0=2 department of city planning recommendation...

0=2DEPARTMENT OF CITY PLANNING

Recommendation Report

Case No.: APCC-2015-795-BL-ZAA-Central Area Planning CommissionNovember 24, 2015 After 4:30 A.M.Los Angeles City Hall 200 North Spring Street, Room 1020 Los Angeles, CA 90012

CLQCEQA No.: Incidental Cases: Related Cases: Council No.:Plan Area: Specific Plan: Certified NC: GPLU:Zone:

ENV-2015-796-MNDVTT-73293-SLCPC-2009-944-GPA-ZC-HD

Date:Time:Place:

4HollywoodNoneHollywood Hills West Low Medium II Residential (T)(Q)RD1.5-1XL

Public Hearing: Appeal Status:

September 2, 2015 Building Line Removal is appealable only by the applicant to City Council if disapproved in whole or in part. Zoning Administrator’s Adjustment and “Q” Clarification are appealable to the City Council by any party. December 27, 2015

Applicant: Daniel Farasat, Sunset Fountain Partners, LLC

Kamran Kazemi, Tala & Associates

Representative:Expiration Date: Multiple Approval: Yes

PROJECTLOCATION:

1352-1356 North Fairfax Avenue

PROPOSEDPROJECT:

The project involves the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes. The units would range between approximately 1,400 square feet to 1,800 square feet. Lot 1 would have a maximum height of 35 feet to the top of the parapet and guardrails, and Lots 2 through 8 would have a maximum height of 33 feet, 6 inches to the top of the parapet and guardrails. Each unit would provide two parking spaces.

REQUESTEDACTIONS:

1) Pursuant to Section 12.32-R of the Los Angeles Municipal Code, a Building Line Removal for a 15-foot Building Line established by Ordinance No. 133,548;

2) Pursuant to Section 12.28-A of the Los Angeles Municipal Code, a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet;

3) Pursuant to Section 12.32-H of the Los Angeles Municipal Code, a Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586; and,

4) Pursuant to Section 21082.1(c)(3) of the California Public Resources Code, adoption of a Mitigated Negative Declaration (ENV-2015-796-MND) and Mitigation Monitoring Program for the subject use.

RECOMMENDED ACTIONS:

1) Approve and recommend that the City Council adopt the Building Line Removal aBuilding Line Removal for a 15-foot Building Line established by Ordinance No. 133,548;

APCC-2015-795-BL-ZAA-CLQ

Approve a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet;

2)

3) Approve a Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586;

4) Adopt the attached findings;

Adopt the Mitigated Negative Declaration No. ENV-2015-796-MND;5)

Adopt the Mitigation Monitoring Program for Mitigated Negative Declaration No. ENV- 2015-796-MND;

6)

7) Advise 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; and,

Advise the applicant that pursuant to State Fish and Game Code Section 711.4, 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.

8)

MICHAEL J. LOGRANDE Director of Planning j

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Jane Ghoi, AIC CiWPfanner

Jae H. KimAssociate Zoning Administrator

Oliver Netburn, City Planning Associate Hearing Officer Telephone: (213) 978-1382

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 North Spring Street, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to these programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 9781300.

APCC-2015-795-BL-ZAA-CLQ A-1

TABLE OF CONTENTS

Project Analysis.....

Project Summary Background Issues Conclusion

A-1

Conditions of Approval C-1

(Q) Clarification Q-1

Findings................................................

Building Line Removal Zoning Administrator’s Adjustment “Q” Clarification CEQA Findings

F-1

Public Hearing and Communications P-1

Exhibits:

Exhibit A - Vicinity Map Exhibit B - Radius Map

Exhibit C - Plans: Renderings, Site Plan, Elevations, and Landscape Plan Exhibit D - Environmental Clearance (ENV-2015-796-MND)

Exhibit E - Mitigation Monitoring Program for ENV-2015-796-MND

Exhibit F - VTT-73293-SL Tract Map


PROJECT ANALYSIS

Project Summary

The project involves the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes. The units would range in size between approximately 1,400 square feet to 1,800 square feet. Lot 1 would have a maximum height of 35 feet to the top of the guardrails, and Lots 2 through 8 would have a maximum height of 33 feet, 6 inches to the top of the guardrails. Each unit would provide two parking spaces.

The applicant is requesting the following discretionary approvals: (1) a Building Line Removal to remove a 15-foot Building Line established by Ordinance No. 133,548; (2) a Clarification of the (Q) Classification to clarify conditions relating to the site plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586; and (3) a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet.

A Vesting Tentative Tract Map (Case No. VTT-73293-SL) for a maximum of eight (8) small lots was filed concurrently with the instant request and was approved by the Advisory Agency on September 30, 2015.

Background

The subject property is a flat, rectangular site consisting of two interior lots and a total of approximately 13,100 square feet with a 100-foot long frontage along Fairfax Avenue and a depth of 130 feet. The property is developed with a one-story, 1,343 square-foot, single-family dwelling and a one-story, 1,544 square-foot, single-family dwelling, both built in 1920.

The property is located within the Hollywood Community Plan and includes a 15-foot Building Line. The site is located on Fairfax Avenue which is the border between the City of Los Angeles and the City of West Hollywood.

In 2009, a project was filed on the subject property for a 16-unit, 25,800 square-foot, 35-foot tall apartment building with 36 parking spaces at the ground floor. The applicant requested a General Plan Amendment from Low Medium II Residential to Medium Residential land use designation and a Zone Change from R1-1 and R2-1XL to R3-1.

In 2010, the City Planning Commission denied the requested General Plan Amendment and Zone Change and recommended that the City Council approve a Zone Change from R1-1 and R2-1XL to (T)(Q)RD1.5-1XL. In 2011, the City Council adopted the recommendation of the Planning Commission, approving a Zone Change to (T)(Q)RD1.5-1XL allowing a density of eight (8) units on the site.

The Zone Change adopted by the City Council imposed numerous (Q) Qualified Classification Conditions including the following:

Site Plan. Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department).These plans shall be in substantial conformance with the plot plan, elevations and landscape plans dated

2.


October 14, 2010, attached to the administrative file. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.

3. Parking. Parking shall be required pursuant to LAMC Section 12.21-A,4. The number of spaces provided, their location and access shall be in substantial conformance with the site plan marked Exhibit B-1 and attached to the administrative file. The following shall also apply: a. Tandem parking may be used only for the spaces which are assigned and designated for a single residential unit. b. If guest parking is provided, guest parking sign(s) shall be clearly posted at building entrance(s). The sign(s) shall be in large, easy to read lettering and shall indicate the general location of guest parking. Sign wording shall be to the satisfaction of the Planning Department and shall indicate the number of reserved guest parking spaces, c. If any guest parking is located behind security gates, the following shall be apply: 1) A remote electronic gate opening system shall be installed so that the security gate can be opened from each residential unit served by the secured guest parking. 2) An electronic intercommunication system shall be installed. The system shall be readily accessible to the drivers of guest vehicles and to the units served by the secured guest parking. 3) The security gate shall be set back from the public right-of-way so as to provide a waiting area for guest vehicles and to prohibit blockage or interference with the public right-of way by waiting guest vehicles.

Height. The height of all buildings and structures on the subject property shall not exceed 30 feet, as defined by Sections 12.03 and 12.21.1-B,3(a) and (b) of the Los Angeles Municipal Code. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties.

4.

Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall adjacent to residential use and/or zones shall be constructed if no such wall exists.

18.

Since the Zone Change, the proposed project has changed from an eight-unit apartment building to an eight-unit, Small Lot Subdivision. Therefore, the applicant has requested for a Building Line Removal to remove an established Building Line, a Zoning Administrator’s Adjustment to allow an increase in the permitted height and a Clarification of the (Q) Classification to clarify certain conditions of the adopted Zone Change which were specific to the eight-unit apartment building. The proposed density, eight (8) units, is permitted under the (T)(Q)RD1.5-1XL Zone.

Additionally, the applicant filed for a Vesting Tentative Tract Map (Case No. VTT-72393-SL) for the Small Lot subdivision which was approved by the Advisory Agency on September 30, 2015, subject to the approval of the request listed above and considered herein.

General Plan Land Use Designation

The Hollywood Community Plan designates the subject property for Low Medium II Residential land uses with corresponding zones of RD2 and RD1.5. The subject property is zoned (T)(Q)RD1.5-1XL.

Surrounding Properties

The surrounding land uses consist of Low II Residential, Low Medium II Residential and Neighborhood Office Commercial, and R1, R2, RD1.5, R3, C4 and P Zones. Surrounding properties are primarily developed with one- and two-story, single-family dwellings, one- to


three-story, multi-family dwellings and a commercial building. Properties to the east are within the Spaulding Square Historic Preservation Overlay Zone and to the west are within the City of West Hollywood.

Street and Circulation

Fairfax Avenue is an Avenue I (Secondary Highway), dedicated to a variable width ranging between 88 and 94 feet and improved with asphalt roadway and concrete curb, gutter and sidewalk.

Site Related Cases and Permits

VTT-73293-SL - On September 30, 2015, the Deputy Advisory Agency approved a Small Lot Subdivision for a maximum of eight (8) small lots. This case was filed concurrently with the instant request.

Case No. CPC-2009-944-GPA-ZC-HD - On December 8, 2010, the Los Angeles City Planning Commission 1) disapproved a General Plan Amendment to the Hollywood Community Plan from Low Medium II Residential to Medium Residential for the subject site and the add area; 2) disapproved a Zone Change and a Height District Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to R3-1 (maximum height 45 feet); and 3) approved a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to (T)(Q)RD1.5-1XL.

On February 9, 2011, the City Council adopted a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to (T)(Q)RD1.5-1XL. (Ordinance No. 181,586; effective March 30, 2011)

Case No. CPC-1986-831-GPC - March 22, 1989, the City Council adopted a Zone Change from R3-1 to R2-1XL. (Ordinance No. 164,712; May 16, 1989)

Case No. CPC-18784-BL - On December 5, 1966, the City Council adopted a Building Line Correction amending a Building Line along Fairfax Avenue. (Ordinance No. 133,548; effective January 11, 1967)

Case No. CPC-11253 - On January 6, 1966, the City Council adopted a Zone Change from R1- 1 to R3-1. (Ordinance No. 131,620; February 17, 1966)

Case No. CPC-10745-BL - On November 21, 1961, the City Council established a Building Line along Fairfax Avenue. (Ordinance No. 120,459)

Surrounding Related Cases

Case No. CPC-1990-602-PPR-ZC-BL - On November 23, 1992, the City Council adopted a Building Line Removal of a 15-foot Building Line along Fairfax Avenue, located at 1324-1326 Fairfax Avenue. (Ordinance No. 168,348; December 28, 1992)

Case No. CPC-29297-BL - On February 26, 1982, the City Council adopted a Building Line Removal of a 15-foot Building Line along Fairfax Avenue, located at 1414 Fairfax Avenue. (Ordinance No. 156,496; April 15, 1982)

Issues

Clarification of the Q Classification (Ordinance No. 181.586)


Site Plan

The adopted ordinance requires “substantial conformance with the plot plan, elevations and landscape plans dated October 14, 2010.” As the project has now changed from an apartment building to a Small Lot subdivision, the plot plan, elevations and landscape plans approved by the Advisory Agency are substantially different than those approved by the City Council in 2011. The requested Clarification would clarify the language in the (Q) Condition to reflect the proposed design.

Parking

The adopted ordinance requires all parking to be located within a single building, as was originally proposed. The proposed project locates parking within individual garages with each unit providing one (1) garage for two (2) cars. The requested Clarification would clarify the language in the (Q) Condition to reflect the proposed parking distribution.

Height

The adopted ordinance limits the building height to 30 feet, which is consistent with 1XL Height District; however, because the (Q) Condition sets a specific number of feet, there is no process typically available to the applicant to deviate from height limit other than a Zone Variance or new Zone Change. The requested Clarification would clarify the language in the (Q) Condition to read “1XL”, and thereby allow the applicant to apply for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C.

Perimeter walls

The adopted ordinance requires a 6-foot-high wall adjacent to residential uses. Because the applicant has been approved for an eight-unit subdivision, the project now includes multiple interior lot lines which are technically adjacent to residential uses. The requested Clarification would clarify the language in the (Q) Condition such that the only perimeter wall required would be around the entire perimeter of the subdivision, not the individual lots created by the approved subdivision.

Zoning Administrator’s Adjustment

The request for a 35-foot height limit for Lot 1 is to allow, in part, a common access easement along the southern portion of the small lot home on Lot 1. This is to comply with the Advisory Agency Policy, specifically that the common access easement has a vertical clearance of at least 11 feet in lieu of the typical nine (9) feet.

For Lots 2 through 8, the additional height is intended to allow for the construction of rooftop open space which requires railings around the perimeter of the open space and would, for the purpose of measuring height, result in a building height of 33 feet, 6 inches.

Conclusion

Staff recommends that the Central Area Planning Commission approve the requested Building Line Removal to remove a 15-foot Building Line, the Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots, and the Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586.


Staff also recommends the adoption of Mitigated Negative Declaration No. ENV-2015-796-MND and the associated Mitigation Monitoring Program.

APCC-2015-795-BL-ZAA-CLQ C-1

CONDITIONS OF APPROVAL

Pursuant to Sections 12.28-C and 12.32-H of the Los Angeles Municipal Code, the following conditions and Clarification of (Q) Conditions of Case No. CPC-2009-944-GPA-ZC-HD (Ordinance No. 181,586) are hereby imposed and made herein:

Entitlement Conditions

1. Site Plan. (Clarification of “Q” Condition No. 2)

Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department). These plans shall be in substantial conformance with the plot plan, elevations and landscape plans marked Exhibit "C" and dated November 24, 2015, attached to the administrative file, except as may be revised as a result of this action. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.

2. Parking. (Clarification of “Q” Condition No. 3)

Parking shall be provided pursuant to L.A.M.C. Section 12.21-A.4.

3. Height.

a. The height of all buildings and structures on the subject property shall be subject to Height District 1XL. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties. (Clarification of “Q” Condition No. 4)

b. Lot 1 - The maximum building height for shall not exceed 31 feet, 6 inches (3T-6”) with the exception of guardrails as described under Condition No. 2.c, below.

c. Lots 2 through 8 - The maximum building height for shall not exceed 30 feet (30’) with the exception of guardrails as described under Condition No. 2.d, below.

d. Guardrails -

i. The guardrail shall not exceed the minimum height required pursuant to Section 91.023.3 of the L.A.M.C.

ii. The guardrail shall be located at least 5'-0" from the perimeter of the roof.

iii. The guardrail shall be transparent/translucent (glass or plexiglass) or of an open design and be a minimum of 75% open.

4. Increased Noise Levels (Parking Wall). (Clarification of “Q” Condition No. 18)

Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall shall be constructed around the entire perimeter of the subject property. No walls shall be shall be required along interior lots lines within an approved Small Lot subdivision.


Environmental Conditions

5. Aesthetics (Landscape Plan). 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.

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

7. Aesthetics (Glare). 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.

8. Land Use/Planning. An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.

9. 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.

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

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

c.

10. Severe Noise Levels (Residential Fronting on Major or Secondary Highway, or adjacent to a Freeway).

All exterior windows having a line of sight of a Major or Secondary Highway shall be constructed with double-pane glass and use exterior wall construction which provides a Sound Transmission Class (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

a.

b. 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.

11. Public Services (Fire). 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.


12. Public Services (Police - Demolition/Construction Sites). Temporary construction fencing shall be placed along the periphery of the active construction areas to screen as much of the construction activity from view at the local street level and to keep unpermitted persons from entering the construction area.

13. Public Services (Police). The plans shall incorporate the design guidelines 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.

14. Safety Hazards.

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

a.

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.

b.

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.

c.

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.

d.

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

e.

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.

f.

The applicant shall incorporate a distinctive paving pattern within the driveway area when such area is designed to be shared by both pedestrians and automobiles.

9-

Administrative Conditions of Approval

15. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning for placement in the subjectfile.


Area, height and use regulations of the (T)(Q)RD1.5-1XL zone16. Code Compliance.classification of the subject property shall be complied with, except where granted herein or more restrictive conditions are imposed.

17. 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 Department of City Planning for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Department of City Planning for attachment to the file.

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

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

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

21. Corrective Conditions. The authorized use shall be conducted at all time with due regards to 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.

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

23. Indemnification and Reimbursement of Litigation Costs.

Applicant shall do all of the following:

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 (b).

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 (b).

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 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.

APCC-2015-795-BL-ZAA-CLQ F-1

FINDINGS

Building Line Removal Findings

The 15-foot Building Line at 1352-1356 Fairfax Avenue along the east side of the street was established on portions of Fairfax Avenue by Ordinance No. 133,548 (approved on December 5, 1966).

Historically, the primary function of the building line was to provide uniform setback of buildings. These are now considered archaic, as yard setbacks are required per the respective zone under the current LAMC. The imposition of the 15-foot building line would necessitate that two or three residential units be eliminated from this project. It is also not necessary for the purpose of obtaining minimum, uniform alignment from the street at which buildings, structures or improvements may be built or maintained, since a minimum front and side yard setbacks must be observed from the new lot line for any new building or structure.

