based paint survey shall be performed in accordance with LADBS standards and to the written satisfaction of the Department of Building and Safety. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to OSHA regulations.

MM-35. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains

MM-36 All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off-site. Drip pans or drop clothes shall be used to catch drips and spills.

MM-37. Pavement shall not be hosed down at material spills. Dry cleanup methods shall be used whenever possible.

MM-38. Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placed under a roof or be covered with tarps or plastic sheeting.

MM-39. Environmental impacts may result from erosion carrying sediments and/or the release of toxins into the stormwater drainage channels. However, the


potential impacts will be mitigated to a less than significant level by incorporating stormwater pollution control measures. Ordinance No. 172,176 and Ordinance No. 173,494 specify Stormwater and Urban Runoff Pollution Control, which requires the application of Best Management Practices (BMPs). Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. Applicants must meet the requirements of the Standard Urban Stormwater Mitigation Plan (SUSMP) approved by Los Angeles Regional Water Quality Control Board, including the following (a copy of the SUSMP can be downloaded at: http://www.swrcb.ca.gov/rwqcb4/):

Project applicants are required to implement stormwater BMPs to treat and infiltrate the runoff from a storm event producing 3/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook Part B Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required.

a.

Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion.

b.

Limit clearing and grading of native vegetation at the project site to the minimum needed to build lots, allow access, and provide fire protection.

c.

d. Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, and promoting the use of native and/or drought tolerant plants.

Promote natural vegetation by using parking lot islands and other landscaped areas.

e.

f. Any connection to the sanitary sewer must have authorization from the Bureau of Sanitation.

Incorporate appropriate erosion control and drainage devices, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. Protect outlets of culverts, conduits or channels from erosion by discharge velocities by installing a rock outlet protection. Rock outlet protection is a physical devise composed of rock, grouted riprap, or concrete rubble placed at the outlet of a pipe. Install sediment traps below the pipe-outlet. Inspect, repair and maintain the outlet protection after each significant rain.

9-

h. All storm drain inlets and catch basins within the project area must be stenciled with prohibitive language (such as NO DUMPING - DRAINS TO OCEAN) and/or graphical icons to discourage illegal dumping.

Signs and prohibitive language and/or graphical icons, which prohibit illegal dumping, must be posted at public access points along channels and creeks within the project area.

i.

http://www.swrcb.ca.gov/rwqcb4/


Legibility of stencils and signs must be maintained.J-

k. Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevent contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs.

I. The storage area must be paved and sufficiently impervious to contain leaks and spills.

The storage area must have a roof or awning to minimize collection of stormwater within the secondary containment area

m.

The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturer's instructions.

n.

Reduce impervious surface area by using permeable pavement materials where appropriate, including: pervious concrete/asphalt; unit pavers, i.e. turf block; and granular materials, i.e. crushed aggregates, cobbles.

o.

Install Roof runoff systems where site is suitable for installation. Runoff from rooftops is relatively clean, can provide groundwater recharge and reduce excess runoff into storm drains.

P-

Guest parking lots constitute a significant portion of the impervious land coverage. To reduce the quantity of runoff, parking lots can be designed one of two ways:

q-

Hybrid Lot - parking stalls utilize permeable materials, such as crushed aggregate, aisles are constructed of conventional materials such as asphalt;

i.

Parking Grove - is a variation on the permeable stall design, a grid of trees and bollards are added to delineate parking stalls. This design presents an attractive open space when cars are absent, and shade when cars are present.

ii.

Paint messages that prohibit the dumping of improper materials into the storm drain system adjacent to storm drain inlets. Prefabricated stencils can be obtained from the Dept, of Public Works, Stormwater Management Division.

r.

Design an efficient irrigation system to minimize runoff including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers.

s.

Runoff from hillside areas can be collected in a vegetative swale, wett.


pond, or extended detention basin, before it reaches the storm drain system.

MM-40. Project applicants are required to implement stormwater BMPs to treat and Infiltrate the runoff from a storm event producing .inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook Part B Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required.

MM-41. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate for Developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion.

MM-42. Limit clearing and grading of native vegetation at the project site to the minimum needed to build lots, allow access, and provide fire protection.

MM-43. Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, and promoting the use of native and/or drought tolerant plants.

MM-44. Promote natural vegetation by using parking lot islands and other landscaped areas.

MM-45. Preserve riparian areas and wetlands.

MM-46. The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturer's instructions.

MM-47. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible.

MM-48. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.

MM-49. Demolition and construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

MM-50. The project contractor shall use power construction equipment with state-of- the-art noise shielding and muffling devices.

MM-51. Noise and groundborne vibration construction activities whose specific location on the site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise- and vibration-sensitive land uses, and natural and/or manmade barriers (e.g., intervening construction trailers) shall be used to


screen propagation of noise from such activities towards these land uses to the maximum extent possible.

MM-52. Barriers such as, but not limited to, plywood structures or flexible sound control curtains extending eight feet in height shall be erected around the perimeter of the construction site to minimize the amount of noise during construction on the nearby noise-sensitive uses.

MM-53. The Project shall comply with the City of Los Angeles Building Regulations Ordinance No. 178048, which requires a construction site notice to be provided that includes the following information: job site address, permit number, name and phone number of the contractor and owner or owner’s agent, hours of construction allowed by code or any discretionary approval for the site, and City telephone numbers where violations can be reported. The notice shall be posted and maintained at the construction site prior to the start of construction and displayed in a location that is readily visible to the public.

MM-54. Wall and floor-ceiling assemblies separating commercial tenant spaces, residential units, and public places, shall have a Sound Transmission Coefficient (STC) value of at least 50, as determined in accordance with ASTM E90 and ASTM E413.

MM-55. All exterior windows shall be constructed with double-pane glass and use exterior wall construction which provides a Sound Transmission Coefficient (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

MM-56. The applicant, as an alternative, may retain an acoustical engineer to submit evidence, along with the application for a building permit, any alternative means of sound insulation sufficient to mitigate interior noise levels below a CNEL of 45 dBA in any habitable room.

MM-57. The following recommendations of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The plot plan shall include the following minimum design features: fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane.

MM-58. Fences shall be constructed around the site to minimize trespassing, vandalism, short-cut attractions and attractive nuisances.

MM-59. The plans shall incorporate the Design Guidelines (defined in the following sentence) relative to security, semi-public and private spaces, which may include but not be limited to access control to building, secured parking facilities, walls/fences with key systems, well-illuminated public and semi-public space designed with a minimum of dead space to eliminate areas of concealment, location of toilet facilities or building entrances in high-foot traffic areas, and provision of security guard patrol throughout the project site if needed. Please refer to “Design Out Crime Guidelines: Crime Prevention Through Environmental Design,” published by the Los Angeles Police


Department. Contact the Community Relations Division, located at 100 W. 1st Street, #250, Los Angeles, CA 90012; (213) 486-6000. These measures shall be approved by the Police Department prior to the issuance of building permits.