Fairfax Avenue is an Avenue I (Secondary Highway), dedicated to a variable width ranging between 88 and 94 feet and would be sufficient for the current daily traffic flow. The subject property will be required to dedicate a two-foot wide strip of land along Fairfax Avenue adjoining the project to complete a 50-foot wide half right-of-way, therefore making the building line unnecessary.

The proposed project would provide an approximately eight-foot front yard setback from the new property line (10 feet from the current property line) and three (3) feet greater than required setback. Numerous buildings along Fairfax Avenue provide front yard setbacks less than the proposed eight (8) feet. As such, the proposed project is consistent with the type of development along the street.

In addition, the City Council has adopted two Building Line Removal ordinances (Ordinance Nos. 156,496 and 168,348) of the 15-foot Building Line along Fairfax Avenue within the same block as the subject property.

Therefore, the requested building line removal is in conformity with public necessity, convenience, general welfare, and good zoning practice in that its retention on the subject property is no longer necessary for the purpose of reserving a portion of the property for future highway dedication and improvement.

Zoning Administrator’s Adjustment Findings

While site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible, the project nonetheless conforms with the intent of those regulations.

1.

The applicant is requesting a Zoning Administrator’s Adjustment from Section 12.21.1- A,1 of the Los Angeles Municipal Code to permit building heights of 35 feet for Lot 1 and 33 feet, 6 inches for Lots 2 through 8 in lieu of the maximum permitted 30 feet.

The subject property is a flat, rectangular site consisting of two interior lot and a total of approximately 13,100 square feet with a 100-foot long frontage along Fairfax Avenue and a depth of 130 feet. The property is developed with a one-story, 1,343 square-foot,


single-family dwelling and a one-story, 1,544 square-foot, single-family dwelling, both built in 1920.

The project involves the construction of eight (8) small lot homes. The proposed units will range between approximately 1,400 square feet to 1,800 square feet and will each include a two-car garage. Each unit will also include a rooftop deck for outdoor open space.

One of the many goals of the Small Lot Ordinance is to create high-quality indoor and outdoor living environments for all residents. The construction of rooftop open space is a much-desired amenity in achieving this goal. Typically, when open space is required by the Municipal Code, railings at the rooftop used to create outdoor open space are not considered as part of the height of a building. However, because the Open Space requirements of the Municipal Code only apply to multi-family developments of six units or more, Small Lot projects, where each unit sits on its own lot, do not benefit from this exemption.

In this instance, the heights of the proposed buildings will be consistent with the allowable of height of 30 feet in that only the guardrails are permitted to exceed the allowable 30-foot height limit, with the exception of Lot 1. (Lot 1 requires an addition one-foot, six inches (1’-6”) to accommodate the clearance necessary (vertical clearance of at least 11 feet per Advisory Agency Policy) at the second floor for the common access easement.) However, in order to provide usable outdoor open space on the rooftop, the applicant must install safety railings which, because the subject project is considered a single-family development, will be included in the height calculation. Requiring the proposed railings to meet the allowable height would reduce the ceiling heights of each unit.

Nevertheless, in approving the additional height, conditions have been imposed herein to ensure that the proposed railings will be constructed in conformance with existing city policy.

Therefore, strict adherence to the zoning regulations is impractical and the project nonetheless conforms with the intent of those regulations.

In light of the project as a whole, including any mitigation measures imposed, the project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

2.


The surrounding land uses consist of Low II Residential, Low Medium II Residential and Neighborhood Office Commercial, and R1, R2, RD1.5, R3, C4 and P Zones. The surrounding properties are a mix of single- and multi-family dwellings and commercial uses. The properties to the north are zoned R2, C4 and P and improved with multi-story multi-family dwellings, commercial uses and surface parking. The properties to the east are zoned R1, improved with one- and two-story, single-family dwellings and located in the Spaulding Square Historic Preservation Overlay Zone. The properties to the south are zoned R1, R2 and R3 and improved with single- and multi-family dwellings. The properties to the west are within the City of West Hollywood.


On August 19, 2015, the City Planning Department issued Mitigated Negative Declaration No. ENV-2015-796-MND, This Mitigated Negative Declaration reflects the independent judgment of the lead agency and determined that this project would not have a significant effect upon the environment provided the potential impacts are mitigated to a less than significant level through the applied mitigation measures.

Furthermore, the buildings along the easterly property line have been set back approximately 15 feet from the easterly abutting properties which are within the Spaulding Square Historic Preservation Overlay Zone. In addition, the increase in the building height will only allow for the construction of railings on the rooftop in order to provide outdoor open space on the rooftop with the exception of Lot 1 which requires an additional one-foot, six inches (1’-6”) to accommodate the Advisory Agency Policy for common access easements. That additional height for that purpose would not result in any significant increase in shading on adjoining properties.

Therefore, the project as a whole will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

The project is in substantial conformance with the purpose, intent and provisions of the General Plan, the applicable community plan and any applicable specific plan.

3.


The subject property is located in the Hollywood Community Plan, which designates the subject property for Low Medium II Residential land uses with the corresponding zones of RD1.5 and RD2. The subject property is zoned (T)(Q)RD1.5-1XL.

The project proposes eight (8) small lot homes which is consistent with the density allowed in the RD1.5 Zone. The applicant could construct eight (8) dwelling units byright per the RD1.5 Zone. The project also proposes Floor Area Ratios (FAR) of between 0.7:1 and 1.3:1 on individual lots (1:1 across the entire site) which is consistent with the Floor Area allowed in the 1XL Height District. The applicant could develop at a FAR of 3:1 by-right per the 1XL Height District.

The increase in the building height of three and a half feet (3’6”) (and five feet for Lot 1 only) does not create additional units or floor area and will only allow for the construction of railings on the rooftop which would be require in order to provide outdoor open space on the rooftop.

Therefore, as the project is consistent with the allowable density and FAR and the increase in height does not create additional units or floor area, the project is in substantial conformance with the purpose, intent and provisions of the General Plan and the applicable community plan.

“Q” Clarification Findings

The request is consistent with the City Planning Commission’s Guidelines.1.

On February 9, 2011, the City Council adopted Ordinance No. 181,586 to allow a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to


(T)(Q)RD1.5-1XL. As part of the approval, the City Council imposed numerous (Q) Qualified Conditions including the following:

2. Site Plan. Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department). These plans shall be in substantial conformance with the plot plan, elevations and landscape plans dated October 14, 2010, attached to the administrative file. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.


4. Height. The height of all buildings and structures on the subject property shall not exceed 30 feet, as defined by Sections 12.03 and 12.21.1-B,3(a) and (b) of the Los Angeles Municipal Code. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties.

18. Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall adjacent to residential use and/or zones shall be constructed if no such wall exists.

The applicant is requesting a Clarification of the (Q) Condition No. 2 to allow the condition to reflect the current design of the proposed project and a Clarification of the (Q) Condition No. 3 to allow the condition to reflect the parking layout.

The intent of the action by the City Planning Commission was to allow for the residential development of the subject project at the density and development standards of the RD1.5-1XL Zone. (Q) Condition Nos. 2 and 3 are specific to the project that was before the Commission at that time. Granting the request to clarify the (Q) Conditions will allow the proposed project to be built while meeting the standards of the (T)(Q)RD1.5-!XL Zone that the Commission originally adopted.

The applicant is requesting a Clarification of the (Q) Condition No. 4 to read “1XL” instead of an absolute number, and thereby allow the applicant to apply for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C.


The City Planning Commission’s Guidelines limit changes in height to not more than five (5) feet.

The existing Height District is 1XL which limits building heights to 30 feet, consistent with the current (Q) Condition. Clarifying the (Q) Condition to read “1XL” does not change the height by five (5) feet. Furthermore, the intent of the condition is ambiguous as the 30-foot height limit is equal to the permitted height limit within the 1XL Height District.

While the applicant has applied for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C., the requested deviation is not more than five (5) feet from the otherwise allowed 30 feet.

The applicant is requesting a Clarification of the (Q) Condition No. 18 to require that the only perimeter wall required would be around the entire perimeter of the subdivision, not the individual lots created through the proposed Small Lot Subdivision project. The City Planning Commission’s Guidelines permit modifications of wall or fence requirements where a change in circumstances no longer justifies their necessity.

As the project has changed from an eight-unit apartment building to an eight-unit Small Lot subdivision, it now includes multiple interior lot lines which are technically adjacent to residential uses. A strict reading of (Q) Condition No. 18 could be construed to mean that a wall must be constructed along each property line, include those interior lot lines.

The requested Clarifications are therefore consistent with the City Planning Commission’s Guidelines in that they do not change the height of the project by more than five (5) feet, they modify wall or fence requirements where a change in circumstances no longer justify their necessity and avoids ambiguity as to which design and parking layout is permitted consistent with the original intent of the Commission.

The amendment or clarification is necessary in order to carry out the intent of the City Council in adopting the T or Q Classification or D Limitation.

2.

The intent of the action by the City Council in 2011 was to approve a Zone Change from R1-1 and R2-1XL to (T)(Q)RD1.5-1XL and to allow for the residential development of the subject project at the density and development standards of the RD1.5-1XL Zone. Subsequent to the Council’s action, the project has changed from an eight-unit apartment building to an eight-unit Small Lot subdivision

While the applicant has request a Clarification, the project as a residential development at the density and development standards of the RD1.5-1XL Zone, has not changed. The requested Clarifications will allow an eight-unit residential development with a design reflective of the proposed project. The granting of the Clarification will not increase the number of units allowed or substantially increase the total floor area to be constructed or the overall massing of the building. Therefore, the Clarification is necessary in order to carry out the intent of the City Council in adopting the (Q) Conditions.

The amendment or clarification would have only a minimal effect on adjacent property and would not result in a significant or substantial deprivation of the property rights of other property owners.

3.

The Clarification of (Q) Conditions 2, 3, 4 and 18 of Ordinance No. 181,586 would not result in any effect on adjacent properties nor deprivation of the property rights of other property owners. The Clarifications are to allow an eight-unit residential development

F-6APCC-2015-795-BL-ZAA-CLQ

but with a different design and configuration than what was before the City Council and does not change density or development standards from what was originally approved. This grant will not increase the number of units allowed or substantially increase the total floor area to be constructed or the overall massing of the building and all other conditions of the prior grant will remain unchanged.

Environmental Findings

Environmental Finding. A Mitigated Negative Declaration (ENV-2015-796-MND) was prepared for the proposed project. On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND there is no substantial evidence that the proposed project will have a significant effect on the environment. The attached Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the Planning Department in Room 750, 200 North Spring Street.

1.

Flood Insurance. The National Flood Insurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that this project is located in Flood Zone X, areas determined to be outside the 0.2% annual chance floodplain.

2.

APCC-2015-795-BL-ZAA-CLQ P-1

PUBLIC HEARING AND COMMUNICATIONS

A public hearing was conducted on September 2, 2015, at 10:15 p.m., at City Hail in Downtown, Los Angeles.

1. Attendees

The hearing was attended by approximately 6 people, including the applicant, the applicant’s representatives and the project architect.

Testimony - Oral2.

Kamran Kazemi, the applicant’s representative, presented the project as an eight- unit, Small Lot subdivision and provided background on the property’s recent history as it relates to the 2011 Zone Change.

a.

Jay Vanos, the project architect, discussed the project’s design, including its sensitivity to the Spaulding Square Historic Preservation Overlay Zone to the east by setting the buildings back from the adjoin property line by approximately 15 feet. The architect also discussed the common access easement and the need to request an additional one-foot, six inches (1’-6”) of height to accommodate the vertical clearance required by the Advisory Agency’s Policy.

b.

Testimony - Written3.

On September 2, 2015, Bruce Remick, an area resident, sent an email stating opposition to the proposed project.

a.

On September 1, 2015, Jason Islas and Mark Vallianatos, on behalf of Abundant Housing LA, submitted a letter in support of the proposed 8-unit small lot subdivision.

b.

On June 2, 2015, Mark Miller, sent an email with a letter from the Hollywood Hills West Neighborhood Council stating unanimous support (17-0) for the proposed project.

c.

OS \M€1DEPARTMENT OF CITY PLANNINGfs

Recommendation Reportas

Case No.: APCC-2015-795-BL-ZAA-Central Area Planning CommissionCLQ

CEQA No.: Incidental Cases: Related Cases: Council No.:Plan Area: Specific Plan: Certified NC: GPLU:Zone:

ENV-2015-796-MND VTT-73293-SL CPC-2009-944-G PA-ZC-H D

Date:Time:Place:

November 24, 2015 After 4:30 A.M.Los Angeles City Hall200 North Spring Street, Room 1020Los Angeles, CA 90012

4HollywoodNoneHollywood Hills West Low Medium II Residential (T)(Q)RD1.5-1XL

Public Hearing: Appeal Status:

September 2, 2015 Building Line Removal is appealable only by the applicant to City Council if disapproved in whole or in part. Zoning Administrator’s Adjustment and “Q” Clarification are appealable to the City Council by any party. December 27, 2015 Yes

Applicant: Daniel Farasat, Sunset Fountain Partners, LLC

Kamran Kazemi, Tala & Associates

Representative:Expiration Date: Multiple Approval:

1352-1356 North Fairfax AvenuePROJECTLOCATION:

PROPOSEDPROJECT:

The project involves the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes. The units would range between approximately 1,400 square feet to 1,800 square feet. Lot 1 would have a maximum height of 35 feet to the top of the parapet and guardrails, and Lots 2 through 8 would have a maximum height of 33 feet, 6 inches to the top of the parapet and guardrails. Each unit would provide two parking spaces.

REQUESTEDACTIONS:

Pursuant to Section 12.32-R of the Los Angeles Municipal Code, a Building Line Removal for a 15-foot Building Line established by Ordinance No. 133,548;

1)

Pursuant to Section 12.28-A of the Los Angeles Municipal Code, a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet;

2)

Pursuant to Section 12.32-H of the Los Angeles Municipal Code, a Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586; and,

3)

Pursuant to Section 21082.1(c)(3) of the California Public Resources Code, adoption of a Mitigated Negative Declaration (ENV-2015-796-MND) and Mitigation Monitoring Program for the subject use.

4)

RECOMMENDED ACTIONS:

1) Approve and recommend that the City Council adopt the Building Line Removal aBuilding Line Removal for a 15-foot Building Line established by Ordinance No. 133,548;

APCC-2015-795-BL-ZAA-CLQ Page 2

2) Approve a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet;

3) Approve a Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586;

4) Adopt the attached findings;

5) Adopt the Mitigated Negative Declaration No. ENV-2015-796-MND;

6) Adopt the Mitigation Monitoring Program for Mitigated Negative Declaration No. ENV- 2015-796-MND;

7) Advise 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; and,

8) Advise the applicant that pursuant to State Fish and Game Code Section 711.4, 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.

MICHAEL J. LOGRANDE Director of Planning

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jkne (Mroi, AlCP CiW Planner

Jae H. KimAssociate Zoning Administrator

Oliver Netburn, City Planning Associate Hearing Officer Telephone: (213) 978-1382

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 North Spring Street, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to these programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 9781300.

A-1APCC-201 5-795-BL-ZAA-GlQ

TABLE OF CONTENTS

A-1Project Analysis.....

Project Summary Background Issues Conclusion

C-1Conditions of Approval

Q-1(Q) Clarification

F-1Findings................................................

Building Line Removal Zoning Administrator’s Adjustment “Q” Clarification CEQA Findings

P-1Public Hearing and Communications

Exhibits:

Exhibit A - Vicinity Map Exhibit B - Radius MapExhibit C - Plans: Renderings, Site Plan, Elevations, and Landscape Plan Exhibit D - Environmental Clearance (ENV-2015-796-MND)

Exhibit E - Mitigation Monitoring Program for ENV-2015-796-MND Exhibit F - VTT-73293-SL Tract Map

APCC-2015-795-BL-ZAA-ULQ A-2

PROJECT ANALYSIS

Project Summary

The project involves the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes. The units would range in size between approximately 1,400 square feet to 1,800 square feet. Lot 1 would have a maximum height of 35 feet to the top of the guardrails, and Lots 2 through 8 would have a maximum height of 33 feet, 6 inches to the top of the guardrails. Each unit would provide two parking spaces.

The applicant is requesting the following discretionary approvals: (1) a Building Line Removal to remove a 15-foot Building Line established by Ordinance No. 133,548; (2) a Clarification of the (Q) Classification to clarify conditions relating to the site plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586; and (3) a Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots in lieu of the maximum permitted 30 feet.

A Vesting Tentative Tract Map (Case No. VTT-73293-SL) for a maximum of eight (8) small lots was filed concurrently with the instant request and was approved by the Advisory Agency on September 30, 2015.

Background

The subject property is a .flat, rectangular site consisting of two interior lots and a total of approximately 13,100 square feet with a 100-foot long frontage along Fairfax Avenue and a depth of 130 feet. The property is developed with a one-story, 1,343 square-foot, single-family dwelling and a one-story, 1,544 square-foot, single-family dwelling, both built in 1920.

The property is located within the Hollywood Community Plan and includes a 15-foot Building Line. The site is located on Fairfax Avenue which is the border between the City of Los Angeles and the City of West Hollywood.