MM-60. The developer and contractors shall maintain ongoing contact with administrators of Dorris Place Elementary School. The administrative offices shall be contacted when demolition, grading and construction activity begin on the project site so that students and their parents will know when such activities are to occur. The developer shall obtain school walk and bus routes to the schools from either the administrators or from the LAUSD’s Transportation Branch (323) 342-1400 and guarantee that safe and convenient pedestrian and bus routes to the school be maintained.

MM-61. The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.

MM-62. There shall be no staging or parking of construction vehicles, including vehicles to transport workers on any of the streets adjacent to the school.

MM-63 Due to noise impacts on the schools, no construction vehicles or haul trucks shall be staged or idled on these streets during school hours.

MM-64. The applicant shall pay school fees to the Los Angeles Unified School District to offset the impact of additional student enrollment at schools serving the Project area.

MM-65. Pursuant to Section 17.12 of the Los Angeles Municipal Code, the applicant shall pay the applicable Quimby fees for the construction of dwelling units.

MM-66. Implementing measure(s) detailed in the Department of Transportation’s communication to the Planning Department dated June 18, 2014 shall be complied with. Such report and mitigation measure(s) are incorporated herein by reference.

MM-67. With the exception of single-family homes, projects with river frontage in excess of 200 linear feet and more than 400 linear feet from a public access point must include a pedestrian walkway to the river. An additional paseo is required for each additional 400 linear feet of river frontage. Access to the river via the paseo shall be available consistent with the hours of public access to the river.

MM-68. The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.

MM-69. The applicant shall submit a parking and driveway plan that incorporates design features that reduce accidents, to the Bureau of Engineering and the Department of Transportation for approval.

MM-70. The Project shall comply with Ordinance No. 170,978 (Water Management Ordinance), which imposes numerous water conservation measures in landscape, installation, and maintenance (e.g., use drip irrigation and soak hoses in lieu of sprinklers to lower the amount of water lost to evaporation and overspray, set automatic sprinkler systems to irrigate during the early morning or evening hours to minimize water loss due to evaporation, and water less in the cooler months and during the rainy season).


MM-71. In addition to the requirements of the Landscape Ordinance, the landscape plan shall incorporate the following:

Weather-based irrigation controller with rain shutoff;Matched precipitation (flow) rates for sprinkler heads; Drip/microspray/subsurface irrigation where appropriate Minimum irrigation system distribution uniformity of 75 percent Proper hydro-zoning, turf minimization and use of native/drought tolerant plan materialsUse of landscape contouring to minimize precipitation runoff.

a.b.c.d.e.

f.

MM-72 A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for existing and expanded irrigated landscape areas totaling 5,000 sf. and greater.

MM-73. If conditions dictate pursuant to the LAMC, the Department of Water and Power may postpone new water connections for this Project until water supply capacity is adequate.

MM-74. Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets, and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate.

MM-75. Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.

MM-76. A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for all landscape irrigation uses.

MM-77 Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e.g. vacuum pump, ice machines, by passing the water through equipment and discharging the heated water to the sanitary wastewater system.)

MM-78. All restroom faucets shall be of a self-closing design.

MM-79. Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0 gallons per minute.

MM-80. Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the Project, if proposed to be provided in either individual units and/or in a common laundry room(s). If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance.

MM-81 Install and utilize only high-efficiency Energy Star-rated dishwashers in the Project, if proposed to be provided. If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance.

MM-82. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass and other recyclable material. These bins shall be


emptied and recycled accordingly as a part of the Project’s regular solid waste disposal program.

MM-83. Prior to the issuance of any demolition or construction permit, the applicant shall provide a copy of the receipt or contract from a waste disposal company providing services to the project, specifying recycled waste service(s), to the satisfaction of the Department of Building and Safety. The demolition and construction contractor(s) shall only contract for waste disposal services with a company that recycles demolition and/or construction related wastes.

MM-84. To facilitate on-site separation and recycling of demolition- and construction- related wastes, the contactor(s) shall provide temporary waste separation bins on-site during demolition and construction. These bins shall be emptied and the contents recycled accordingly as a part of the project’s regular solid waste disposal program.

MM-85. All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle demolition and construction materials including: solvents, water- based paints, vehicle fluids, broken asphalt and concrete, bricks, metals, wood, and vegetation. Non-recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site.

MM-86. The conditions outlined in this proposed mitigated negative declaration which are not already required by law shall be required as condition(s) of approval by the decision-making body except as noted on the face page of this document. Therefore, it is concluded that no significant impacts are apparent which might result from this project's implementation.

Construction Mitigation Conditions - Prior to the issuance of a grading or building permit, or the recordation of the final map, the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department, binding the subdivider and all successors to the following: (MM)

30.

CM-1. That a sign be required on site clearly stating a contact/complaint telephone number that provides contact to a live voice, not a recording or voice mail, during all hours of construction, the construction site address, and the tract map number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYS BEFORE CONSTRUCTION IS TO BEGIN.

Locate the sign in a conspicuous place on the subject site or structure (if developed) so that the public can easily read it. The sign must be sturdily attached to a wooden post if it will be freestanding.

a.

Regardless of who posts the site, it is always the responsibility of the applicant to assure that the notice is firmly attached, legible, and remains in that condition throughout the entire construction period.

b.

If the case involves more than one street frontage, post a sign on each street frontage involved. If a site exceeds five (5) acres in size, a separate notice of posting will be required for each five (5) acres or portion thereof. Each sign must be posted in a prominent location.

c.


CM-2. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent.

CM-3. The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by construction and hauling, and at all times provide reasonable control of dust caused by wind.

CM-4. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.

CM-5. All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust.

CM-6. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.

CM-7. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

CM-8. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible.

CM-9. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.

CM-10. Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

CM-11. The project contractor shall use power construction equipment with state-of- the-art noise shielding and muffling devices.

CM-12. Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity.

CM-13. Stockpiles, excavated soil, and exposed soil shall be covered with secured tarps, plastic sheeting, erosion control fabrics, or treated with a bio-degradable soil stabilizer.

CM-14. All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non recyclable materials/wastes must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site.

CM-15. Clean up leaks, drips and spills immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains.


CM-16. Do not hose down pavement at material spills. Use dry cleanup methods whenever possible.

CM-17. Cover and maintain dumpsters. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting.

CM-18. Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into streets.

CM-19. Conduct all vehicle/equipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes to catch drips and spills.

CM-20. Trucks having no current activity shall not idle but be turned off.

CM-21. Fences shall be constructed around the site to minimize trespassing vandalism, short-cut attractions and attractive nuisances.