In 2009, a project was filed on the subject property for a 16-unit, 25,800 square-foot, 35-foot tall apartment building with 36 parking spaces at the ground floor. The applicant requested a General Plan Amendment from Low Medium II Residential to Medium Residential land use designation and a Zone Change from R1-1 and R2-1XL to R3-1.

In 2010, the City Planning Commission denied the requested General Plan Amendment and Zone Change and recommended that the City Council approve a Zone Change from R1-1 and R2-1XL to (T)(Q)RD1.5-1XL. In 2011, the City Council adopted the recommendation of the Planning Commission, approving a Zone Change to (T)(Q)RD1.5-1XL allowing a density of eight (8) units on the site.

The Zone Change adopted by the City Council imposed numerous (Q) Qualified Classification Conditions including the following:

Site Plan. Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department).These plans shall be in substantial conformance with the plot plan, elevations and landscape plans dated

2.


October 14, 2010, attached to the administrative file. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.

Parking. Parking shall be required pursuant to LAMC Section 12.21-A.4. The number of spaces provided, their location and access shall be in substantial conformance with the site plan marked Exhibit B-1 and attached to the administrative file. The following shall also apply: a. Tandem parking may be used only for the spaces which are assigned and designated for a single residential unit. b. If guest parking is provided, guest parking sign(s) shall be clearly posted at building entrance(s). The sign(s) shall be in large, easy to read lettering and shall indicate the general location of guest parking. Sign wording shall be to the satisfaction of the Planning Department and shall indicate the number of reserved guest parking spaces, c. If any guest parking is located behind security gates, the following shall be apply: 1) A remote electronic gate opening system shall be installed so that the security gate can be opened from each residential unit served by the secured guest parking. 2) An electronic intercommunication system shall be installed. The system shall be readily accessible to the drivers of guest vehicles and to the units served by the secured guest parking. 3) The security gate shall be set back from the public right-of-way so as to provide a waiting area for guest vehicles and to prohibit blockage or interference with the public right-of way by waiting guest vehicles.

3.

Height. The height of all buildings and structures on the subject property shall not exceed 30 feet, as defined by Sections 12.03 and 12.21.1-B,3(a) and (b) of the Los Angeles Municipal Code. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties.

4.

Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall adjacent to residential use and/or zones shall be constructed if no such wall exists.

18.

Since the Zone Change, the proposed project has changed from an eight-unit apartment building to an eight-unit, Small Lot Subdivision. Therefore, the applicant has requested for a Building Line Removal to remove an established Building Line, a Zoning Administrator’s Adjustment to allow an increase in the permitted height and a Clarification of the (Q) Classification to clarify certain conditions of the adopted Zone Change which were specific to the eight-unit apartment building. The proposed density, eight (8) units, is permitted under the (T)(Q)RD1.5-1XL Zone.

Additionally, the applicant filed for a Vesting Tentative Tract Map (Case No. VTT-72393-SL) for the Small Lot subdivision which was approved by the Advisory Agency on September 30, 2015, subject to the approval of the request listed above and considered herein.

General Plan Land Use Designation

The Hollywood Community Plan designates the subject property for Low Medium II Residential land uses with corresponding zones of RD2 and RD1.5. The subject property is zoned (T)(Q)RD1.5-1XL.

Surrounding Properties

The surrounding land uses consist of Low II Residential, Low Medium II Residential and Neighborhood Office Commercial, and R1, R2, RD1.5, R3, C4 and P Zones. Surrounding properties are primarily developed with one- and two-story, single-family dwellings, one- to


three-story, multi-family dwellings and a commercial building. Properties to the east are within the Spaulding Square Historic Preservation Overlay Zone and to the west are within the City of West Hollywood.

Street and Circulation

Fairfax Avenue is an Avenue I (Secondary Highway), dedicated to a variable width ranging between 88 and 94 feet and improved with asphalt roadway and concrete curb, gutter and sidewalk.

Site Related Cases and Permits

VTT-73293-SL - On September 30, 2015, the Deputy Advisory Agency approved a Small Lot Subdivision for a maximum of eight (8) small lots. This case was filed concurrently with the instant request.

Case No. CPC-2009-944-GPA-ZC-HD - On December 8, 2010, the Los Angeles City Planning Commission 1) disapproved a General Plan Amendment to the Hollywood Community Plan from Low Medium II Residential to Medium Residential for the subject site and the add area; 2) disapproved a Zone Change and a Height District Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to R3-1 (maximum height 45 feet); and 3) approved a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to (T)(Q)RD1.5-1XL.

On February 9, 2011, the City Council adopted a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to (T)(Q)RD1.5-1XL. (Ordinance No. 181,586; effective March 30, 2011)

Case No. CPC-1986-831-GPC - March 22, 1989, the City Council adopted a Zone Change from R3-1 to R2-1XL. (Ordinance No. 164,712; May 16, 1989)

Case No. CPC-18784-BL - On December 5, 1966, the City Council adopted a Building Line Correction amending a Building Line along Fairfax Avenue. (Ordinance No. 133,548; effective January 11, 1967)

Case No. CPC-11253 - On January 6, 1966, the City Council adopted a Zone Change from R1- 1 to R3-1. (Ordinance No. 131,620; February 17, 1966)

Case No. CPC-10745-BL - On November 21, 1961, the City Council established a Building Line along Fairfax Avenue. (Ordinance No. 120,459)

Surrounding Related Cases

Case No. CPC-1990-602-PPR-ZC-BL - On November 23, 1992, the City Council adopted a Building Line Removal of a 15-foot Building Line along Fairfax Avenue, located at 1324-1326 Fairfax Avenue. (Ordinance No. 168,348; December 28, 1992)

Case No. CPC-29297-BL - On February 26, 1982, the City Council adopted a Building Line Removal of a 15-foot Building Line along Fairfax Avenue, located at 1414 Fairfax Avenue. (Ordinance No. 156,496; April 15, 1982)

Issues

Clarification of the Q Classification (Ordinance No. 181.5861


Site Plan

The adopted ordinance requires “substantial conformance with the plot plan, elevations and landscape plans dated October 14, 2010.” As the project has now changed from an apartment building to a Small Lot subdivision, the plot plan, elevations and landscape plans approved by the Advisory Agency are substantially different than those approved by the City Council in 2011. The requested Clarification would clarify the language in the (Q) Condition to reflect the proposed design.

Parking

The adopted ordinance requires all parking to be located within a single building, as was originally proposed. The proposed project locates parking within individual garages with each unit providing one (1) garage for two (2) cars. The requested Clarification would clarify the language in the (Q) Condition to reflect the proposed parking distribution.

Height

The adopted ordinance limits the building height to 30 feet, which is consistent with 1XL Height District; however, because the (Q) Condition sets a specific number of feet, there is no process typically available to the applicant to deviate from height limit other than a Zone Variance or new Zone Change. The requested Clarification would clarify the language in the (Q) Condition to read “1XL”, and thereby allow the applicant to apply for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C.

Perimeter walls

The adopted ordinance requires a 6-foot-high wall adjacent to residential uses. Because the applicant has been approved for an eight-unit subdivision, the project now includes multiple interior lot lines which are technically adjacent to residential uses. The requested Clarification would clarify the language in the (Q) Condition such that the only perimeter wall required would be around the entire perimeter of the subdivision, not the individual lots created by the approved subdivision.

Zoning Administrator’s Adjustment

The request for a 35-foot height limit for Lot 1 is to allow, in part, a common access easement along the southern portion of the small lot home on Lot 1. This is to comply with the Advisory Agency Policy, specifically that the common access easement has a vertical clearance of at least 11 feet in lieu of the typical nine (9) feet.

For Lots 2 through 8, the additional height is intended to allow for the construction of rooftop open space which requires railings around the perimeter of the open space and would, for the purpose of measuring height, result in a building height of 33 feet, 6 inches.

Conclusion

Staff recommends that the Central Area Planning Commission approve the requested Building Line Removal to remove a 15-foot Building Line, the Zoning Administrator’s Adjustment to permit a maximum building height of 35 feet for Lot 1 and 33 feet, 6 inches for all other lots, and the Clarification of the Q Classification to clarify conditions relating to Site Plan, parking, height and perimeter walls (Conditions No. 2, 3, 4 and 18) of Ordinance No. 181,586.

/


Staff also recommends the adoption of Mitigated Negative Declaration No. ENV-2015-796-MND and the associated Mitigation Monitoring Program.


CONDITIONS OF APPROVAL

Pursuant to Sections 12.28-C and 12.32-H of the Los Angeles Municipal Code, the following conditions and Clarification of (Q) Conditions of Case No. CPC-2009-944-GPA-ZC-HD (Ordinance No. 181,586) are hereby imposed and made herein:

Entitlement Conditions

1. Site Plan. (Clarification of “Q” Condition No. 2)

Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department). These plans shall be in substantial conformance with the plot plan, elevations and landscape plans marked Exhibit "C" and dated November 24, 2015, attached to the administrative file, except as may be revised as a result of this action. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.

2. Parking. (Clarification of“Q” Condition No. 3)

Parking shall be provided pursuant to L.A.M.C. Section 12.21-A.4.

3. Height.

The height of all buildings and structures on the subject property shall be subject to Height District 1XL. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties. (Clarification of “Q” Condition No. 4)

a.

Lot 1 - The maximum building height for shall not exceed 31 feet, 6 inches (3T-6”) with the exception of guardrails as described under Condition No. 2.c, below.

b.

Lots 2 through 8 - The maximum building height for shall not exceed 30 feet (30’) with the exception of guardrails as described under Condition No. 2.d, below.

c.

Guardrails -d.

i. The guardrail shall not exceed the minimum height required pursuant to Section 91.023.3 of the L.A.M.C.

ii. The guardrail shall be located at least 5'-0" from the perimeter of the roof.

iii. The guardrail shall be transparent/translucent (glass or plexiglass) or of an open design and be a minimum of 75% open.

4. Increased Noise Levels (Parking Wall). (Clarification of“Q” Condition No. 18)

Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall shall be constructed around the entire perimeter of the subject property. No walls shall be shall be required along interior lots lines within an approved Small Lot subdivision.


Environmental Conditions

5. Aesthetics (Landscape Plan). 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.

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

7. Aesthetics (Glare). 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.

8. Land Use/Planning. An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.

9. 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.

10. Severe Noise Levels (Residential Fronting on Major or Secondary Highway, or adjacent to a Freeway).

All exterior windows having a line of sight of a Major or Secondary Highway shall be constructed with double-pane glass and use exterior wall construction which provides a Sound Transmission Class (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

a.

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.

b.

11. Public Services (Fire). 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.


12. Public Services (Police Demolition/Construction Sites). Temporary construction fencing shall be placed along the periphery of the active construction areas to screen as much of the construction activity from view at the local street level and to keep unpermitted persons from entering the construction area.

13. Public Services (Police). The plans shall incorporate the design guidelines 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.

14. Safety Hazards.

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

b. 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.

c. 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.

d. 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.

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

f. 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.

g. The applicant shall incorporate a distinctive paving pattern within the driveway area when such area is designed to be shared by both pedestrians and automobiles.

Administrative Conditions of Approval

15. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning for placement in the subjectfile.


16. Code Compliance.classification of the subject property shall be complied with, except where granted herein or more restrictive conditions are imposed.

Area, height and use regulations of the (T)(Q)RD1.5-1XL zone

17. 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 Department of City Planning for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Department of City Planning for attachment to the file.

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

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

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

21. Corrective Conditions. The authorized use shall be conducted at all time with due regards to 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.

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

23. Indemnification and Reimbursement of Litigation Costs.

Applicant shall do all of the following:

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 (b).

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 (b).

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 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.


FINDINGS

Building Line Removal Findings

The 15-foot Building Line at 1352-1356 Fairfax Avenue along the east side of the street was established on portions of Fairfax Avenue by Ordinance No. 133,548 (approved on December 5, 1966).

Historically, the primary function of the building line was to provide uniform setback of buildings. These are now considered archaic, as yard setbacks are required per the respective zone under the current LAMC. The imposition of the 15-foot building line would necessitate that two or three residential units be eliminated from this project. It is also not necessary for the purpose of obtaining minimum, uniform alignment from the street at which buildings, structures or improvements may be built or maintained, since a minimum front and side yard setbacks must be observed from the new lot line for any new building or structure.

Fairfax Avenue is an Avenue I (Secondary Highway), dedicated to a variable width ranging between 88 and 94 feet and would be sufficient for the current daily traffic flow. The subject property will be required to dedicate a two-foot wide strip of land along Fairfax Avenue adjoining the project to complete a 50-foot wide half right-of-way, therefore making the building line unnecessary.

The proposed project would provide an approximately eight-foot front yard setback from the new property line (10 feet from the current property line) and three (3) feet greater than required setback. Numerous buildings along Fairfax Avenue provide front yard setbacks less than the proposed eight (8) feet. As such, the proposed project is consistent with the type of development along the street.

In addition, the City Council has adopted two Building Line Removal ordinances (Ordinance Nos. 156,496 and 168,348) of the 15-foot Building Line along Fairfax Avenue within the same block as the subject property.

Therefore, the requested building line removal is in conformity with public necessity, convenience, general welfare, and good zoning practice in that its retention on the subject property is no longer necessary for the purpose of reserving a portion of the property for future highway dedication and improvement.

Zoning Administrator’s Adjustment Findings

While site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible, the project nonetheless conforms with the intent of those regulations.

1.


The subject property is a flat, rectangular site consisting of two interior lot and a total of approximately 13,100 square feet with a 100-foot long frontage along Fairfax Avenue and a depth of 130 feet. The property is developed with a one-story, 1,343 square-foot,


single-family dwelling and a one-story, 1,544 square-foot, single-family dwelling, both built in 1920.

The project involves the construction of eight (8) small lot homes. The proposed units will range between approximately 1,400 square feet to 1,800 square feet and will each include a two-car garage. Each unit will also include a rooftop deck for outdoor open space.

One of the many goals of the Small Lot Ordinance is to create high-quality indoor and outdoor living environments for all residents. The construction of rooftop open space is a much-desired amenity in achieving this goal. Typically, when open space is required by the Municipal Code, railings at the rooftop used to create outdoor open space are not considered as part of the height of a building. However, because the Open Space requirements of the Municipal Code only apply to multi-family developments of six units or more, Small Lot projects, where each unit sits on its own lot, do not benefit from this exemption.

In this instance, the heights of the proposed buildings will be consistent with the allowable of height of 30 feet in that only the guardrails are permitted to exceed the allowable 30-foot height limit, with the exception of Lot 1. (Lot 1 requires an addition one-foot, six inches (1’-6”) to accommodate the clearance necessary (vertical clearance of at least 11 feet per Advisory Agency Policy) at the second floor for the common access easement.) However, in order to provide usable outdoor open space on the rooftop, the applicant must install safety railings which, because the subject project is considered a single-family development, will be included in the height calculation. Requiring the proposed railings to meet the allowable height would reduce the ceiling heights of each unit.

Nevertheless, in approving the additional height, conditions have been imposed herein to ensure that the proposed railings will be constructed in conformance with existing city policy.

Therefore, strict adherence to the zoning regulations is impractical and the project nonetheless conforms with the intent of those regulations.

In light of the project as a whole, including any mitigation measures imposed, the project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

2.


The surrounding land uses consist of Low II Residential, Low Medium II Residential and Neighborhood Office Commercial, and R1, R2, RD1.5, R3, C4 and P Zones. The surrounding properties are a mix of single- and multi-family dwellings and commercial uses. The properties to the north are zoned R2, C4 and P and improved with multi-story multi-family dwellings, commercial uses and surface parking. The properties to the east are zoned R1, improved with one- and two-story, single-family dwellings and located in the Spaulding Square Historic Preservation Overlay Zone. The properties to the south are zoned R1, R2 and R3 and improved with single- and multi-family dwellings. The properties to the west are within the City of West Hollywood.


On August 19, 2015, the City Planning Department issued Mitigated Negative Declaration No. ENV-2015-796-MND. This Mitigated Negative Declaration reflects the independent judgment of the lead agency and determined that this project would not have a significant effect upon the environment provided the potential impacts are mitigated to a less than significant level through the applied mitigation measures.

Furthermore, the buildings along the easterly property line have been set back approximately 15 feet from the easterly abutting properties which are within the Spaulding Square Historic Preservation Overlay Zone. In addition, the increase in the building height will only allow for the construction of railings on the rooftop in order to provide outdoor open space on the rooftop with the exception of Lot 1 which requires an additional one-foot, six inches (1’-6”) to accommodate the Advisory Agency Policy for common access easements. That additional height for that purpose would not result in any significant increase in shading on adjoining properties.

Therefore, the project as a whole will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

The project is in substantial conformance with the purpose, intent and provisions of the General Plan, the applicable community plan and any applicable specific plan.

3.


The subject property is located in the Hollywood Community Plan, which designates the subject property for Low Medium II Residential land uses with the corresponding zones of RD1.5 and RD2. The subject property is zoned (T)(Q)RD1.5-1XL.

The project proposes eight (8) small lot homes which is consistent with the density allowed in the RD1.5 Zone. The applicant could construct eight (8) dwelling units byright per the RD1.5 Zone. The project also proposes Floor Area Ratios (FAR) of between 0.7:1 and 1.3:1 on individual lots (1:1 across the entire site) which is consistent with the Floor Area allowed in the 1XL Height District. The applicant could develop at a FAR of 3:1 by-right per the 1XL Height District.

The increase in the building height of three and a half feet (3’6”) (and five feet for Lot 1 only) does not create additional units or floor area and will only allow for the construction of railings on the rooftop which would be require in order to provide outdoor open space on the rooftop.

Therefore, as the project is consistent with the allowable density and FAR and the increase in height does not create additional units or floor area, the project is in substantial conformance with the purpose, intent and provisions of the General Plan and the applicable community plan.

“Q” Clarification Findings

The request is consistent with the City Planning Commission’s Guidelines.1.

On February 9, 2011, the City Council adopted Ordinance No. 181,586 to allow a Zone Change from R1-1 (maximum height 33 feet) and R2-1XL (maximum height 30 feet) to


(T)(Q)RD1.5-1XL. As part of the approval, the City Council imposed numerous (Q) Qualified Conditions including the following:

2. Site Plan. Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be submitted to the Planning Department for review and sign-off clearance (Landscape plans shall be forwarded to the local Council Office for review and comment prior to submission to the Planning Department). These plans shall be in substantial conformance with the plot plan, elevations and landscape plans dated October 14, 2010, attached to the administrative file. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization.


4. Height. The height of all buildings and structures on the subject property shall not exceed 30 feet, as defined by Sections 12.03 and 12.21.1-B,3(a) and (b) of the Los Angeles Municipal Code. Any structures on the roof, such as air conditioning units and other equipment, shall be fully screened from view of any abutting residential properties.

18. Increased Noise Levels (Parking Wall). A 6-foot-high solid decorative masonry wall adjacent to residential use and/or zones shall be constructed if no such wall exists.

The applicant is requesting a Clarification of the (Q) Condition No. 2 to allow the condition to reflect the current design of the proposed project and a Clarification of the (Q) Condition No. 3 to allow the condition to reflect the parking layout.

The intent of the action by the City Planning Commission was to allow for the residential development of the subject project at the density and development standards of the RD1.5-1XL Zone. (Q) Condition Nos. 2 and 3 are specific to the project that was before the Commission at that time. Granting the request to clarify the (Q) Conditions will allow the proposed project to be built while meeting the standards of the (T)(Q)RD1.5-!XL Zone that the Commission originally adopted.

The applicant is requesting a Clarification of the (Q) Condition No. 4 to read “1XL” instead of an absolute number, and thereby allow the applicant to apply for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C.


The City Planning Commission’s Guidelines limit changes in height to not more than five (5) feet.

The existing Height District is 1XL which limits building heights to 30 feet, consistent with the current (Q) Condition. Clarifying the (Q) Condition to read “1XL” does not change the height by five (5) feet. Furthermore, the intent of the condition is ambiguous as the 30-foot height limit is equal to the permitted height limit within the 1XL Height District.

While the applicant has applied for a Zoning Administrator’s Adjustment to deviate from the height limit, as permitted by the L.A.M.C., the requested deviation is not more than five (5) feet from the otherwise allowed 30 feet.

The applicant is requesting a Clarification of the (Q) Condition No. 18 to require that the only perimeter wall required would be around the entire perimeter of the subdivision, not the individual lots created through the proposed Small Lot Subdivision project. The City Planning Commission’s Guidelines permit modifications of wall or fence requirements where a change in circumstances no longer justifies their necessity.

As the project has changed from an eight-unit apartment building to an eight-unit Small Lot subdivision, it now includes multiple interior lot lines which are technically adjacent to residential uses. A strict reading of (Q) Condition No. 18 could be construed to mean that a wall must be constructed along each property line, include those interior lot lines.

The requested Clarifications are therefore consistent with the City Planning Commission’s Guidelines in that they do not change the height of the project by more than five (5) feet, they modify wall or fence requirements where a change in circumstances no longer justify their necessity and avoids ambiguity as to which design and parking layout is permitted consistent with the original intent of the Commission.

2. The amendment or clarification is necessary in order to carry out the intent of the City Council in adopting the T or Q Classification or D Limitation.

The intent of the action by the City Council in 2011 was to approve a Zone Change from R1-1 and R2-1XL to (T)(Q)RD1.5-1XL and to allow for the residential development of the subject project at the density and development standards of the RD1.5-1XL Zone. Subsequent to the Council’s action, the project has changed from an eight-unit apartment building to an eight-unit Small Lot subdivision

While the applicant has request a Clarification, the project as a residential development at the density and development standards of the RD1.5-1XL Zone, has not changed. The requested Clarifications will allow an eight-unit residential development with a design reflective of the proposed project. The granting of the Clarification will not increase the number of units allowed or substantially increase the total floor area to be constructed or the overall massing of the building. Therefore, the Clarification is necessary in order to carry out the intent of the City Council in adopting the (Q) Conditions.

3. The amendment or clarification would have only a minimal effect on adjacent property and would not result in a significant or substantial deprivation of the property rights of other property owners.

The Clarification of (Q) Conditions 2, 3, 4 and 18 of Ordinance No. 181,586 would not result in any effect on adjacent properties nor deprivation of the property rights of other property owners. The Clarifications are to allow an eight-unit residential development


but with a different design and configuration than what was before the City Council and does not change density or development standards from what was originally approved. This grant will not increase the number of units allowed or substantially increase the total floor area to be constructed or the overall massing of the building and all other conditions of the prior grant will remain unchanged.

Environmental Findings

Environmental Finding. A Mitigated Negative Declaration (ENV-2015-796-MND) was prepared for the proposed project. On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND there is no substantial evidence that the proposed project will have a significant effect on the environment. The attached Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the Planning Department in Room 750, 200 North Spring Street.

1.

Flood Insurance. The National Flood Insurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that this project is located in Flood Zone X, areas determined to be outside the 0.2% annual chance floodplain.

2.

APCC-2015-795-BL-ZAA-CLQ P-1

PUBLIC HEARING AND COMMUNICATIONS

A public hearing was conducted on September 2, 2015, at 10:15 p.m., at City Hall in Downtown Los Angeles.

1. Attendees

The hearing was attended by approximately 6 people, including the applicant, the applicant’s representatives and the project architect.

2. Testimony - Oral

a. Kamran Kazemi, the applicant’s representative, presented the project as an eight- unit, Small Lot subdivision and provided background on the property’s recent history as it relates to the 2011 Zone Change.

b. Jay Vanos, the project architect, discussed the project’s design, including its sensitivity to the Spaulding Square Historic Preservation Overlay Zone to the east by setting the buildings back from the adjoin property line by approximately 15 feet. The architect also discussed the common access easement and the need to request an additional one-foot, six inches (1’-6”) of height to accommodate the vertical clearance required by the Advisory Agency’s Policy.

3. Testimony - Written

a. On September 2, 2015, Bruce Remick, an area resident, sent an email stating opposition to the proposed project.

b. On September 1, 2015, Jason Islas and Mark Vallianatos, on behalf of Abundant Housing LA, submitted a letter in support of the proposed 8-unit small lot subdivision.

c. On June 2, 2015, Mark Miller, sent an email with a letter from the Hollywood Hills West Neighborhood Council stating unanimous support (17-0) for the proposed project.

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LEGAL •• FETTERMAN HOLLYWOOD TRACT, LOTS 13 a 14 SEE APPLICATION EXHIBIT Bi

oREQUEST MODIFICATION OF “Q" CONDITIONS

REQUEST HEIGHT ADJUSTMENT VESTING TENTATIVE TRACT NO. 73293

vo NET AC. = 0.30

CASE NO.'

DATE' 2- 17-15

SCALE' |“=I00‘

USES' FIELD D.M.' I47BI77

THOMAS BROS.

.PAGE' 593 , GRID: 5/Bi SERVICE6315 Van Nays Boulevard, Van Nays, CA 91401

(818)787-1663

ONTINENTAL MAPPING

0701898CD- 4 C.T. RA. y.o. CMS 14--&fc73

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PROPERTY INFORMATION:Address: 1352 N Fairfax Ave.

Los Angeles, CA- 90045 APN: 5551-027-001 5551-027-002Zone: (TXQ)RD1.5-1XL Lot Area: 0,550.0 sf + 6,550.0 sf

OWNER:

Melrose Crossing LLC.7024 Melrose Ave., Ste 500 Los Angeles, CA 90038

323.930.5500 [email protected]

Contact: Daniel Farasat

M[e)

SURVEY:Surveying & Drafting Services 901 Seward Street Los Angeles, CA 90038

323.857.1017 323.857.1079 [email protected]

Contact: Ofer Shapira

GEOTECHNICAL:

M[f](a)

AGI Geotechnical Inc16555 Sherman Way, Ste. A Van Nuys, CA 91406M 318.785.5244

318.785.6251 Contact Juan A. Vidal[f]

CIVIL:

1916 Colby Avenue Los Angeles, CA 90025

424.832.3455 310.473.5968

Contact: Kamran Kazemi

MPI

Description DateNo.

COVER

Project number

Date

Author

Checker

Drawn by

Checked by

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VANOS ARCHITECTS INC

1352 FAIRFAX LOFTS

1352 FAIRFAX

1733 S. La Cienega Blvd. L.A CA. 90035 (v) 310.280,0193 <f) 310.280.1094

www.vanosarchitects.com

SMALL LOT SUBDIVISION 1352 N FAIRFAX AVE.

LOS ANGELES, CA 90046

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Los Angeles, CA. 90046 APN: 5551-027-001 + 5551-027-002 Zone: (T)(Q)RD1.5-1XL Lot Area: 6,550.0 sf+ 6,550.0 sf

SHEET INDEXBUILDING DEPARTMENT INFORMATION

PROJECT INFORMATION01. General

COVERCOVERAXO VIEWSRENDERINGSAREA CALCULATIONSAREA CALCULATIONS

GOR-2/UOCCUPANCY:1352 FAIRFOX LOFTSPROJECT NAME:

GO.O OWNER:AREA

R: RESIDENTIAL G: GARAGE

occ.TYPE

HEIGHT G0.1BUILDING HEIGHTS AND AREAS:

1352 N FAIRFAX AVE LOS ANGELES, CA 90046

PROJECT ADDRESS: Melrose Crossing LLC.7024 Melrose Ave., Ste 500 Los Angeles, CA 90038



GO.2

MG2.1MR:1664.16 Sq.Ft. R-2UNIT A:

(LOT 4)SEE G2.2SUNSET FOUNTAIN PARTNERS, LLC

DANIEL FARASAT 7024 MELROSE AVE., STE 500 LOS ANGELES, CA 90038 T: 323.936.5500

APPLICANT & OWNER: A2.1G:349.57 Sq.Ft. U


323.857.1017 323.857.1079 [email protected]


GEOTECHNICAL:

03. Survey SVO.O SURVEYUNIT B:

(LOT 5, 6, 7, 8)SEE R:1738.3 Sq.Ft. R-2A2.2 [V]

06. Architectural A1.0

G:346.35 Sq.Ft. Siu[e]SITE PLAN

FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF DECK ROOF PLANWEST and NORTH ELEVATIONEAST and SOUTH ELEVATIONEAST & WEST DRIVEWAY ELEVATIONSWINDOW SCHEDULEWINDOW SCHEDULEDOOR SCHEDULEDOOR SCHEDULEDOOR & WINDOW SCHEDULEUNIT A - ENLARGED - GROUND + SECOND FLOORUNIT A - ENLARGED - THIRD + FOURTH FLOORUNIT A-ELEVATIONUNIT A-ELEVATIONSUNIT A-SECTIONUNIT A-SECTIONWALL SECTIONDOOR & WINDOW SCHEDULEWINDOW SCHEDULEUNIT B - ENLARGED - GROUND + SECOND FLOORUNIT B - ENLARGED - THIRD + FOURTH FLOORUNIT B- ELEVATIONSUNIT B - ELEVATIONSUNIT B- SECTIONUNIT B- SECTIONWALL SECTIONDOOR & WINDOW SCHEDULEUNIT C - ENLARGED - GROUND + SECOND FLOORUNIT C - ENLARGED - THIRD + FOURTH FLOORUNIT C-ELEVATIONSUNIT C - SCTIONUNIT C - SECTIONSUNIT C - WALL SECTIONDOOR & WINDOW SCHEDULEUNIT D - ENLARGED - GROUND + SECOND FLOORUNIT D - ENLARGED - THIRD + FOURTH FLOORUNIT D - ELEVATIONSUNIT - ELEVATIONUNIT D-SECTIONSUNIT D-SECTIONWALL SECTIONDETAILS - GENERALDETAILS-GENERALDETAILS - WINDOWSDETAILS - DOORSDETAILS - FLASHINGDETAILS - CEMENT BOARDDETAILS - HANDRAIL, GUARDRAIL

JAY VANOS ARCHITECTS 1733 S. LA CIENEGA BLVD LOS ANGELES, CA. 90035 T: 310.280.0193 F: 310.280.0194

ARCHITECT:A1.1SEEUNIT C:

(LOT 2,3)R:1672.9 Sq.Ft. R-2 A1.2 AGI Geotechnical. Inc.

16555 Sherman Way, Ste. A Van Nuys, CA 91406

A2.1A1.3G:349.57 Sq.Ft. U

818.785.5244MA1.4818.785.6251

Contact: Juan A. Vidal[f]8-UNIT SMALL LOT SUBDIVISIONPROJECT DESCRIPTION: A1.5SEEUNIT D:

(LOT 1)R: 1439.2 Sq.Ft. R-2 A2.1 CIVIL:A2.1

A2.2G.489.93 Sq.Ft. U 1916 Colby Avenue Los Angeles, CA 90025

424.832.3455 310.473.5968


A2.3PLANNING DEPARTMENT INFORMATION

MA4.3PI

A4.4TYPE V-BTYPE OF CONSTRUCTION: A4.6

LEGAL DESCRIPTION A4.7Sq.Ft. + OLF = #Occ.EXITING AND EGRESS: A5.A.0.1

A5.A.1,1 A5.A.1.2 A5.A.2.1 A5.A.2.2 A5.A.3.1 A5.A.3.2 A5.A.4.1 A5.B.0.1 A5.B.0.2 A5.B.1.1 A5.B.1.2 A5.B.2.1 A5.B.2.2 A5.B.3.1 A5.B.3.2 A5.B.4.1 A5.C.0.1 A5.C.1.1 A5.C.1.2 A5.C.2.1 A5.C.3.1 A5.C.3.2 A5.C.4.1 A5.D.0.1 A5.D.1.1 A5.D.1.2 A5.D.2.1 A5.D.2.2 A5.D.3.1 A5.D.3.2 A5.D.4.1

PARCEL 1: LOT 13 OF THE FETTERMAN HOLLYWOOD TRACT, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 12, PAGE 110 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

#ofTotal #ofOccupants

Occupant load Factor ExitsSq.Ft.

11664.16 R: 200 8.32UNIT A (LOT 4) 1.75 1349.57 U: 200

EXCEPT THE EASTERLY 7 FEET OF THE WESTERLY 20 FEET AS GRANTED TO THE COUNTY OF LOS ANGELES IN DEED RECORDED AUGUST 30, 1968 AS INSTRUMENT NO. 4581 OF OFFICIAL RECORDS.

1738.3 R: 200 18.69UNIT B (LOT 5, 6, 7, 8 ) 1U: 200 1.73346.35

1672.9 R: 200UNIT C (LOT 2, 3)

8.36 11U: 200 1.74349.57PARCEL 2: LOT 14 OF THE FETTERMAN HOLLYWOOD

TRACT, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 12, PAGE 110 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

1439.2 R: 200UNIT D (LOT 1)

7.192.44 1489.93 U: 200

UNIT BREAKDOWNEXCEPT THE WESTERLY 20 FEET THEREOF

APN: 5551-027-002 5551-027-001 TOTAL # OF UNITS: 8

SQUARE FOOTAGE# OF UNITSUNIT TYPEPROVIDEDALLOWABLE /

REQ'DVALUE

1664.16UNIT A 1

RD1.5-XLZONE: 1738.3X4 =6953.2UNIT B 4

SEE A2.1 / A2.230'-0"HEIGHT: 1672.9X2 =3345.8UNIT C 2 Description DateNo.

TOTAL: 13100 Sq.Ft.LOT AREA: 1439.23UNIT D 1

8.7 8DENSITY: 1500 13401.19TOTAL 8

16PARKING (req'd): 162/UNIT

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VANOS ARCHITECTS .nc

1352 FAIRFAX LOFTS

1352 FAIRFAX

1733 S. La Cienega Blvd. LA. CA 90035 (v)310.280.0193 (0310.280.1094

www.vanosarchitects.coni I

SMALL LOT SUBDIVISION

1352 N FAIRFAX AVE. LOS ANGELES, CA 90046

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OWNER:Melrose Crossing LLC.7024 Melrose Ave., Ste 500 Los Angeles, CA 90038

323.936.5500 df @ tig erwes tc a pi ta I.