CM-22. A cash bond or security ("Bond") shall be posted in accordance with terms, specifications, and conditions to the satisfaction of the Bureau of Engineering and shall remain in full force and effect to guarantee that any damage incurred to the roadway adjacent to the property, which may result from any construction activity on the site, is properly repaired by the applicant.

CM-23. Prior to the issuance of a Certificate of Occupancy, any damage incurred to the roadway adjacent to the property, which may result from any construction activity on the site, shall be properly repaired by the applicant to the satisfaction of the Bureau of Engineering. The applicant is hereby advised to obtain all necessary permits to facilitate this construction/repair.

CM-24. The applicant shall affix or paint a plainly visible sign, on publically accessible portions of the construction barriers, with the following language: "POST NO BILLS".

Such language shall appear at intervals of no less than 25 feet along the length of the publically accessible portions of the barrier.

a.

b. The applicant shall be responsible for maintaining the visibility of the required signage and for maintaining the construction barrier free and clear of any unauthorized signs within 48 hours of occurrence.

DEPARTMENT OF CITY PLANNING-STANDARD SMALL LOT CONDITIONS

SL-1. That approval of this tract constitutes approval of model home uses, including a sales office and off-street parking. If models are constructed under this tract approval, the following conditions shall apply:

Prior to recordation of the final map, the subdivider shall submit a plot plan for approval by the Division of Land Section of the Department of City Planning showing the location of the model dwellings, sales office and off-street parking. The sales office must be within one of the model buildings.

1.


2. All other conditions applying to Model Dwellings under Section 12.22-A.10 and 11 and Section 17.05-0 of the LAMC shall be fully complied with satisfactory to the Department of Building and Safety.

SL-2. Prior to obtaining any grading or building permits before the recordation of the final map, a landscape plan shall prepared by a licensed landscape architect, be submitted to and approved by the Advisory Agency in accordance with CP-6730. The landscape plan shall identify tree replacement on a 1:1 basis by a minimum of 24-inch box trees for the unavoidable loss of desirable trees on the site.

In the event the subdivider decides not to request a permit before the recordation of the final map, a covenant and agreement satisfactory to the Advisory Agency guaranteeing the submission of such plan before obtaining any permit shall be recorded.

BUREAU OF ENGINEERING - STANDARD CONDITIONS

S-1. (a) That the sewerage facilities charge be deposited prior to recordation of the final map over all of the tract in conformance with Section 64.11.2 of the LAMC.

(b) That survey boundary monuments be established in the field in a manner satisfactory to the City Engineer and located within the California Coordinate System prior to recordation of the final map. Any alternative measure approved by the City Engineer would require prior submission of complete field notes in support of the boundary survey.

(c) That satisfactory arrangements be made with both the Water System and the Power System of the Department of Water and Power with respect to water mains, fire hydrants, service connections and public utility easements.

(d) That any necessary sewer, street, drainage and street lighting easements be dedicated. In the event it is necessary to obtain off-site easements by separate instruments, records of the Bureau of Right-of-Way and Land shall verify that such easements have been obtained. The above requirements do not apply to easements of off-site sewers to be provided by the City.

(e) That drainage matters be taken care of satisfactory to the City Engineer.

(f) That satisfactory street, sewer and drainage plans and profiles as required, together with a lot grading plan of the tract and any necessary topography of adjoining areas be submitted to the City Engineer.

(g) That any required slope easements be dedicated by the final map.

(h) That each lot in the tract complies with the width and area requirements of the Zoning Ordinance.

(0 That 1 -foot future streets and/or alleys be shown along the outside of incomplete public dedications and across the termini of all dedications abutting unsubdivided property. The 1 -foot dedications on the map shall include a restriction against their use of access purposes until such time as they are accepted for public use.

(j) That any 1 -foot future street and/or alley adjoining the tract be dedicated for


public use by the tract, or that a suitable resolution of acceptance be transmitted to the City Council with the final map.

(k) That no public street grade exceeds 15%.

(0 That any necessary additional street dedications be provided to comply with the Americans with Disabilities Act (ADA) of 1990.

S-2. That the following provisions be accomplished in conformity with the improvements constructed herein:

(a) Survey monuments shall be placed and permanently referenced to the satisfaction of the City Engineer. A set of approved field notes shall be furnished, or such work shall be suitably guaranteed, except where the setting of boundary monuments requires that other procedures be followed.

(b) Make satisfactory arrangements with the Department of Transportation with respect to street name, warning, regulatory and guide signs.

(c) All grading done on private property outside the tract boundaries in connection with public improvements shall be performed within dedicated slope easements or by grants of satisfactory rights of entry by the affected property owners.

(d) All improvements within public streets, private street, alleys and easements shall be constructed under permit in conformity with plans and specifications approved by the Bureau of Engineering.

(e) Any required bonded sewer fees shall be paid prior to recordation of the final map.

S-3. That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed:

(a) Construct on-site sewers to serve the tract as determined by the City Engineer.

(b) Construct any necessary drainage facilities.

(c) Install the following street lighting facilities to serve the tract as required by the Bureau of Street Lighting:

1. No street lighting improvements if no street widening per BOE improvement conditions. Otherwise relocate and upgrade street lights; two (2) on Blake Avenue.

NOTES:

The quantity of street lights identified may be modified slightly during the plan check process based on illumination calculations and equipment selection.

Conditions set: 1) in compliance with a Specific Plan, 2) by LADOT), or 3) by other legal instrument excluding the Bureau of Engineering conditions, requiring an improvement that will change the geometries of the public roadway or driveway apron may require additional or the reconstruction of street lighting improvements as part of that condition.


(d) Plant street trees and remove any existing trees within dedicated streets or proposed dedicated streets as required by the Urban Forestry Division of the Bureau of Street Maintenance. All street tree plantings shall be brought up to current standards. When the City has previously been paid for tree planting, the subdivider or contractor shall notify the Urban Forestry Division (213-485-5675) upon completion of construction to expedite tree planting.

(e) Repair or replace any off-grade or broken curb, gutter and sidewalk satisfactory to the City Engineer.

(f) Construct access ramps for the handicapped as required by the City Engineer.

(g) Close any unused driveways satisfactory to the City Engineer.

Construct any necessary additional street improvements to comply with the Americans with Disabilities Act (ADA) of 1990.

(h)

(i) That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed:

a) Improve Blake Avenue adjoining the subdivision by the construction of the followings:

(1) A concrete curb, a concrete gutter, and an 8-foot wide concrete sidewalk with tree wells.

(2) Suitable surfacing to join the existing pavements and to complete a 22- foot half roadway.

(3) Any necessary removal and reconstruction of existing improvements.

(4) The necessary transitions to join the existing improvements.

b) Construct the necessary on-site mainline sewers satisfactory to the City Engineer.

NOTES:

The Advisory Agency approval is the maximum number of units permitted under the tract action. However the existing or proposed zoning may not permit this density.

Approval from Board of Public Works may be necessary before removal of any street trees in conjunction with the improvements in this tract map through Bureau of Street Services Urban Forestry Division.

Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power, Power System, to pay for removal, relocation, replacement or adjustment of power facilities due to this development. The subdivider must make arrangements for the underground installation of all new utility lines in conformance with LAMC Section 17.05N.

The final map must record within 36 months of this approval, unless a time extension is granted before the end of such period.

The Advisory Agency hereby finds that this tract conforms to the California Water Code, as required by the Subdivision Map Act.


The subdivider should consult the Department of Water and Power to obtain energy saving design features which can be incorporated into the final building plans for the subject

development. As part of the Total Energy Management Program of the Department of Water and Power, this no-cost consultation service will be provided to the subdivider upon his request.

Conditions For Effectuating (T) Tentative Classification Removal

Pursuant to Section 12.32-G of the Municipal Code, the (T) or [T] Tentative Classification shall be removed by the recordation of a final parcel or tract map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approval or guarantees provided to the Department of City Planning for attachment to the subject planning case file.

Dedications and Improvements. Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional, and Federal government agencies as may be necessary).

Responsibilities/Guarantees.

As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer.

1.

Bureau of Engineering. Prior to the issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicant/developer shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency’s consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning.

2.

Dedication Required:a.

i. Topanga Canyon Boulevard (Boulevard II) - Accept the 2-foot future street and dedicate an additional 3 feet of land along Parcels A and B of PM 1803. Dedicate a 3-foot wide strip of land along the property of Lots 1 and 2, Block 77 of


Owensmouth Tract, including a 15-foot by 15-foot cut corner at the intersection with Gault Street in accordance to Mobility Plan 2035.

Gault Street (Local Street) - None

Alley (S/o of Gault Street and E/o Topanga Canyon Boulevard) - NoneIV.

b. Improvements Required:

Topanga Canyon Boulevard - Construct a 15-foot wide full-width concrete sidewalk along the property frontage. Close all unused driveways with standard 15-foot sidewalk, concrete curb and 2-foot gutter. Upgrade all driveways and construct a new access ramp at the corner intersection with Gault Street to comply with ADA requirements.

i.

Gault Street - Construct a 12-foot wide concrete sidewalk, integral concrete curb and 2-foot gutter along the property frontage. Repair and replace all broken and off-grade asphalt concrete and concrete pavement along the property frontage.

it.

Alley - Repair all broken, off-grade or bad order alley pavement. Upgrade the alley intersection with Gault Street to comply with the City standards.

hi.

Street Trees. Install tree wells with root barriers and plant street trees satisfactory to the City Engineer and the Urban Forestry Division of the Bureau of Street Services. The developer shall plant street trees and remove any existing trees within dedicated streets or proposed dedicated streets as required by the Urban Forestry Division of the Bureau of Street Services. All street tree plantings shall be brought up to current standards. The actual number and location of new trees shall be determined at time of tree planting. The project shall provide a minimum of ten (10) street trees along Topanga Canyon Boulevard, unless a reduced amount is determined more appropriate by the Urban Forestry Division. The contractor shall notify the Urban Forestry Division at 213-847-3077 five working days prior to constructing the side walk for the marking of the tree(s) locations and species.

c.

Note: Removal of parkway trees or Protected Trees requires the Board of Public Works approval. Contact Urban Forestry Division at 213-847-3077 for tree removal permit information.

Drainage. Roof drainage and surface run-off from the property shall be collected and treated at the site and directed to the streets via drain system constructed under the sidewalk and through curb drains connected to the catch basin.

d.

Sewer. Sewer lines exist in Topanga Canyon Boulevard and in the Alley. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paid prior to obtaining a building permit.

e.

An investigation by the Bureau of Engineering Central District Office Sewer Counter may be necessary to determine the capacity of the existing public sewer lines to accommodate the proposed development. Capacity for the development exists at the City’s Sewage Treatment Plants. Submit a request to the Central District Office of the Bureau of Engineering at (213) 482-7050.


f. Submit shoring and lateral support plans to the Bureau of Engineering Excavation Counter for review and approval prior to excavating adjacent to the public right-of- way (213)482-7048.

Submit parking area and driveway plan to the Valley District Office of the Bureau of Engineering and the Department of Transportation for review and approval.

g-

h. Caltrans encroachment permit may be required for work in Topanga Canyon Boulevard.

Bureau of Street Lighting, No street lighting improvements if no street widening per Bureau of Engineering improvement conditions. Otherwise relocate and upgrade street lights; three (3) on Topanga Canyon Boulevard and one (1) on Gault Street.

3.

Department of Transportation. Satisfactory arrangements shall be made with the Department of Transportation to assure that a parking area and driveway plan be submitted to the Department of Transportation for approval prior to submittal of building permit plans for plan check by the Department of Building and Safety. Transportation approvals are conducted at 6262 Van Nuys Boulevard, Room 320, Van Nuys, CA 91401.

4.

5. Fire Department. Prior to the issuance of building permit, a plot plan shall be submitted to the Fire Department for approval.

Notice: If conditions dictate, connections to the public sewer system may be postponed until adequate capacity is available.

Notice: Certificates of Occupancy for the subject property will not be issued by the City until the construction of all the public improvements (streets, sewers, storm drains, etc.) as required herein, are completed to the satisfaction of the City Engineer.

CPC-2015-1741 -ZC-CU-ZAD-SPR 0-1

(Q) QUALIFIED CONDITIONS OF APPROVAL

Pursuant to Section 12.32-G of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the “Q” Qualified classification.

1. Street Frontage. A minimum of 70% of the subject property’s street frontage, inclusive of associated driveway aisles and landscaping, shall be utilized for commercial retail, restaurant, and similar uses. Direct pedestrian walkways leading from the public right-of-way along Topanga Canyon Boulevard shall be provided to such uses.

2. Landscaping. All proposed landscaping shall be consistent with the Los Angeles River Improvement Overlay District’s landscaping requirements.

a. The subject site’s alley abutting property line shall be landscaped with California Native vines, plants, trees selected from the Los Angeles River Master Plan, thereby creating a buffer that will sufficiently block visibility of the shopping center from the residential uses which adjoin the alley.

CPC-2015-1741 -ZC-CU-ZAD-SPR C-1

CONDITIONS OF APPROVAL

Pursuant to LAMC Section 12.24, 12.32 and 16.05 of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property.

Project Conditions

1. Use. Authorized herein is a three-story, 71,000 square-foot self-storage building composed of three stories and one basement level; a one-story, 3,500 square-foot commercial/restaurant building, and a 2,000 square-foot drive-through coffee shop.