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323.857.1017 323.857.1079 [email protected]


GEOTECHNICAL:AGI Geotechnical. Inc.16555 Sherman Way, Ste. A Van Nuys, CA 91406

818.785.5244 818.785.6251

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818.785.5244M818.785.6251

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www.vanosarchitacts.com



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818.785.5244Min 818.785.6251Contact: Juan A Vidal


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1352 FAIRFAX

1733 S. La Cienega Blvd. LA CA 80035 (V) 310.280.0193 (f)310.280.1084

www.yanosafChitacis.com


PROPERTY INFORMATION:Address 1352 N Fairfax Ave.

Los Angeles, CA. 90046 APN: 5551-027-001 + 5551-027-002 Zone: (T)(Q)RD1.5-1XL Lot Area: 6,550.0 sf+6,550.0 sf

OWNER:Melrose Crossing LLC7024 Melrose Ave., Ste 500 Los Angeles, CA 90038



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CIVIL:Tala Associates 1916 Colby Avenue Los Angeles, CA 90025

424.832.3455 310.473.5968


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1352 FAIRFAX

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APN: 5551-027-001 + 5551-027-002 Zone: (TXQ)RD1.5-1XL Lot Area: 6,550.0 sf+6,550.0 sf

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CL:1CITY OF LOS ANGELES

OFFICE OF THE CITY CLERK ROOM 395, CITY HALL

LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALITY ACT

PROPOSED MITIGATED NEGATIVE DECLARATIONLEAD CITY AGENCY City of Los Angeles

COUNCIL DISTRICT CD 4 - DAVID RYU

PROJECT TITLE ENV-2015-796-MND

CASE NO.APCC-2015-795-BL-ZAA-CLQ, VTT-73293-SL

PROJECT LOCATION1352-1356 North Fairfax Avenue, Hollywood, California 90046PROJECT DESCRIPTIONThe project is the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes.

The project requires 1) a Small Lot Subdivision to allow the creation of eight (8) individual lots; 2) a Building Line Removal to allow the buildings to be set back a minimum of six feet, four inches from Fairfax Avenue; 3) a Zoning Administrator's Adjustment to allow a maximum building height of 35 feet for Lot 1 and 33 feet, six inches (33'-6") for all other lots in lieu of the maximum permitted 30 feet; and, 4) "Q" Clarification to clarify various conditions imposed pursuant to Ordinance No. 181,586.

NAME AND ADDRESS OF APPLICANT IF OTHER THAN CITY AGENCYSunset Fountain Partners, LLC.7024 Melrose Avenue, #500 Los Angeles, California 90038FINDING:

The City Planning Department of the City of Los Angeles has Proposed that a mitigated negative declaration be adopted for this project because the mitigation measure(s) outlined on the attached page(s) will reduce any potential significant adverse effects to a level of insignificance

(CONTINUED ON PAGE 2)

SEE ATTACHED SHEET(S) FOR ANY MITIGATION MEASURES IMPOSED.

Any written comments received during the public review period are attached together with the response of the Lead City Agency. The project decision-make may adopt the mitigated negative dedariation, amend it, or require preparation of an EIR. Any changes made should be supported by substantial evidence in the record and appropriate findings made.

THE INITIAL STUDY PREPARED FOR THIS PROJECT IS ATTACHED.

NAME OF PERSON PREPARING THIS FORM TITLE STELEPHONE NUMBER

OLIVER NETBURN City Planning Associate (213) 978-1382

i DATEADDRESS SIGNATURE (Official)

200 N. SPRING STREET, 7th FLOORI LOS ANGELES, CA. 90012 j

08/19/2015

EXHIBIT DENV-2015-796-MND Page 1 of 50

MITIGATED NEGATIVE DECLARATIONENV-2015-796-MND

Aesthetics (Landscape Plan)® Environmental impacts to the character and aesthetics of the neighborhood may result from project implementation.

However, the potential impacts will be mitigated to a less than significant level by the following measure:• 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.

Aesthetics (Light)• Environmental impacts to the adjacent residential properties may result due to excessive illumination on the project

site. However, the potential impacts will be mitigated to a less than significant level by the following measure:• Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from

adjacent residential properties, the public right-of-way, nor from above.

1-10.

1-120.

1-130. Aesthetics (Glare)• Environmental impacts to adjacent residential properties may result from glare from the proposed project. However,

the potential impacts will be mitigated to a less than significant level by the following measure:® 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.

Land Use/Planning• The project will result in land use and/or planning impact(s). However, the impact(s) can be reduced to a less than

significant level through compliance with the following measure(s):• An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard S2.2

Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.Increased Noise Levels (Demolition, Grading, and Construction Activities)

X-60.

XII-20.

® 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.

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

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

XII-170. Severe Noise Levels (Residential Fronting on Mqjor or Secondary Highway, or adjacent to a Freeway)• Environmental impacts to future occupants may result from this project's implementation due to mobile noise.

However, these impacts will be mitigated to a less than significant level by the following measures:• All exterior windows having a line of sight of a Major or Secondary Highway shall be constructed with double-pane

glass and use exterior wall construction which provides a Sound Transmission Class (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

® 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.

XIV-10. Public Services (Fire)• Environmental impacts may result from project implementation due to the location of the project in an area having

marginal fire protection facilities. However, this potential impact will be mitigated to a less than significant level by the following measure:

• 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 distancein horizontal travel from the edge of the roadway of an improved street or approved fire lane,

XIV-20. Public Services (Police - Demolition/Construction Sites)

ENV-2015-796-MND Page 2 of 50

MITIGATED NEGATIVE DECLARATIONENV-2015-796-MND

Temporary construction fencing shall be placed along the periphery of the active construction areas to screen as much of the construction activity from view at the local street level and to keep unpermitted persons from entering the construction area.

XIV-30. Public Services (Police)• Environmental impacts may result from project implementation due to the location of the project in an area having

marginal police services. However, this potential impact will be mitigated to a less than significant level by the following measure:

• The plans shall incorporate the design guidelines 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.

XVI-40, Safety Hazards• Environmental impacts may result from project implementation due to hazards to safety from design features (e.g,,

sharp curves or dangerous intersections) or incompatible uses. However, the potential impacts can be mitigated to a less than significant level by the following measure:

« The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.• 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.« 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.

e Temporary pedestrian facilities should 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.

• Covered walkways should be provided where pedestrians are exposed to potential injury from falling objects.• Applicant shall keep sidewalk open during construction until only when it is absolutely required to close or block

sidewalk for construction and/or construction staging. Sidewalk shall be reopened as soon as reasonably feasible taking construction and construction staging into account,

• The applicant shall incorporate a distinctive paving pattern within the driveway area when such area is designed to be shared by both pedestrians and automobiles.

XVIII-20. Effects On Human Beings• The project has potential environmental effects which cause substantial adverse effects on human beings, either

directly or indirectly. However, these potential impacts will be mitigated to a less than significant level through compliance with the above mitigation measures.

XVIII-30. EndThe 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.

Page 3 of 50ENV-2015-796-MND

CITY OF LOS ANGELESOFFICE OF THE CITY CLERK

ROOM 395, CITY HALL LOS ANGELES, CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACT

INITIAL STUDY and CHECKLIST

(CEQA Guidelines Section 15063)LEAD CITY AGENCY:City of Los Angeles

| COUNCIL DISTRICT:I CD 4 - DAVID RYU

DATE:IRESPONSIBLE AGENCIES: Department of City Planning

RELATED CASES:APCC-2015-795-BL-ZAA-CLQ, VTT-73293-SL

ENVIRONMENTAL CASE:ENV-2015-796-MND

□PREVIOUS ACTIONS CASE NO.: Does have significant changes from previous actions. Does NOT have significant changes from previous actions□

PROJECT DESCRIPTION:DEMOLITION OF 2 EXISTING AND DEVELOPMENT OF AN 8 SMALL LOT SUBDIVISION.

ENV PROJECT DESCRIPTION:The project is the demolition of two (2) single-family dwellings and the construction, use and maintenance of eight (8) small lot homes.

The project requires 1) a Small Lot Subdivision to allow the creation of eight (8) individual lots; 2) a Building Line Removal to allow the buildings to be set back a minimum of six feet, four inches from Fairfax Avenue; 3) a Zoning Administrator's Adjustment to allow a maximum building height of 35 feet for Lot 1 and 33 feet, six inches (33'-6") for all other tots in lieu of the maximum permitted 30 feet; and, 4) "Q" Clarification to clarify various conditions imposed pursuant to Ordinance No. 181,586.

ENVIRONMENTAL SETTINGS:The subject property is a flat, rectangular site consisting of two interior tot and a total of approximately 13,100 square feet with a 100-foot long frontage along Fairfax Avenue and a depth of 130 feet. The property is developed with a one-story, 1,343 square-foot, single-family dwelling and a one-story, 1,544 square-foot, single-family dwelling, both built in 1920.

The property is located within the Hollywood Community Plan. The property is not located within 500 feet of any school or park. The property does include a 15-foot Building Line. The site is located on Fairfax Avenue, the border between the City of Los Angeles and the City of West Hollywood.

The property is located within ,6 km of the nearest fault (Hollywood Fault).

The property is not located within an Airport Hazard area, Coastal Zone, Very High Fire Hazard Severity Zone, Fire District No. 1, Flood Zone, Watercourse, Hazardous Waste/Border Zone Properties, Methane Hazard Site, High Wind Velocity Areas, Special Grading Area (BOE Basic Grid Map A-13372), Oil Wells, Alquist-Priolo Fault Zone, Landslide area, Liquefaction zone or Tsunami Inundation Zone.

The property is not mapped for Farmland.

The surrounding land uses consist of Low II Residential, Low Medium II Residential and Neighborhood Office Commercial, and R1, R2, RD1.5, R3, C4 and P Zones. Surrounding properties are primarily developed with one- and two-story, single-family dwellings, one- to three-story, multi-family dwellings and a commercial building. Properties to the east are within the Spaulding Square Historic Preservation Overlay Zone and to the west are within the City of West Hollywood.

i

Fairfax Avenue is a Major Highway - Class II, dedicated to a variable width ranging between 88 and 94 feet and improved with asphalt roadway and concrete curb, gutter and sidewalk.PROJECT LOCATION:1352-1356 North Fairfax Avenue, Hollywood, California 90046


AREA PLANNING COMMISSION: CERTIFIED NEIGHBORHOODCOUNCIL:HOLLYWOOD HILLS WEST

COMMUNITY PLAN AREA:HOLLYWOODSTATUS:

CENTRAL

□ Does Conform to Plan

□ Does NOT Conform to Plan

MAX. DENSITY/INTENSITY ALLOWED BY ZONING:1 dwelling unit per 1,500 square feet of lot area

EXISTING ZONING:(T)(G)RD1.5-1XL

PAX. DENSITY/INTENSITY ALLOWED BY PLAN DESIGNATION:1 dwelling unit per 1,500 square feet of lot area

LA River Adjacent: t]GENERAL PLAN LAND USE: Low Medium II Residential

PROPOSED PROJECT DENSITY:1 dwelling unit per 1,637 square feet of lot area


Determination (To Be Completed By Lead Agency)On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions on the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

jr. City Planning Associate (213) 978-1382/r

Signature Title Phone

Evaluation Of Environmental Impacts:1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information

sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants based on a project-specific screening analysis).

2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less that significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.

4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of a mitigation measure has reduced an effect from "Potentially Significant Impact" to "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced).

5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR, or negative declaration. Section 15063 (c)(3)(D). In this case, a brief discussion should identify the following:a. Earlier Analysis Used. Identify and state where they are available for review.b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately

analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.

c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions tor the project.


Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.Supporting Information Sources; A sources list should be attached, and other sources used or individuals contacted should be cited in the discussion.This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. The explanation of each issue should identify:a. The significance criteria or threshold, if any, used to evaluate each question; andb. The mitigation measure identified, if any, to reduce the impact to less than significance.

6.

7.

8.

8,


Environmental Factors Potentially Affected:The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.

AESTHETICSo AGRICULTURE AND FOREST

RESOURCES□ AIR QUALITY□ BIOLOGICAL RESOURCES o CULTURAL RESOURCES□ GEOLOGY AND SOILS

□ GREEN HOUSE GAS EMISSIONS□ HAZARDS AND HAZARDOUS

MATERIALSD HYDROLOGY AND WATER

QUALITYLAND USE AND PLANNING

□ MINERAL RESOURCES NOISE

□ POPULATION AND HOUSING ✓ PUBLIC SERVICES□ RECREATION ;

TRANSPORTATION/TRAFFICo UTILITIES AND SERVICE SYSTEMS■ / MANDATORY FINDINGS OF I

SIGNIFICANCE

INITIAL STUDY CHECKLIST (To be completed by the Lead City Agency)Background

PROPONENT NAME:Sunset Fountain Partners, LLC.APPLICANT ADDRESS:7024 Melrose Avenue, #500 Los Angeles, California 90038 AGENCY REQUIRING CHECKLIST:Department of City Planning PROPOSAL NAME (if Applicable):

PHONE NUMBER: (323) 936-5500

DATE SUBMITTED: 02/24/2015


ieIsignificant

unlessmitigation

incorporated

Potentiallysignificant

Impact

Less thansignificant

impact No impact

i. AESTHETICS; a. ijHsve a substantial adverse effect on a scenic vista? ii!

T Yb. |Substantially damage scenic resources, including, but not limited to, trees,|rock outcroppings, and historic buildings within a state scenic highway?

c. I Substantially degrade the existing visual character or quality of the site and its j surroundings?

o'. I Create a new source of substantial light or glare which wouid adversely affect |day or nighttime views in the area?

If. AGRICULTURE AND FOREST RESOURCES ... ..............................

*4-

Y

YConvert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricuiturai use?

a.

I YConflict with existing zoning for agricultural use, or a Williamson Act contract?b. 1YConflict with existing zoning for, or cause rezoning of, forest land (as defined 1

in Public Resources Code section 12220(g)), timberland (as defined by Public j Resources Code section 4526), or timberland zoned Timberland Production 1 (as defined by Government Code section 51104(g))? |

c.

YResult in the loss of forest land or conversion of forest land to non-forest use?d.

involve other changes in the existing environment which, due to their location \ or nature, could result in conversion of Farmland, to nort-agricultural use or conversion of forest land to non-forest use?

Ye.

iIII. AIR QUALITY

Ya. j Conflict with or obstruct implementation of the applicable air quality plan?

b.j Violate any air quality standard or contribute substantially to an existing or j projected air quality violation?

cTj Result in a cumulatively considerable net increase of any criteria pollutant for j which the project region is non-attainment under an applicable federal or state | ambient air quality standard (including releasing emissions which exceed j quantitative thresholds for ozone precursors)?

Y

Y

Yd. i Expose sensitive receptors to substantial pollutant concentrations?

1 ✓e. | Create objectionable odors affecting a substantial number of people?

tV. BIOLOGICAL RESOURCES

YHave a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?

"bTJ Have a substantial adverse effect on any riparian habitat or other sensitive | natural community identified in local or regional plans, policies, regulations or | by the California Department of Fish and Game or US Fish and Wildlife 1 Service?

a.

Y

YHave a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?Interfere substantially with the movement of any native resident or migratory i fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? I

c.

Yd.

r YConflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance?

6.

YConflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

f.

1LV. CULTURAL RESOURCES



unlessmitigation

incorporated

lPotentiallysignificant

impact


impact5

No impact jH

Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5?Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?Disturb any human remains, including those interred outside of formalcemeteries?

a.

b.

*c.

y"d.

Vi. GEOLOGY AND SOILSExpose people or structures to potential substantial adverse effects, including I the risk of toss, injury, or death involving: Rupture of a known earthquake \ fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning j Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

y"a.

i

*Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Strong seismic ground shaking?

b.

I Expose people or structures to potential substantial adverse effects, including I the risk of loss, injury, or death involving: Seismic-related ground failure, j including liquefaction?Expose people or structures to potential substantial adverse effects, including the risk of toss, Injury, or death involving: Landslides?

c.

*d.

*Result in substantial soil erosion or the loss of topsoil?e.Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?

f.

Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?

g-

h.

Vli. GREEN HOUSE GAS EMISSIONSGenerate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?

a.

Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?

b.

VIII. HAZARDS AND HAZARDOUS MATERIALSCreate a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?

y"a.

r✓b. j Create a significant hazard to the public or the environment through

j reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?

y"c. I Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?Be located on a sit© which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

*d.

For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?

©.

y"For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?

f.

✓Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

S-


j Potentially i[significant 1

4


impact

unlessmitigation

incorporated

: Less thansignificant

impact No impact j

>i h. ^Expose people or structures to a significanfrisk of loss, injury or death i | involving wildland fires, including where wildlands are adjacent to urbanized I ! areas or where residences are intermixed with wildlands?

yfi!

IX. HYDROLOGY AND WATER QUALITY

*Violate any water quality standards or waste discharge requirements? tIs-

*Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of preexisting nearby weils would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?

;b.

»

✓c, | Substantially alter the existing drainage pattern of the site or area, including | through the alteration of the course of a stream or river, in a manner which iiwould result in substantial erosion or siltation on- or off-site?