Site Plan. The use and development of the subject property shall be in substantial conformance with the site plan, and elevations labeled Exhibit "A” attached to the subject case file. The location, type, and size of signage is not a part of this approval. Minor deviations may be allowed in order to comply with provisions of the Municipal Code and the conditions of approval.

2.

Hours of Operation.3.

a. The self-storage use may operate from 7:00 a.m. to 8:00 p.m., daily.

b. The cafe may operate from 5:00 a.m. to 11:00 p.m., daily.

c. All other uses shall operate in accordance with the commercial corner hours of operation from 7:00 a.m. to 11:00 p.m., unless subsequently granted relief for such.

d. Parking lot cleaning, sweeping, and trash/recycling pick-up and emptying or disposing of trash/recycling into outside containers is permitted to occur only between the hours of 7:00 a.m. and 8:00 p.m., Monday through Friday, and 10 a.m. to 4 p.m., Saturdays and Sundays.

4. Drive-through access.

a. A maximum of two (2) drive-through windows shall be provided. One (1) may be located within the proposed 2,000 square-foot coffee shop. One (1) may be located within the proposed 3,500 square-foot commercial retail/restaurant building, as shown on the Site Plan.

5. Driveway access

a. Along Topanga Canyon Boulevard, the southerly driveway, adjacent to the self-storage building, shall be restricted to ingress only.

Shared Automobile Parking.6.

a. A minimum of 59 shared parking spaces shall be provided for the project.

b. There shall be no reserved or otherwise restricted parking except for ADA Accessible Parking.

c. The project proponent/ property owner shall encourage and distribute literature to employees and patrons regarding the use of general Transportation Demand


Management (TDM) measures including, but not limited to, carpools, vanpools, and public transportation as alternatives to the single occupancy vehicle usage.

d. Modifications. If at any time after the effective date of the shared parking agreement, there are substantial modifications in the nature and operation of the shared parking facilities and/or the owner and all parties operating the shared parking facilities are in violation of any conditions of this shared parking agreement, the Office of Zoning Administration reserves the right to either modify the shared parking agreement by imposing new and/or different substitute conditions or to terminate the shared parking agreement if, in the Zoning Administrator’s opinion, its termination is necessary for the protection of persons in the surrounding neighborhoods or occupants of adjacent properties.

Fence. In lieu of a solid masonry wall, a six-foot (6’) high wrought-iron fence with an inground, trellised, landscape planter may be erected along the subject lot where the lot abuts the public alley.

7.

a. The subject site’s alley abutting property line shall be landscaped with mature California Native vines, plants, trees selected from the Los Angeles River Master Plan that are minimally 6 feet tall, thereby creating a buffer that will block visibility and buffer noise of the shopping center from the residential uses which adjoin the alley.

8. Bicycle Parking. Bicycle parking shall be provided consistent with LAMC Section 12.21- A,16.

Fagade. The fagade of all structures shall be in substantial conformance with the elevations and rendering labeled Exhibit “A.” The building identified as “Retail 02” on the site plan shall be articulated with the same fagade treatments as shown on the proposed self-storage building, so as to eliminate any blank walls.

9.

10. Trash.

Trash receptacles shall be stored in a fully enclosed building or structure, constructed with a solid roof, at all times.

a.

Trash/recycling containers shall be locked when not in use.b.

Trash/recycling containers shall not be placed in or block access to required parking or the adjoining alley.

c.

Landscaping. All open areas not used for buildings, driveways, parking areas, or walkways shall be attractively landscaped and maintained in accordance with a landscape plan and an automatic irrigation plan, prepared by a licensed Landscape Architect and to the satisfaction of the decision maker. All proposed landscaping shall be consistent with the Los Angeles River Improvement Overlay District’s landscaping requirements.

11.

a. A minimum of one 24-inch box tree (minimum trunk diameter of two inches and a height of eight feet at the time of planting) shall be planted for every four new surface parking spaces.

b. The trees shall be dispersed within the parking area so as to shade the surface parking area and shall be protected by a minimum 6-inch high curb, and landscape.


An automatic irrigation plan shall be approved by the Department of City Planning. Palm trees shall not be considered in meeting this requirement.

The genus or genera of the tree(s) shall provide a minimum crown of 30'- 50'. Please refer to City of Los Angeles Landscape Ordinance (Ord. No.170,978), Guidelines K - Vehicular Use Areas

c.

d. Planting of required trees within the public right-of-way shall obtain approval from the Urban Forestry Division prior to obtaining approval from the Department of City Planning. In the event that a required tree cannot be planted within the public right- of-way, those trees shall be planted on-site.

Drive-through Windows. The proposed speaker box/ordering systems shall be designed with noise-attenuating features (physical as well as operational) by a licensed acoustical sound engineer to assure that operational sounds shall be inaudible beyond the property line.

12.

Solar Building. The self-storage building shall be constructed with a solar photovoltaic system or an alternate system with renewable means of generating electricity.

13.

Electric Vehicle Stations. The project shall install a minimum of six (6) electric vehicle charging stations within the proposed parking lot.

14.

Roof Structures. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view by any abutting properties.

15,

Lighting. Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties or the public right-of-way, nor from above.

16.

Signage.17.

a. On-site signs shall be limited to the maximum allowable under the Municipal Code.

b. Multiple temporary signs in store windows and along building walls are not permitted.

Environmental Conditions

18. Increased Noise Levels (Demolition, Grading, and Construction Activities).

Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.

a.

Demolition and construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

b.

The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

c.

Noise and ground borne vibration construction activities whose specific location on the site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise- and vibration-sensitive land uses, and natural and/or manmade barriers (e.g., intervening

d.


construction trailers) shall be used to screen propagation of noise from such activities towards these land uses to the maximum extent possible.

Barriers such as, but not limited to, plywood structures or flexible sound control curtains shall be erected around the perimeter of the construction site to minimize the amount of noise during construction on nearby noise-sensitive uses.

e.

f. A construction work site traffic control plan shall be submitted to DOT’S Central District Office for review and approval prior to the start of any construction work. The plan shall show the location of any roadway or sidewalk closures, traffic detours, haul routes, hours of operation, protective devices, warning signs and access to abutting properties. All construction related traffic shall be restricted to off-peak hours.

The review and approval of the site plan for driveway dimension, access and circulation scheme, shall be coordinated with DOT’S Citywide Planning Coordination Section (201 N. Figueroa Street, 4th Floor, Station 3, @ 213-482-7024) to avoid delays in the building permit approval process.

All driveways shall be Case 2 driveways and 30 feet for two-way operations and 16 feet wide for one-way operations.

g-

All pick-up and drop-off activities shall take place on-site.h.

19. Pedestrian Safety.

Applicant shall plan construction and construction staging as to maintain pedestrian access on adjacent sidewalks throughout all construction phases. This requires the applicant to maintain adequate and safe pedestrian protection, including physical separation (including utilization of barriers such as K-Rails or scaffolding, etc) from work space and vehicular traffic and overhead protection, due to sidewalk closure or blockage, at all times.

a.

Temporary pedestrian facilities shall be adjacent to the project site and provide safe, accessible routes that replicate as nearly as practical the most desirable characteristics of the existing facility.

b.

Covered walkways shall be provided where pedestrians are exposed to potential injury from falling objects.

c.

d. Applicant shall keep sidewalk open during construction until only when it is absolutely required to close or block sidewalk for construction staging. Sidewalk shall be reopened as soon as reasonably feasible taking construction and construction staging into account.

Administrative Conditions

Grant. The Conditional Use grant is non-transferable and shall have no expiration date except as provided under Sections 12.24-M, 12.24-P and 12.24-Q of the Los Angeles Municipal Code.

20.

Approvals, Verification and Submittals.verification of consultations, reviews or approval, plans, etc, as may be required by the

Copies of any approvals, guarantees or21.


subject conditions, shall be provided to the Planning Department for placement in the subject file.

Code Compliance. All area, height and use regulations of the zone classification of the subject property shall be complied with, except wherein these conditions explicitly allow otherwise.

22.

Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded in the County Recorder’s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Planning Department for attachment to the file.

23.

Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public offices, legislation or their successors, designees or amendment to any legislation.

24.

Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Planning Department and any designated agency, or the agency’s successor and in accordance with any stated laws or regulations, or any amendments thereto.

25.

26. Building Plans. Page 1 of the grant and all the conditions of approval shall be printed on the building plans submitted to the City Planning Department and the Department of Building and Safety.

Department of Building & Safety. The granting of this determination by the Director of Planning does not in any way indicate full compliance with applicable provisions of the Los Angeles Municipal Code Chapter IX (Building Code). Any corrections and/or modifications to plans made subsequent to this determination by a Department of Building & 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 & 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.

27.

Department of Transportation. All requirements and conditions listed in the Department of Transportation traffic assessment letter dated March 26, 2015, and any subsequent revisions to this traffic assessment, be applied to the case, including the conditional use permit, ZA determination, and site plan review.

28.

Fire Department. Submit plot plans for Fire Department approval and review prior to recordation of the CPC Action.

29.

Corrective Conditions. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director pursuant to Section 12.27.1 of the Municipal Code, to impose additional corrective conditions, if, in the Commission’s or Director’s opinion, such conditions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.

30.


31. Expiration. The subject (T)(Q)C2-1VL-RIO Zone and the Project Conditions of Approval shall become null and void, and the rezoning proceeding shall be terminated, (a) if the applicant fails to remove the T Tentative classification within the six year time period provided in LAMC Section 12.32-G(h) including any extension or (b) upon applicant’s delivering to the Director of City Planning of written notice terminating the (T)(Q)C2-1 VL- RIO rezoning.

Expedited Processing Section. Prior to the clearance of any conditions, the applicant shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section.

32.

Indemnification and Reimbursement of Litigation Costs. Applicant shall do all of thefollowing:

33.

Defend and hold harmless the City from any and all actions against the City relating to or arising out of the City’s processing and approval of this entitlement, in whole or in part including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify of annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim.

a.

b. Reimburse the City for any and all costs incurred in defense of an action related to or arising out of the City’s processing and approval of the entitlement in whole or in part, including but not limited to payment of all court costs and attorney’s fees, costs of any judgment or awards against the City (including an award of attorney’s fees), damages, and/or settlement costs.

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 $25,000. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b).

c.

Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City’s interests. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b).

d.

If the City determines it necessary to protect the City’s interests, execute the indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition.

e.

The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.


The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event that Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation.

For purposes of this condition, the following definitions apply:

“City” shall be defined to include the City, its agents, officers, boards, commissions committees, employees, and volunteers.

“Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions include actions, as defined herein, alleging failure to comply with any federal, state or local law.

Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition.

VESTING TENTATIVE TRACT MAP NO. VTT-72736-SL F-1

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Vesting Tentative Tract Map No. 72736-CN, the Advisory Agency of the City of Los Angeles, pursuant to Sections 66473.1, 66474.60, .61 and .63 of the State of California Government Code (the Subdivision Map Act), makes the prescribed findings as follows:

(a) THE PROPOSED MAP WILL BE/IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.

The Project is in substantial conformance with the purposes, intent and provisions of the General Plan and the Silver Lake-Echo Park-Elysian Valley Community Plan. The Site is not located within a specific plan. The Project is consistent with the General Plan 20062014 Housing Element's purpose of providing housing for families of all economic income levels. Approval of the Project will help to satisfy the Housing Element target of producing 112,876 dwelling units (of which 48,839 are to be market- rate). The overall goal of the Housing Element is to have a City where "(h)ousing production and preservation result in an adequate supply of ownership and rental housing that is safe, healthy, sanitary and affordable to people of all income levels..." The Project in totality will be consistent with this goal by providing 117 new dwelling units for ownership and suitable infrastructure (internal circulation, public street dedications, sewerage, storm drains, etc.) to support the development. VTT-72736 will provide 100 small lot homes and approximately 25,000 square-feet of commercial area.

The Silver Lake - Echo Park - Elysian Valley Community Plan (the “Plan”) designates the Site for Commercial Manufacturing. The Plan also recognizes that Elysian Valley has been developed with a combination of single-family homes adjacent to industrial uses along the riverbanks of the Los Angeles River. The Site is within one of these areas with a mix of industrial and low-density residential uses. While the Site is designated Commercial Manufacturing, properties immediately adjacent to it are designated Low Medium I in the Plan. In addition, the CM zone allows residential uses with an R3 density by-right. Generally, by eliminating industrial uses on the Site adjacent to the riverbanks, the Project is reducing the incompatible industrial land uses from a portion of Elysian Valley. The proposed development would complement the surrounding neighborhood and provide new housing units as well as commercial uses to increase access to an active the river area.

The project site is subject to the ‘Q” conditioned imposed by Ordinance No 176825. The “Q” conditions limit certain uses, limits residential uses one unit per 1,200 square feet of buildable area, require a 10-foot dedication along the Los Angeles River, prescribes design standards for new and existing developments, states loading standards, provides for landscape buffers, prohibits certain signage types, prescribes lighting and noise standards, and sets residential building step backs and open space.

The “Q” conditions limits residential develop to one dwelling unit for every 1,200 square feet of buildable area and 25% of the units shall be three bedrooms or larger. The project site has a net lot area of 143,252 square feet and proposes 100 units. This is below the 119 dwelling units allowed. Additionally, 79 of the 100 proposed residential units will contain three (3) bedrooms.

Furthermore, the Project is consistent with the following goals and objectives enumerated in the Plan:


RESIDENTIAL

GOAL 1ENVIRONMENT FOR ALL ECONOMIC, AGE, AND ETHNIC SEGMENTS OF THE COMMUNITY.