Ij

d. I Substantially alter the existing drainage pattern of the site or area, including |through the alteration of the course of a stream or river, or substantially | increase the rate or amount of surface runoff in a manner which would result I in flooding on- or off-site?

e. | Create or contribute runoff water which would exceed the capacity of existing ] | or planned stormwater drainage systems or provide substantial additional[ sources of polluted runoff? j

yf

f. (Otherwise substantially degrade water quality?1Ij g. I Place housing within a 100-year flood hazard area as mapped on a federal

j j Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard !; Idelineatlon map?^ Place within a 100-year flood hazard area structures which would impede or | j redirect flood flows?| i. |Expose people or structures to a significant risk of loss, injury or death | ! involving flooding, including flooding as a result of the failure of a levee or | j dam?jjTj Inundation by seiche, tsunami, or mudflow? yfX. LAND USE AND PLANNING

Physically divide an established community? yfa.

✓Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?

b.

iyf[c. | Conflict with any applicable habitat conservation plan or natural community

I j conservation plan?|XL MINERAL RESOURCES ........................ .................. ...' '' ' ' ^ ^fTj I Result in the loss of availability of a known mineral resource that would be of

|value to the region and the residents of the state?: b. j Result"in "theToss"of"availability of aiocally important mineral resource j I recovery site delineated on a local general plan, specific plan or other land

| use plan?Xli. NOISE .... — -

j a. I Exposure of persons to or generation of noise levels in excess of standards | | established in the local general plan or noise ordinance, or applicable

] standards of other agencies?

i

yf

yfExposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? *b.

A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?

yfc.

A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? *d.

i ‘iI


Potentially jsignificant j

unless j mitigation

Incorporated


impact


impact No impact

?Ve. | For a project located within an airport land use plan or, where such a plan ihas not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project

i-| area to excessive noise levels?f, ii For a project within the vicinity of a private airstrip, would the project expose

ijpeople residing or working in the project area to excessive noise levels?

ft

✓

XIII. POPULATION AND HOUSING

✓Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?

8.

✓b.I

c,

XIV. PUBLIC SERVICES✓Would the project result in substantial adverse physical impacts associated

with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection?

a.

Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Police protection?

✓b.

Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Schools?Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Parks?

c.

d. ✓

Would the project result in substantial adverse physical Impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Other public facilites?

yfe,

XV. RECREATIONWould the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?

a.

b. Does tee project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?

✓

XVI. TRANSPORTATION/TRAFFICConflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of tee circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?

yfa.


| Potentially i I significant I

Potentially j unlesssignificant j mitigation | significant

impact J incorporated j impact

Less than

No impact

Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways?Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks?Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses {e.g., farm equipment)?

b.

jc.

d.

Result in inadequate emergency access?6, i|~i\

fConflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities supporting alternative transportation (e.g., bus turnouts, bicycle racks)?

XVrUflOfliAMDSEMCE SYSTEMS"'............... .... ... '........................

f.Ii

fExceed wastewater treatment requirements of the applicable Regional Water | Quality Control Board?Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?

a.

y"b.

*Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?

c.

Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed?

d.

V"1 Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?

e.

Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs?

f.

Comply with federal, state, and local statutes and regulations related to solid waste?

XVIII. MANDATORY FINDINGS OF SiGNIFICANCE

g.

a. I Does the project have the potential to degrade the quality of the environment, | substantially reduce the habitat of a fish or wildlife species, cause a fish orJ wildlife population to drop below self-sustaining levels, threaten to eliminate a j plant or animal community, reduce the number or restrict the range of a rare jj or endangered plant or animal or eliminate important examples of the major I periods of California history or prehistory?

b. iDoes the project have impacts that are individually limited, but cumulatively f:considerable? ("Cumulatively considerable" means that the incremental |effects of a project are considerable when viewed in connection with the 1 effects of past projects, the effects of other current projects, and the effects of 3 probable future projects)?

c. I Does the project have environmental effects which will cause substantial |adverse effects on human beings, either directly or indirectly?

Note: Authority cited: Sections 21083, 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. Code; Sections 21080, 21083.05, 21095, Pub. Resources Code; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147 Cal.App.4th 357; Protect the Historic Amador Waterways v. Amador Water Agency (2004) 116 Cal.App.4th at 1109; San Franciscans Upholding the Downtown Plan v. City and County of San Francisco (2002) 102 Cal.App.4th 656.


DISCUSSION OF THE ENVIRONMENTAL EVALUATION (Attach additional sheets if necessary)

The Environmental Impact Assessment includes the use of official City of Los Angeles and other government source reference materials related to various environmental impact categories (e.g., Hydrology, Air Quality, Biology, Cultural Resources, etc.). The State of California, Department of Conservation, Division of Mines and Geology - Seismic Hazard Maps and reports, are used to identify potential future significant seismic events; including probable magnitudes, liquefaction, and landslide hazards. Based on applicant information provided in the Master Land Use Application and Environmental Assessment Form, impact evaluations were based on stated facts contained therein, including but not limited to, reference materials indicated above, field investigation of the project site, and any other reliable reference materials known at the time.

Project specific impacts were evaluated based on all relevant facts indicated in the Environmental Assessment Form and expressed through the applicant's project description and supportive materials. Both the Initial Study Checklist and Checklist Explanations, in conjunction with the City of Los Angeles’s Adopted Thresholds Guide and CEQA Guidelines, were used to reach reasonable conclusions on environmental impacts as mandated under the California Environmental Quality Act (CEQA).

The project as identified in the project description may cause potentially significant impacts on the environment without mitigation. Therefore, this environmental analysis concludes that a Mitigated Negative Declaration shall be issued to avoid and mitigate all potential adverse impacts on the environment by the imposition of mitigation measures and/or conditions contained and expressed in this document; the environmental case file known as ENV-2015-796-MND and the associated case(s),APCC-2015-795-BL-ZAA-CLQ, VTT-73293-SL . Finally, based on the fact that these impacts can be feasibly mitigated to less than

significant, and based on the findings and thresholds for Mandatory Findings of Significance as described in the California Environmental Quality Act, section 15065, the overall project impact(s) on the environment (after mitigation) will not:

« Substantially degrade environmental quality.« Substantially reduce fish or wildlife habitat.« Cause a fish or wildlife habitat to drop below self sustaining levels.• Threaten to eliminate a plant or animal community.* Reduce number, or restrict range of a rare, threatened, or endangered species.* Eliminate important examples of major periods of California history or prehistory.* Achieve short-term goals to the disadvantage of long-term goals.• Result in environmental effects that are individually limited but cumulatively considerable.• Result in environmental effects that will cause substantial adverse effects on human beings.

ADDITIONAL INFORMATION:All supporting documents and references are contained in the Environmental Case File referenced above and may be viewed in the EIR Unit, Room 763, City Hall.For City information, addresses and phone numbers: visit the City's website at http://www.lacity.org ; City Planning - and Zoning Information Mapping Automated System (ZIMAS) cityplanning.lacity.org/ or EIR Unit, City Hall, 200 N Spring Street, Room 763. Seismic Hazard Maps - http://gmw.consrv.ca.gov/shmp/Engineering/Infrastructure/Topographic Maps/Parcel Information - http://boemaps.eng.ci.la.ca.us/index01.htm or City's main website under the heading "Navigate LA".

TELEPHONE NO.: DATE:PREPARED BY: TITLE:

(213) 978-1382ity Planning Associate 06/23/2015OLIVER NETBURN


http://www.lacity.org

http://gmw.consrv.ca.gov/shmp/

http://boemaps.eng.ci.la.ca.us/index01.htm

MitigationMeasuresExplanationImpact?

APPENDIX A: ENVIRONMENTAL IMPACTS EXPLANATION TABLE

I. AESTHETICSA significant impact would occur if the proposed project would have a substantial adverse effect on a scenic vista. A scenic vista refers to views of focal points or panoramic views of broader geographic areas that have visual interest. A focal point view would consist of a view of a notable object, building, or setting. Diminishment of a scenic vista would occur if the bulk or design of a building or development contrasts enough with a visually interesting view, so that the quality of the view is permanently affected. The project is not located on or near any scenic vista. No impact would occur.

NO IMPACTa.

A significant impact would occur if the proposed project would substantially damage a scenic resource, including, but not limited to, trees, rock outcroppings, and historic resources. The property does not include any trees, rock outcroppings or other similar natural features. The project includes the demolition of two single-family dwellings, both built in 1920. Neither structure has been identified as a historic resource by local or state agencies, and the project site has not been determined to be eligible for listing in the National Register of Historic Places, California Register of Historical Resources, and the Los Angeles Historic-Cultural Monuments Register. In addition, the site was not found to be a potential historic resource or have any significant architectural features, based on a review of the City's Survey LA findings. In addition, though the property does abut the Spaulding Square Historic Preservation Overlay Zone (HPOZ), the houses do not front a street in the HPOZ and the frontage along Fairfax Avenue is not intact enough for an expansion of the HPOZ. Nevertheless, the project is designed to provide a minimum 14'-€M rear yard setback adjoining the properties within the HPOZ, in lieu of the permitted 5 feet; and the highest points of the structures adjacent to the adjacent to the properties within the HPOZ are set back approximately 30 feet from the rear

b. LESS THAN SIGNIFICANT IMPACT


mitigationMeasuresExplanationImpact?

property line. Therefore, project impacts would be less than significant._______A significant Impact would occur if the proposed project would substantially degrade the existing visual character or quality of the project site and its surroundings. Significant impacts to the visual character of a site and its surroundings are generally based on the removal of features with aesthetic value, the Introduction of contrasting urban features into a local area, and the degree to which the elements of the proposed project detract from the visual character of an area. The proposed project would result in structures which are taller and larger than what currently exists on-site; however incorporation of the mitigation measure would reduce project impacts to less than significant levels.

POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

MOc.

A significant Impact would occur if light and glare substantially altered the character of off-site areas surrounding the site or interfered with the performance of an off-site activity. Light impacts are typically associated with the use of artificial light during the evening and night-time hours. Glare may be a daytime occurrence caused by the reflection of sunlight or artificial light from highly polished surfaces, such as window glass and reflective cladding materials, and may interfere with the safe operation of a motor vehicle on adjacent streets. Daytime glare is common in urban areas and is typically associated with mid- to high-rise buildings with exterior facades largely or entirely comprised of highly reflective glass or mirror-like materials. Nighttime glare is primarily associated with bright point-source lighting that contrasts with existing low ambient light conditions. The project could create significant new sources of light and glare due to the use of security lighting and various building materials. Incorporation of the mitigation measures would reduce project Impacts to less than significant levels.

1-120,1-130POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

d.

II. AGRICULTURE AND FOREST RESOURCES



A significant impact would occur if the proposed project would convert valued farmland to non-agricultural uses. The project site is developed with two multi-family apartment buildings. No Farmland, agricultural uses, or related operations are present within the project site or surrounding area. Due to its urban setting, the project site and surrounding area are not included in the Farmland Mapping and Monitoring Program of the California Resources Agency. Therefore, the proposed project would not convert any Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use, and no impact would occur.

NO IMPACTa.

A significant impact would occur if the proposed project conflicted with existing agricultural zoning or agricultural parcels enrolled under the Williamson Act Contract. The project site is not zoned for agricultural use or under a Williamson Act Contract. The project site is currently zoned (T)(Q)RD1.5-1XL. As the project site and surrounding area do not contain farmland of any type, the proposed project would not conflict with a Williamson Act Contract. Therefore, no impact would occur.____________________

b. NO IMPACT

A significant impact would occur if the proposed project conflicted with existing zoning for, or caused rezoning of forest land or timberland or result in the loss of forest land or in the conversion of forest land to non-forest use. The project site and the surrounding area are not zoned for forest land or timberland. As identified above, the project site is currently zoned (T)(Q)RD1.5-1XL. Accordingly, the proposed project would not conflict with forest land or timberland zoning or result in the loss of forest land or conversion of forest land to non-forest use. Therefore, no impact would occur______________

NO IMPACTc.

A significant impact would occur if the proposed project conflicted with existing zoning for, or caused rezoning of forest land or timberland or result in the loss of forest land or in the conversion of forest land to non-forest use. The project site and the surrounding area are not zoned for forest land or timberland. As identified above, the project site is currently zoned (T)(Q)RD1,5-1XL. Accordingly, the proposed project would not conflict with

d. NO IMPACT


MitigationMeasuresImpact? Explanation

forest land or timberland zoning or result in the loss of forest land or conversion of forest land to non-forest use. Therefore, no impact would occur.A significant impact would occur if the proposed project caused the conversion of farmland to non-agricultural use. The project site does not contain farmland, forestland, or timberland. Therefore, no impacts would occur._______________

NO IMPACTe.

III. AIR QUALITYThe South Coast Air Quality Management District (SCAQMD) is the agency primarily responsible for comprehensive air pollution control in the South Coast Air Basin (Basin) and reducing emissions from area and point stationary, mobile, and indirect sources. SCAQMD prepared the 2012 Air Quality Management Plan (AQMP) to meet federal and state ambient air quality standards. A significant air quality impact may occur if a project is inconsistent with the AQMP or would in some way represent a substantial hindrance to employing the policies or obtaining the goals of that plan. The proposed project with eight residential units would not conflict with or obstruct the implementation of the AQMP and SCAQMD rules. The proposed project is also subject to the City’s Green Building Program Ordinance (Ord, No. 179,890), which was adopted to reduce the use of natural resources, create healthier living environments, and minimize the negative impacts of development on local, regional and global ecosystems. Therefore, project impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACTa.

A significant impact would occur if the proposed project would violate any air quality standard or contribute substantially to an existing or projected air quality violation. Construction of the proposed project would contribute to poor air quality emissions through the use of heavy-duty construction equipment, truck deliveries and haul trips, and vehicle trips generated by construction workers traveling to and from the project site; fugitive dust emissions resulting from earthwork activities; and nitrogen oxide (NOX) emissions resulting from the use of construction equipment. Project operations could result in mobile source emissions as well as emissions generated by area sources (e.g„ natural gas

LESS THAN SIGNIFICANT IMPACTb.



combustion, landscape fuel combustion, consumer products, and architectural coatings). It is mandatory for all projects in the Basin to comply with the air quality standards and regulations to enforce those standards established SCAQMD. Therefore, project impacts would be less than significant._______________________

LESS THAN SIGNIFICANT IMPACT The proposed project is not part of an ongoing regulatory program, therefore SCAQMD recommends that project-specific air quality impacts be used to determine the potential cumulative impacts to air quality. As discussed above, the project would comply with the air quality standards established SCAQMD and therefore would not exceed SCAQMD regional or localized significance thresholds. By applying SCAQMD's cumulative air quality impact methodology, implementation of the project would not result in an addition of criteria pollutants such that cumulative impacts, in conjunction with related projects in the region, would occur. Therefore, the emissions of non-attainment pollutants and precursors generated by project operation would be less than significant and no mitigation measures are required.

c.

Based on the City of Los Angeles CEQA Thresholds Guide, a significant impact may occur if a project were to generate pollutant concentrations to a degree that would significantly affect sensitive receptors. The SCAQMD identifies the following as sensitive receptors: long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, and athletic facilities. As described in Response lll.b above, construction and operation of the project would result in a less than significant impact for both regional and localized air pollution emissions. Therefore, the project would not expose sensitive receptors to substantial pollutant concentrations.The California Air Resources Board (CARB) has published guidance for locating new sensitive receptors (e.g., residences) away from nearby sources of air pollution. Relevant recommendations include avoiding the siting of new sensitive land uses within 500 feet of a freeway or 300 feet of a large gas station (defined as a

LESS THAN SIGNIFICANT IMPACTd.



facility with a throughput of 3.6 million gallons per year or greater). The project site is located approximately 2 miles from Hollywood Freeway (U.S. Route 101) and approximately 750 feet from the nearest gas stations (1500 N. Fairfax Avenue and 1501 N. Fairfax Avenue). The location of the proposed project would be consistent with the CARB recommendations for locating new sensitive receptors.The proposed project would not include any land uses that would involve the use, storage, or processing or carcinogenic or non-carcinogenic toxic air contaminants and no toxic airborne emissions would typically result from the propose project implementation, Therefore, the use itself will not result in new sources of pollutant concentrations exposing sensitive receptors and project impacts would be less than significant impact._____________

NO IMPACT Potential sources that may emit odors during construction activities include equipment exhaust and architectural coatings. Odors from these sources would be localized and generally confined to the immediate area surrounding the project site. The proposed project would utilize typical construction techniques, and the odors would be typical of most construction sites and temporary in nature. Construction of the proposed project would not cause an odor nuisance. According to the SCAQMD CEQA Air Quality Handbook, land uses and industrial operations that are associated with odor complaints include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies and fiberglass molding. The proposed project does not include these land uses or industrial operations. Therefore, the proposed project will not create new objectionable odors during operation and no impact would occur.

e.