A SAFE, SECURE, AND HIGH QUALITY RESIDENTIAL

Objective 1-1 Achieve and maintain a housing supply sufficient to meet the diverse economic and socioeconomic needs of current and projected population to the year 2010.

Although the Plan year of 2010 has passed (without an update to the Plan), the objective is still relevant, and the Project meets this objective by supplying the diverse housing needs within the community. The Project in totality will introduce a new, yet compatible housing type into the neighborhood. Diversity in housing product for various economic needs is demonstrated by the Project’s 100 small lot residential units, which include four (4) mixed-use units fronting Blake Avenue. The Project will introduce new housing stock in a community that has seen very little new residential construction in decades, further broadening the mix of housing supply available to the residents of Elysian Valley.

Policies

1-1.2 Improve the quality of existing single family and multiple family housing throughout the Plan Area.

1.1.3 Protect existing single family residential neighborhoods from new out-of-scale development.

Encourage new infill residential development that complements existing development and architectural style.

1-1.4

Promote the unique quality and functionality of the Community Plan Area's mixed single and multiple family residential neighborhoods by encouraging infill development that continues to offer a variety of housing opportunities that capitalize on the eclectic character and architectural styles of exiting development.

1-1.7

The Project satisfies these policies by offering residential and mixed-use small lot units that are compatible in terms of density, massing, and height with adjacent and nearby single- family and multi-family developed residential properties in the neighborhood. The Project is an infill development that provides both residential and commercial uses, provides ample open space, creates access and view corridors to the river and adds a variety of housing opportunities to the area. The Project has an architectural style that will complement and enhance the neighborhood and includes different neighborhoods within the small lot subdivision that will offer varying architectural styling. By replacing an obsolete manufacturing facility with new small lot units and commercial uses fronting the river and Blake Avenue, the Project will help revitalize the community and activate the river front.

Policies

1-3.1 Seek a high degree of architectural compatibility with articulated landscaping for new in-fill development to protect the character and scale of existing residential neighborhoods.


1-3.3 Consider factors such as neighborhood character and identity, compatibility of land uses, impacts on services and public facilities and impacts on traffic levels when changes in residential densities are proposed.

The Project's architecture, character, and scale is consistent with neighboring residential properties, which are primarily single-family homes with two-story multi-family buildings. The area is characterized with a mix of residential and light industrial uses. The Project will complement the existing neighborhood by incorporating a variety of architectural styling as well as articulation and step backs to break up the massing. The Project will also enhance the neighborhood by creating view corridors to the Los Angeles River and providing walking and bicycle access from Blake Avenue to the River. The Project's commercial uses will be neighborhood-serving and will active Blake Avenue. The transition of the Site from light industrial to residential and commercial uses should improve traffic in the area and eliminate the truck trips that were associated with the previous manufacturing use of the Site.

Objective 1-4 Promote and ensure the provision of adequate housing for all persons including special needs populations, regardless of income, age or ethnic background.

Policies

Promote greater individual choice in type, quality, price and location of housing.1-4.1

1-4.4 Increase home ownership options by providing opportunities for development of townhouses, condominiums and similar types of housing.

The Project complies with these objective and policies. The Project's 100 units of small- lot homes which include four (4) mixed-use small lots, will add diversity to the types of residential dwellings currently available in the neighborhood. The housing mix as it exists today is primarily conventional single-family homes and some multi-family residential buildings. A new generation of homebuyers are seeking to own homes without having to share walls but may not be looking for conventional homes on large lots. In addition, the new residential units will offer homebuyers convenient and desirable access to the scenic Los Angeles River Greenway Trail. The Project's total 100 for sale residential units will increase homeownership opportunities.

COMMERCIAL

GOAL 2VIABLE COMMERCIAL AREAS THAT OFFER A DIVERSITY OF GOODS AND SERVICES TO MEET THE NEEDS OF THE COMMUNITY IN THE PLAN AREA. COMMERCIAL AREAS SHOULD SATISFY MARKET DEMAND, MAXIMIZE CONVENIENCE AND ACCESSIBILITY WHILE PRESERVING AND ENHANCING THE UNIQUE HISTORIC AND CULTURAL IDENTITIES OF THE DISTRICT.

AN ECONOMICALLY VITAL COMMERCIAL SECTOR AND STRONG

Objective 2-1 Conserve and strengthen viable commercial development and encourage the reuse of obsolete commercial development.

Objective 2-3 Enhance the appearance of existing commercial districts.

Policies

2-3.1 Proposed developments should be designed to enhance and be compatible with existing adjacent development.


2.3-4 Preserve community character, scale and architectural diversity.

The Project includes four mixed-use small lot units, which will add approximately 2,200 square feet of new commercial area. Additionally, the project includes the adaptive reuse of three existing buildings (located on remainder parcels) providing a total of 27,672 square feet of commercial uses. The renovated and new commercial areas are intended to provide neighborhood serving uses which will help to revitalize the area and activate the riverfront. These uses will provide convenient goods and services to the residents in the neighborhood as well as visitors. There are currently few commercial/retail uses that serve the community. Since the majority of the commercial uses will be located within the existing buildings, the scale will remain that same as what currently exists. Further, retaining and adaptively re-using the existing buildings will keep with the character of the neighborhood.

OPEN SPACE

GOALS 5NEW DEVELOPMENT TO SERVE THE RECREATIONAL, ENVIRONMENTAL AND HEALTH NEEDS OF THE COMMUNITY.

A COMMUNITY WITH SUFFICIENT OPEN SPACE IN BALANCE WITH

Objective 5-1 Preserve existing and develop new open space resources.

Policies

5-1.1 Encourage the retention of passive and visual open space which provides a balance to the urban development of the Plan area.

Objective 5-2developed throughout the Plan area, including trails and facilities along the Los Angeles River, and new parks.

Provide/insure access to new recreational resources and open space

Policies

5-2.1 Insure that there is public access to any new open space and recreational facilities in the Plan Area, especially the Los Angeles River.

The Project is located directly adjacent to the Los Angeles River Greenbelt Trail and is designed to increase the public's access and view corridors to the river. Currently, bicyclists have limited options to access this trail from the east side of Blake Avenue. The closest opening to the trail from the east side of Blake Avenue near the Site is on Newell Street, approximately 1,500 feet to the north. The Project will provide several new public access points from Blake Avenue through the project site to the bicycle trail and river front. A landscaped park-like area with bioswales in and around the existing renovated commercial uses serve as a pedestrian and bike connection for the neighborhood to the river. Picnic areas adjacent the commercial use on the river and dog walk area are also provided.

The proposed small lot project will meet the intent of the aforementioned Community Plan’s Goals and Objectives and will provide much needed new home ownership opportunities for the : Silver Lake-Echo Park-Elysian Valley Community Plan area in the form of single-family dwellings as part of an infill development.


(b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.

The Subdivision Map Act defines the “design” of a proposed subdivision as the configuration and layout of the proposed lots, easements, and/or access. The “improvements” of a subdivision refers to the infrastructure that will serve the proposed subdivision. The design and improvements of the subdivision are consistent with the Silver Lake-Echo Park-Elysian Valley Community Plan and is subject to the regulations of the Los Angeles River Improvement Overlay (LA-RIO). The Proposed Project consists has 260 feet of frontage along Blake Avenue to the east, which is designated as a Local Street and approximately 500 feet of frontage along the Los Angeles River.. The Bureau of Engineering is requiring a 10--foot wide dedication along Blake Avenue and a 10-foot wide dedication along the Los Angeles River. Improvements within the public right-of- way along Blake Avenue and the River will be constructed prior to the recordation of the final map or suitably guaranteed to the satisfaction of the Bureau of Engineering. Furthermore, all necessary street improvements will be made to comply with the Americans with Disabilities Act (ADA) of 1990. The proposed subdivision is conditioned herein to require approval of the driveway and circulation plan by the Department of Transportation prior to the recordation of the final map.

The totality of the proposed project will provide 100 dwelling units, 2,262 square feet of new commercial area and approximately 25,410 square feet of renovated commercial area located on remainder parcels. The project provides public open space within the development and has been designed to provided pedestrian and bicycle access from Blake Avenue to the Los Angeles River. Additionally, the project includes the renovation of former industrial buildings into neighborhood serving commercial buildings along Blake Avenue and along the Los Angeles River.

As conditioned the design and improvements of the proposed project are consistent with the applicable General and Specific Plans.

The Subdivision Map Act requires that the proposed map be consistent with the General Plan. The Small Lot Design Guidelines, which are in conformance with the City’s General Plan Framework - Chapter 5, Urban Form and Neighborhood Design, allow the Advisory Agency to implement the purposes, intent, and provisions of the General Plan and its various elements, and effectively provides the Advisory Agency with the tools to make the consistency findings. As conditioned, the project substantially complies with the intent of the Small Lot Design Guidelines.

As conditioned, the design and improvements of the proposed subdivision are consistent with the applicable General Plan.

(c) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT.

The site is currently improved with surface parking that will be demolished. The site is not located within a designated hillside area or a Bureau of Engineering Special Grading Area., but is within a liquefaction area. The tract has been approved contingent upon the satisfaction of the Department of Building and Safety, Grading Division prior to the recordation of the map and issuance of any permits.The project site is not located within an Alquist-Priolo Fault Zone, and is located approximately 1.5 miles from the Upper Elysian Park Zone. The proposed development will be required to comply with current Building Codes to mitigate impacts of the


proposed development.

THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT.

(d)

The project site is bordered by light industrial uses to the north and south in the [Q]CM- 1 VL-RIO Zone; a parking buffer to the west, open space and the Los Angeles River to the east also in the OS-1XL-RIO Zone. The project site is within an area with a mix of industrial and low-density residential uses. While the Site is designated Commercial Manufacturing, properties immediately adjacent to it are designated Low Medium I in the Plan. In addition, the CM zone allows residential uses with an R3 density by-right. The project includes a total of 100 residential units and approximately 27,672 square feet of commercial area through the new construction and the renovation of existing buildings.

The Project is in substantial conformance with the purposes, intent and provisions of the General Plan and the Silver Lake-Echo Park-Elysian Valley Community Plan. The Site is not located within a specific plan. The Project is consistent with the General Plan 20062014 Housing Element's purpose of providing housing for families of all economic income levels. Approval of the Project will help to satisfy the Housing Element target of producing 112,876 dwelling units (of which 48,839 are to be market- rate). The overall goal of the Housing Element is to have a City where "(h)ousing production and preservation result in an adequate supply of ownership and rental housing that is safe, healthy, sanitary and affordable to people of all income levels..." The Project will be consistent with this goal by providing 100 new dwelling units for ownership and suitable infrastructure (internal circulation, public street dedications, sewerage, storm drains, etc.) to support the development.

The proposed height of the dwellings (approximately 40 feet) is consistent with maximum permitted height of 45-feet height of 45 feet as allowed in the [Q]CM-1 VL-RIO Zone.

THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITAT.

(e)

The Initial Study prepared for the project identifies potentially significant adverse impacts on fish or wildlife resources as far as earth, air, water, and risk of upset are concerned. The mitigation measures identified as part of the completed Initial Study are included as conditions of approval in the instant approval. The applicant’s compliance with all of the required mitigation measures will mitigate any identified potentially significant adverse environmental impacts to a less than significant level. Furthermore, the project site, as well as the surrounding area are presently developed with residential and light industrial uses. Although the project site is adjacent to the Los Angeles River, the project site does not provide a natural habitat for either fish or wildlife.

THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.There appear to be no potential public health problems caused by the design or improvement of the proposed subdivision.

(f)

The development is required to be connected to the City's sanitary sewer system, where the sewage will be directed to one of the City’s regional water treatment facilities, which


are subject to comply with the state’s water discharge standards. The Bureau of Engineering has reported that the proposed subdivision does not violate the existing California Water Code because the subdivision will be connected to the public sewer system and will have only a minor incremental impact on the quality of the effluent from the subject wastewater treatment facility.

(g) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION.

No such easements are known to exist. Needed public access for roads and utilities will be acquired by the City prior to the recordation of the proposed tract.

(h) THE DESIGN OF THE PROPOSED SUBDIVISION WILL PROVIDE, TO THE EXTENT FEASIBLE, FOR FUTURE PASSIVE OR NATURAL HEATING OR COOLING OPPORTUNITIES IN THE SUBDIVISION. (REF. SECTION 66473.1)

In assessing the feasibility of passive or natural heating or cooling opportunities in the proposed subdivision design, the applicant has prepared and submitted materials which consider the local climate, contours, configuration of the parcel(s) to be subdivided and other design and improvement requirements.

Providing for passive or natural heating or cooling opportunities will not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure under applicable planning and zoning in effect at the time the tentative map was filed.

The lot layout of the subdivision has taken into consideration the maximizing of the north/south orientation.

The topography of the site has been considered in the maximization of passive or natural heating and cooling opportunities.

In addition, prior to obtaining a building permit, the subdivider shall consider building construction techniques, such as overhanging eaves, location of windows, insulation, exhaust fans; planting of trees for shade purposes and the height of the buildings on the site in relation to adjacent development.

These findings shall apply to both the tentative and final maps for Vesting Tentative Tract Map No. 72736-SL.

los a c p cjan 21, 2016 · letter of determination mailing date: jan' 0-b '2016 case...

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