IV. BIOLOGICAL RESOURCESNO IMPACT A significant impact would occur if the

project resulted in the loss or destruction of individuals of a species or through the degradation of sensitive habitat. The subject property is located within an urbanized area and is currently developed with two multi-family dwellings and a modest amount of landscaping. No endangered and/or threatened species

a.



are located within the property, and no such species has been observed on the property. As such, the project would not adversely affect endangered and/or threatened species either directly or indirectly through habitat modification. No impact would occur. ______

A significant impact would occur if any riparian habitat or natural community would be lost or destroyed as a result of urban development. The subject property does not contain any riparian habitat and does not contain any streams or water courses necessary to support riparian habitat. As such, the project would not have any effect on riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife (CDFW) or the United States Fish and Wildlife Services (USFWS). No impact would occur.

NO IMPACTb.

A significant impact would occur if federally protected wetlands would be modified or removed by a project. The subject property does not contain any federally protected wetlands, wetland resources, or other waters of the United States as defined by Section 404 of the Clean Water Act. The property is located in a highly urbanized area. As such, the project would not have any effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. No impact would occur.

NO IMPACTc.

A significant impact would occur if the project would interfere with, or remove access to, a migratory wildlife corridor or impede use of native wildlife nursery sites. Due to the highly urbanized nature of the subject property and surrounding area, the lack of a major water body, and the limited number of trees, the subject property does not support habitat for native resident or migratory species or contain native nurseries. Therefore, the project would not interfere with wildlife movement or impede the use of native wildlife nursery sites. No impact would occur.

d. NO IMPACT


T" litigationMeasuresimpact? Explanation

NO IMPACT A significant impact would occur if the project would be inconsistent with local regulations pertaining to biological resources. The project would not conflict with any policies or ordinances protecting biological resources, such as the City of Los Angeles Protected Tree Ordinance {No. 177,404). The subject property does not contain locally-protected biological resources, such as oak trees, Southern California black walnut, western sycamore, and California bay trees. The project would be required to comply with the provisions of the Migratory Bird Treaty Act (MBTA) and the California Fish and Game Code (CFGC). Both the MBTA and CFGC protects migratory birds that may use trees on or adjacent to the property for nesting, and may be disturbed during construction of the project. Therefore, the project would not conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance (e.g., oak trees or California walnut woodlands). No impact would occur.

e.

NO IMPACT A significant impact would occur if the project conflicted with any draft or adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan. The subject property and its vicinity are not part of any such area. Therefore, the proposed project would not conflict with the provisions of any adopted conservation plan. No impact would occur.___________

f.

V. CULTURAL RESOURCESLESS THAN SIGNIFICANT IMPACT A significant impact would occur if the

proposed project would be substantially altered the environmental context of, or removed identified historical resources. The project includes the demolition of two single-family dwellings, both built in 1920. Neither structure has been identified as a historic resource by local or state agencies, and the project site has not been determined to be eligible for listing in the National Register of Historic Places, California Register of Historical Resources, and the Los Angeles Historic-Cultural Monuments Register. In addition, the site was not found to be a potential historic resource or have any significant architectural features, based on a review of the City’s Survey LA

a.



findings. In addition, though the property does abut the Spaulding Square Historic Preservation Overlay Zone {HPOZ), the houses do not front a street in the HPOZ and the frontage along Fairfax Avenue is not intact enough for an expansion of the HPOZ. Therefore, project impacts would be less than significant.

NO IMPACT A significant impact would occur if a known or unknown archaeological resource would be removed, altered, or destroyed as a result of the proposed development. Section 15064.5 of the State CEQA Guidelines defines significant archaeological resources as resources that meet the criteria for historical resources or resources that constitute unique archaeological resources. A significant impact could occur if a project would significantly affect archaeological resources that fall under either of these categories. The project requires no grading. Therefore, no impact would occur.

b.

NO IMPACT A significant impact would occur if excavation or construction activities associated with the project would disturb paleontological or unique geological features. The project requires no grading. Therefore, no impact would occur.

c.

NO IMPACT A significant impact would occur if previously interred human remains would be disturbed during excavation of the project site. The project requires no grading. Therefore, no impact would occur.

d.

VI. GEOLOGY AND SOILSLESS THAN SIGNIFICANT IMPACT A significant impact would occur if the

project would cause personal injury or death or resulted in property damage as a result of a fault rupture occurring on the subject property and if the property is located within a State-designated Alquist-Priolo Zone or other designated fault zone. According to the California Department of Conservation Special Studies Zone Map, the property is located within .6 km of the Hollywood Fault. Nevertheless, the project would not expose people or structures to potential adverse effects resulting from the rupture of known earthquake faults as the project would comply with the current seismic design provisions of the California Building Code (CBC) which incorporates

a.


MitigationMeasuresimpact? Explanation

the latest seismic design standards for structural loads and materials to mitigate losses from an earthquake and provide for the latest in earthquake safety. Additionally, the project would be required to adhere to the seismic safety requirements contained in the Los Angeles Building Code as well as the applicable recommendations provided in the geotechnical investigation required by the City to minimize seismic-related hazards. Therefore, project impacts would be less than significant. _________A significant impact would occur if the project would cause personal injury or death or resulted in property damage as a result of seismic ground shaking. The entire Southern California region is susceptible to strong ground shaking from severe earthquakes. Seismic activities associated with a number of nearby faults (e.g., Hollywood, Raymond, Verdugo, Newport-lnglewood, Santa Monica, Sierra Madre, and San Andreas Faults), as well as blind thrust faults (e.g., Elysian Park, Puente Hills, and Compton). Consequently, construction of the proposed project could expose people and structures to strong seismic ground shaking. However, the proposed project would be designed and constructed in accordance with State and local building codes to reduce the potential for exposure of people or structures to seismic risks to the maximum extent possible.Compliance with such requirements would reduce seismic ground shaking impacts to the maximum extent practicable with current engineering practices. Therefore, project impacts would be less than significant.


A significant impact would occur if the project would cause personal injury or death or resulted in property damage as a result of liquefaction. According to the Safety Element of the City of Los Angeles General Plan Safety Element of the Los Angeles City General Plan, Areas Susceptible to Liquefaction, Exhibit B, the subject property is not located within a Liquefiable Area or Potentially Liquefiable Area. Therefore, the project would not cause personal injury or death or resulted in property damage as a result of liquefaction, and no impact would occur.

NO IMPACTc.



A significant impact would occur if the proposed project would be implemented on a site that would be located in a hillside area with unstable geological conditions or soil types that would be susceptible to failure when saturated. According, to the California Department of Conservation, Division of Mines and Geology, the Seismic Hazard Zones Map for the Hollywood Quadrangle shows the project site is not located within a landslide hazard zone. The project site and surrounding area are relatively flat. Therefore, the proposed project would not expose people or structures to potential effects resulting from landslides, and no impact would occur. ________

d. NO IMPACT

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if construction activities or future uses would result in substantial soil erosion or loss of topsoil. Construction of proposed project would result in ground surface disturbance during site clearance, excavation, and grading, which could create the potential for soil erosion to occur. Nevertheless, construction activities would be performed in accordance with the requirements of the Los Angeles Building Code and the Los Angeles Regional Water Quality Control Board (LARWQBC) through the City’s Stormwater Management Division. In addition, the project would be required to develop a Storm Water Pollution Prevention Plan (SWPPP) which would require implementation of an erosion control plan to reduce the potential for wind or waterborne erosion during the construction process. Furthermore, all onsite grading and site preparation would comply with applicable provisions of Chapter IX, Division 70 of the LAMC, and conditions imposed by the City of Los Angeles Department of Building and Safety’s Soils Report Approval Letter. Therefore, project impacts would be less lan significant.

e.

f. LESS THAN SIGNIFICANT IMPACT A significant impact would occur if any unstable geological conditions would result in any type of geological failure, including lateral spreading, off-site landslides, liquefaction, or collapse. As discussed above, construction of the proposed project would have the potential to expose people and structures to seismic-related ground failure, including


mitigationMeasuresImpact? Explanation

ground shaking. Subsidence and ground collapse generally occur in areas with active groundwater withdrawal or petroleum production. The extraction of groundwater or petroleum from sedimentary source rocks can cause the permanent collapse of the pore space previously occupied by the removed fluid. The subject property is not identified as being located in an oil field or within an oil drilling area. The project would be required to implement standard construction practices that would ensure that the integrity of the project site and the proposed structures is maintained. Construction will be required by the Department of Building and Safety to comply with the City of Los Angeles Uniform Building Code (UBC) which is designed to assure safe construction and includes building foundation requirements appropriate to site conditions. Furthermore, the project would be required to comply with applicable provisions of Chapter IX, Division 70 of the LAMC, and conditions imposed by the City of Los Angeles Department of Building and Safety's Soils Report Approval Letter. Therefore, project impacts would be less than significant.

A significant impact would occur if the proposed project would be built on expansive soils without proper site preparation or design features to provide adequate foundations for project buildings, thus, posing a hazard to life and property. Expansive soils have relatively high clay mineral and expand with the addition of water and shrink when dried, which can cause damage to overlying structures. Soils on the project site may have the potential to shrink and swell resulting from changes in the moisture content. The project would be required to comply with the requirements of the UBC, LAMC, and other applicable building codes. Therefore, project impacts would be less than significant._________________

LESS THAN SIGNIFICANT IMPACTg-

A project would cause a significant impact if adequate wastewater disposal is not available. The project site is located in a highly urbanized area, where wastewater infrastructure is currently in place. The project would connect to existing sewer lines that serve the project site and would not use septic tanks or alternative

NO IMPACTh.



wastewater disposal systems. Therefore, no impact would occur___

VII. GREEN HOUSE GAS EMISSIONSGreenhouse gases (GHG) are those gaseous constituents of the atmosphere, both natural and anthropogenic (human generated), that absorb and emit radiation at specific wavelengths within the spectrum of terrestrial radiation emitted by the earth’s surface, the atmosphere itself, and by clouds. The City has adopted the LA Green Plan to provide a citywide plan for achieving the City’s GHG emissions targets, for both existing and future generation of GHG emissions. In order to implement the goal of improving energy conservation and efficiency, the Los Angeles City Council has adopted multiple ordinances and updates to establish the current Los Angeles Green Building Code (LAGBC) (Ordinance No. 179,890). The LAGBC requires projects to achieve a 20 percent reduction in potable water use and wastewater generation. As the LAGBC includes applicable provisions of the State’s CALGreen Code, a new development project that can demonstrate it complies with the LAGBC is considered consistent with statewide GHG reduction goals and policies including AB32 (California Global Warming Solutions Act of 2006). Through required implementation of the LAGBC, the project would be consistent with local and statewide goals and polices aimed at reducing the generation of GHGs. Therefore, project impacts would be less than significant________________________


The California legislature passed Senate Bill (SB) 375 to connect regional transportation planning to land use decisions made at a local level. SB 375 requires the metropolitan planning organizations to prepare a Sustainable Communities Strategy (SCS) in their regional transportation plans to achieve the per capita GHG reduction targets. For the SCAG region, the SCS is contained in the 2012-2035 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). The 2012-2035 RTP/SCS focuses the majority of new housing and job growth in high-quality transit areas and other opportunity areas on existing main streets, in downtowns, and commercial corridors, resulting in an




improved jobs-housing balance and more opportunity for transit-oriented development. In addition, SB 743, adopted September 27, 2013, encourages land use and transportation planning decisions and investments that reduce vehicle mites traveled that contribute to GHG emissions, as required by AB 32. The project would provide infill residential development proximate to a major transportation corridor (Fairfax Avenue and Sunset Boulevard; Metro Rapid 780 and Metro 302) and would not interfere with SCAG’s ability to implement the regional strategies outlined in the 2012-2035 RTP/SCS. The proposed project would provide residential units to meet demand for housing in proximity to urban uses, including transportation/transit and would provide a healthy environment by reducing vehicle trips and corresponding GHG emissions. The proposed project, therefore, would be consistent with statewide, regional and local goals and policies aimed at reducing GHG emissions, and project impacts would be less than significant.___________

VIII. HAZARDS AND HAZARDOUS MATERIALSA significant impact would occur if the proposed project would create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Construction of the proposed project would involve the temporary use of potentially hazardous materials, including vehicle fuels, oils, and transmission fluids. Operation of the project would involve the limited use and storage of common hazardous substances typical of those used in residential developments, including lubricants, paints, solvents, cleaning supplies, pesticides and other landscaping supplies. No industrial uses or activities are proposed that would result in the use or discharge of unregulated hazardous materials and/or substances, or create a public hazard through transport, use, or disposal. As a residential development, the proposed project would not involve large quantities of hazardous materials that would require routine transport, use, or disposal. With compliance to applicable standards and regulations and adherence to



MitigationMeasuresExplanationimpact?

manufacturer’s instructions related to the transport, use, or disposal of hazardous materials, the proposed project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Therefore, project impacts would be less than significant. ___

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project created a significant hazard to the public or environment due to a reasonably foreseeable release of hazardous materials. The existing structures on the subject property were built in 1920 and therefore may contain asbestos-containing materials (ACMs) and lead-based paint (LBP). Demolition of these buildings would have the potential to release asbestos fibers into the atmosphere if such materials exist and they are not properly stabilized or removed prior to demolition activities. The removal of asbestos is regulated by SCAQMD Rule 1403; therefore, any asbestos found on-site would be required to be removed by a certified asbestos containment contractor in accordance with applicable regulations prior to demolition. Similarly, it is likely that lead-based paint is present in buildings constructed prior to 1979. Compliance with existing State laws regarding removal would be required. Therefore, project impacts would be less than significant._____________________________

b.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would result in the release, emission, handling, and disposal of hazardous materials within one-quarter mile of an existing school. The subject property is located less than .25 miles of a school (Larchmont Charter School at Fairfax). The project would provide an infill development that consists of residential uses. Residential uses would be expected to use and store very small amounts of hazardous materials, such as paints, solvents, cleaners, pesticides, etc. Nevertheless, all hazardous materials within the project site would be acquired, handled, used, stored, transported, and disposed of in accordance with all applicable federal, State, and local requirements, and project impacts would ?e less than significant.____________

c.



A significant impact would occur if the project site is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and would create a significant hazard to the public or the environment. The California Department of Toxic Substances Control (DTSC) maintains a database (EnviroStor) that provides access to detailed information on hazardous waste permitted sites and corrective action facilities, as well as existing site cleanup information. EnviroStor also provides information on investigation, cleanup, permitting, and/or corrective actions that are planned, being conducted, or have been completed under DTSC’s oversight. A review of EnviroStor did not identify any records of hazardous waste facilities on the project site. Therefore, no impact would occur.

NO IMPACTd.

A significant impact would occur if the project were located within an airport land use plan area, or within two miles of any public or public use airports, or private air strips and its location would have the potential to result in a safety hazard for people residing or working in the project area. The project is not located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport. Therefore, no impact would occur.

NO IMPACTe.

A significant impact would occur if the project were located within the vicinity of a private airstrip and its location would have the potential to result in a safety hazard for people residing in the project area.The project is not located within the vicinity of a private airstrip. Therefore, no impact would occur. _______

NO IMPACTf.

A significant impact would occur if the project impaired implementation of or physically interfered with an adopted emergency response plan or emergency evacuation plan. The subject property is located approximately .35 miles east of Crescent Height Boulevard, the nearest designated Disaster Route. The project would not require the closure of any public or private streets during construction or operation and would not impede emergency vehicle access to the project site or surrounding area. Additionally, emergency access to and from the project site would be provided in

NO IMPACT9-



accordance with requirements of the Los Angeles Fire Department (LAFD). Therefore, the proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan, and no impact would occur.

A significant impact would occur if the proposed project exposed people and structures to high risk of wildfire. The subject property is located in a highly urbanized area of the City. The area surrounding the project site is completely developed. Additionally, the property it is not located within a Very High Fire Hazard Severity Zone. The project would not expose people or structures to a risk of loss, injury, or death involving wildland fires. Therefore, no impact would occur.

NO IMPACTh.

IX. HYDROLOGY AND WATER QUALITY

A significant impact would occur if the proposed project discharges water that does not meet the quality standards of agencies which regulate surface water quality and water discharge into storm water drainage systems, or does not comply with all applicable regulations as governed by the Los Angeles Regional Water Quality Control Board (LARWQCB). As is typical of most residential development, stormwater runoff from the proposed project has the potential to introduce small amounts of pollutants into the stormwater system. Pollutants would be associated with runoff from landscaped areas {pesticides and fertilizers) and paved surfaces (ordinary household cleaners). Thus, the proposed project would be required to comply with the National Pollutant Discharge Elimination System (NPDES) standards and the City's Stormwater and Urban Runoff Pollution Control regulations (Ordinance No. 172,176 and No. 173,494) to ensure pollutant loads from the project site are minimized for downstream receiving waters. The Stormwater and Urban Runoff Pollution Control Ordinances contain requirements for construction activities and operation of development and redevelopment projects to integrate low impact development practices and standards for stormwater pollution mitigation, and maximize open, green and pervious space on all developments and redevelopments



MitigationExplanationImpact?

consistent with the City’s landscape ordinance and other related requirements in the City's Development BMPs Handbook, Conformance would be ensured during the permitting process with the Department of Building & Safety, Therefore, the project would not violate water quality standards, waste discharge requirements, or stormwater NPDES permits or otherwise substantially degrade water quality, and project impacts would be less than significant.___________

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would substantially deplete groundwater or interfere with groundwater recharge. The proposed project would not require the use of groundwater at the project site. Potable water would be supplied by the Los Angeles Department of Water and Power (LADWP), which draws its water supplies from distant sources for which a separate assessment is conducted and mitigation of potential environmental impacts identified. Excavation is not proposed. Therefore, the project would not require direct additions or withdrawals of groundwater. In addition, the City's Stormwater and Urban Runoff Pollution Control regulations (Ordinance No. 172,176 and No. 173,494) contain requirements for construction activities and operation of development and redevelopment projects to integrate low impact development practices and standards for stormwater and to maximize open, green and pervious space on all developments and redevelopments consistent with the City's landscape ordinance and other related requirements in the City's Development BMPs Handbook. Conformance would be ensured during the permitting process with the Department of Building & Safety. Therefore, the project would not impact groundwater supplies or groundwater recharge, and project impacts would be less than significant.____________________

b.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would substantially alter the drainage pattern of an existing stream or river so that erosion or siltation would result. There are no streams or rivers located in the project vicinity. Project construction would temporarily expose on-site soils to surface water runoff.

c.



However, compliance with construction-related BMPs and/or the Storm Water Pollution Prevention Plan (SWPPP) would control and minimize erosion and siltation. During project operation, storm water or any runoff irrigation waters would be directed into existing storm drains that are currently receiving surface water runoff under existing conditions. Therefore, alterations to existing drainage patterns within the project site and surrounding area such that it would cause significant on- or off-site erosion or siltation would not occur, and project impacts would be less than significant._______________________

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would substantially alter the drainage pattern of an existing stream or river such that flooding would result. As discussed above, there are no streams or rivers located in the project vicinity.During operation of the project, storm water or any runoff irrigation waters would be directed into existing storm drains that are currently receiving surface water runoff under existing conditions.Therefore, alterations to existing drainage patterns within the site and surrounding area such that it would cause significant on- or off-site flooding would not occur, and project impacts would be less than significant.__________________________

d.

A significant impact would occur if runoff water would exceed the capacity of existing or planned storm drain systems serving the project site, or if the proposed project would substantially increase the probability that polluted runoff would reach the storm drain system. The City's Stormwater and Urban Runoff Pollution Control regulations (Ordinance No. 172,176 and No. 173,494) contain requirements for construction activities and operation of development and redevelopment projects to integrate low Impact development practices and standards for stormwater and other related requirements in the City’s Development BMPs Handbook. Such regulations and practices are designed in consideration of existing and planned stormwater drainage systems. Conformance would be ensured during the permitting process with the Department of Building & Safety.

LESS THAN SIGNIFICANT IMPACTe.


MitigationMeasuresExplanationimpact?

Therefore, water runoff during construction activities and operation of the project would not exceed the capacity of existing or planned drainage systems, and project impacts would be less than significant.

NO IMPACT A significant impact would occur if a project includes sources of water pollutants that would have the potential to substantially degrade water quality. The project does not include sources of contaminants, which could potentially degrade water quality and would comply with all federal, state and local regulations governing storm water discharge. Therefore, no impact would occur.

f.

NO IMPACT A significant impact would occur if the proposed project would be located within a 100-year floodplain or would impede or redirect flood flows. According to the Safety Element of the City of Los Angeles General Plan Safety Element of the Los Angeles City General Plan, 100-Year & 500-Year Flood Plains, Exhibit F, the subject property is not located within a 100-year flood plain. Therefore, while die project does include housing, it is not located within a 100-year flood plain, and no impact would occur.

9-

NO IMPACT A significant impact would occur if the proposed project would be located within a 100-year floodplain or would impede or redirect flood flows. According to the Safety Element of the City of Los Angeles General Plan Safety Element of the Los Angeles City General Plan, 100-Year Flood Plains, Exhibit F, the subject property is not located within a 100-year flood plain and therefore, no impact would occur.

h.

NO IMPACT A significant impact would occur if the proposed project would be located within an area susceptible to flooding as a result of the failure of a levee or dam. According to the Safety Element of the City of Los Angeles General Plan, Inundation & Tsunami Hazard Areas, Exhibit G, the subject property is not located within a Potential Inundation Area. Therefore, the project would not expose people or structures to a significant risk of loss, injury, or death involving flooding, and no impact would occur.

i.



NO IMPACT A significant impact would occur if the proposed project would be located within an area susceptible to flooding as a result of the failure of a levee or dam. A seiche is an oscillation of a body of water in an enclosed or semi-enclosed basin, such as a reservoir, harbor, or lake. A tsunami is a great sea wave produced by a significant undersea disturbance. Mudflows result from the down slope movement of soil and/or rock under the influence of gravity. According to the Safety Element of the City of Los Angeles General Plan, Inundation & Tsunami Hazard Areas, Exhibit G, the subject property is located within a Potential Inundation Area. Therefore, the project would not expose people or structures to a significant risk of loss, injury, or death involving flooding, and no impact would occur. _________

J-

X. LAND USE AND PLANNINGNO IMPACT A significant impact would occur if the

proposed project would be sufficiently large or configured in such a way so as to create a physical barrier or isolated land uses that could interrupt the typical activities or change the land use conditions within an established community. A physical division of an established community is caused by an impediment to through travel or a physical barrier, such as a new freeway with limited access between neighborhoods on either side of the freeway, or major street closures. The proposed project would not involve any street vacation or closure or result in development of new thoroughfares or highways. The project is a new eight unit, infill development in an urbanized area and would not divide an established community. Therefore, no impact would occur.__________________

a.

A significant impact would occur if a project is Inconsistent with the General Plan or zoning designations currently applicable to the project site, and would cause adverse environmental effects, which the General Plan and zoning ordinance are designed to avoid or mitigate. The site Is located within the Hollywood Community Plan Area. The site is zoned (T)(Q)RD1.5-1XL, with a General Plan land use designation of Low Medium II Residential. The proposed project would be comprised of eight

b. POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

X-60Mitigation measure XII-170 would reduce project conflicts with noise policies to less than significant



residential dwelling units. Residential uses are permitted in RD1.5 zoned lots with a development density of 1,500 square feet per dwelling unit and the Floor Area Ratio (FAR) is restricted to 3:1 (LAMC). The applicant does seek approval of the requested entitlements to exceed the allowable height of 30 feet imposed by both the existing "Q" Condition pursuant to Ordinance No. 181,586 and the Height District 1XL. Approval of the requested entitlements would reduce project impacts to less than significant. Nevertheless, Objective 2.1 of the Housing Element aims to “promote safety and health within neighborhoods,” Objective 4.3 of the Air Quality Element aims to “ensure that land use plans separate major sources of air pollution from sensitive receptors such as schools, hospitals and parks,” and Objective 2 of the Noise Element aims to “reduce or eliminate nonairport related intrusive noise, especially relative to noise sensitive uses.” The project Is located along Fairfax Avenue, a designated Major Highway - Class II with an assumed average dally trip rate of between 30,000 and 50,000 which generates large amounts of pollution and noise. Therefore, the project’s location would conflict with the Housing Element's objective to promote safety and health within neighborhoods; the Air Quality Element’s objective to separate major sources of air pollution from sensitive receptors; and the Noise Element’s objective to reduce nonairport related intrusive noise relative to noise sensitive uses. Incorporation of the mitigation measures would reduce project impacts to less than significant levels.A significant impact would occur if the proposed project were located within an area governed by a habitat conservation plan or natural community conservation plan. The subject property is not located within any habitat conservation plan or natural community conservation plan. Therefore, no impact would occur.

NO IMPACTc.

XI. MINERAL RESOURCES


MitigationMeasuresimpact? Explanationi

NO IMPACT A significant impact would occur if the proposed project would result in the loss of availability of known mineral resources of regional value or locally-important mineral resource recovery site. The subject property is not classified by the City as containing significant mineral deposits. The property is currently designated for Low Medium II Residential and not as a mineral extraction land use. In addition, the project site is not identified by the City as being located in an oil field or within an oil drilling area. The proposed project would not result in the loss of availability of any known, regionally- or locally-valuable mineral resource. Therefore, no impact would occur.

a.

NO IMPACT A significant impact would occur if the proposed project would result in the loss of availability of known mineral resources of regional value or locally-important mineral resource recovery site. The subject property is not classified by the City as containing significant mineral deposits. The property is currently designated for Low Medium II Residential and not as a mineral extraction land use. In addition, the project site is not identified by the City as being located in an oil field or within an oil drilling area. The proposed project would not result in the loss of availability of any known, regionally- or locally-valuable mineral resource. Therefore, no impact would occur.

b.

XII. NOISEPOTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

A significant impact would occur if the project caused resulted in construction activities lasting more than one day that exceed existing ambient exterior noise levels by 10 dBA or more at a noise sensitive use; construction activities lasting more than 10 days in a three month period that exceed existing ambient exterior noise levels by 5 dBA or more at a noise sensitive use; or construction activities would exceed the ambient noise level by 5 dBA at a noise sensitive use between the hours of 9:00 p.m. and 7:00 a.m. Monday through Friday, before 6:00 a.m. or after 6:00 p.m. on Saturday, or at anytime on Sunday. Construction activity would result in temporary

XII-20, XII-170a.



increases in ambient noise levels in the project area on an Intermittent basis. Noise levels would fluctuate depending on the construction phase, equipment type and duration of use, distance between the noise source and receptor, and presence or absence of noise attenuation barriers. Construction noise for the project will cause a temporary increase in the ambient noise levels, but will be subject to the LAMC Sections 112.05 (Maximum Noise Level of Powered Equipment or Powered Hand Tools) and 41.40 (Noise Due to Construction, Excavation Work - When Prohibited) regarding construction hours and construction equipment noise thresholds. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. Nevertheless, incorporation of the mitigation measures would reduce project impacts to less than significant levels._________________

LESS THAN SIGNIFICANT IMPACT The City of Los Angeles does not address vibration in the LAMC or in the Noise Element of the General Plan. According to the Federal Transit Administration (FTA), ground vibrations from construction activities very rarefy reach the level capable of damaging structures. The construction activities that typically generate the most severe vibrations are blasting and impact pile driving. These types of activities are not proposed by the project. The FTA has published standard vibration velocities for various construction equipment operations. The estimated vibration velocity levels from construction equipment would be well below the significance thresholds. Therefore, project impacts would be less than significant.________________________

b.

A significant impact would occur if the project caused a substantial permanent increase in noise levels above existing ambient levels. New stationary sources of noise, such as rooftop mechanical HVAC equipment, would be installed on the proposed development. The design of the equipment will be required to comply with LAMC Section 112.02, which prohibits

LESS THAN SIGNIFICANT IMPACTc.



noise from air conditioning, refrigeration, heating, pumping, and filtering equipment from exceeding the ambient noise level on the premises of any other occupied properties by more than 5 dBA. Therefore, project impacts would be less than significant. _______ _A significant impact would occur if the project resulted in substantial temporary or periodic increase in ambient noise levels. As discussed above, the project may result in significant temporary or periodic increases in noise levels during construction. Nevertheless, incorporation of the mitigation measures would reduce project impacts to less than significant levels.


Mitigation measure XII-20 would reduce project impacts to less than significant.

d.

A significant impact would occur if the project were located within an airport land use plan area, or within two miles of any public or public use airports, or private air strips and its location would have the potential to result in a safety hazard for people residing in the project area. The project is not located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport. Therefore, no impact would occur.

NO IMPACTe.

f. NO IMPACT A significant impact would occur if the project were located within the vicinity of a private airstrip and its location would have the potential to result in excessive noise levels for people residing in the project area. The project is not located within the vicinity of a private airstrip. Therefore, no impact would occur.____________________

XIII. POPULATION AND HOUSINGLESS THAN SIGNIFICANT IMPACT A significant impact would occur if the

proposed project would induce substantial population growth that would not have otherwise occurred as rapidly or in as great a magnitude. The proposed project would result in the development of eight residential units. The increase in residential population resulting from the project would not be considered substantial in consideration of anticipated growth. The Southern California Association of Governments' (SCAG)2020 population projections for the City (2012-2035 Regional Transportation Plan) estimate that the City's residential population will grow to 3,991,700

a.



residents in 2020, an increase of 87,043 residents over 2013 conditions. The project would meet a growing demand for housing near jobs and transportation centers, consistent with State, regional and local regulations designed to reduce trips and greenhouse gas emissions. Operation of the project would not induce substantial population growth in the project area, either directly or indirectly. Therefore, impacts would be less than significant.___________________ ________

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would displace a substantial quantity of existing residences or a substantial number of people. The proposed project would result in the demolition of two single-family dwellings and a net increase of 6 dwelling units. Therefore, the removal of two single-family dwellings would result in a less than significant impact to housing.

b.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would displace a substantial number of people. The proposed project would result in the demolition of two single-family dwellings. However, the removal of two single-family dwellings would result in a less than significant impact to housing.

c.

XIV. PUBLIC SERVICESPOTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

A significant Impact would occur if the project requires the addition of a new fire station or the expansion, consolidation or relocation of an existing facility to maintain service. The LAFD generally considers fire protection services for a project adequate if a project is within the maximum response distance for the land use proposed. The subject property and the surrounding area are currently served by Fire Station 41, located at 1439 North Gardner Street (approximately .65 miles east of the property). The proposed project would result in a net increase of 6 units, which could increase the number of emergency calls and demand for LAFD fire and emergency services. To maintain the level of fire protection and emergency services, the LAFD may require additional fire personnel and equipment. However, given the location of existing fire stations, it is not anticipated that there would be a

XIV-10a.



need to build a new or expand an existing fire station to serve the proposed project and maintain acceptable service ratios, response times, or other performance objectives for fire protection. The project would neither create capacity or service level problems nor result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities in order to maintain acceptable service ratios, response times or other performance objectives for fire protection. Nevertheless, incorporation of the mitigation measures would further reduce project impacts to less than significant levels.___________________


A significant impact would occur if the Los Angeles Police Department (LAPD) could not adequately serve the proposed project, necessitating a new or physically altered station. The proposed project would result In a net increase of six units and could increase demand for police service.The subject property and the surrounding area are currently served by LAPD’s Hollywood Community Police Station, located at 13S8 North Wilcox Avenue (approximately 2 miles east of the property). Project would not create capacity/service level problems nor result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities in order to maintain acceptable service ratios, response times or other performance objectives for police protection. Nevertheless, incorporation of the mitigation measures would further reduce project impacts to less than significant levels.___________________

XIV-20, XIV-30b.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would include substantial employment or population growth, which could generate a demand for school facilities that would exceed the capacity of the school district. The project would result in a net increase of six residential units, which could increase enrollment at schools that service the area. However, development of the proposed project would be subject to

|Califomia Government Code Section

c.



65995, which would allow LAUSD to collect impact fees from developers of residential developments. Conformance to California Government Code Section 65995 is deemed to provide full and complete mitigation of impacts to school facilities. Therefore, project impacts would be less than significant. ____

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would exceed the capacity or capability of the local park system to serve the proposed project. The City of Los Angeles Department of Recreation and Parks (RAP) is responsible for the provision, maintenance, and operation of public recreational and park facilities and services in the City. The proposed project would result in a net increase of six units, which could result in increased demand for parks and recreation facilities. The proposed project would include rooftop open space. This project feature would reduce the demand for park space created by the proposed project to less than significant levels. Nevertheless, payment of required impact fees by the proposed residential development per LAMC Section 17.12 would further offset some of the increased demand by helping fund new facilities, as well as the expansion of existing facilities. Therefore, the project would not create capacity or service level problems, or result in substantial physical impacts associated with the provision or new or altered parks facilities, and project impacts would be less than significant.____________________

d.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would result in substantial employment or population growth that could generate a demand for other public facilities, including libraries, which exceed the capacity available to serve the project site, necessitating new or physically altered public facilities, the construction of which would cause significant environmental impacts. The proposed project would result in a net increase of six units, which could result in increased demand for other public facilities. While the proposed project may attract new residents to the area, thereby creating an increased demand for other public facilities, the project would not create substantial capacity or service

e.



level problems that would require the provision of new or physically altered public facilities in order to maintain an acceptable level of other government services. Therefore, project impacts would be less than significant. ____

XV. RECREATIONA significant impact would occur if the proposed project would exceed the capacity or capability of the local park system to serve the proposed project The City of Los Angeles Department of Recreation and Parks (RAP) is responsible for the provision, maintenance, and operation of public recreational and park facilities and services in the City. The proposed project would result in a net increase of six units, which could result in increased demand for parks and recreation facilities. The proposed project would include rooftop open space. This project feature would reduce the demand for park space created by the proposed project to less than significant levels. Nevertheless, payment of required impact fees by the proposed residential development per LAMC Section 17.12 would further offset some of the increased demand by helping fund new facilities, as well as the expansion of existing facilities. Therefore, the project would not create capacity or service level problems, or result in substantial physical impacts associated with the provision or new or altered parks facilities, and project impacts would be less than significant.____________________


b. LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project would necessitate construction of new recreational facilities, which would adversely impact the environment, or require the expansion or development of parks or other recreational facilities in order to maintain acceptable service ratios, or other performance objectives for parks. The proposed project would include rooftop open space.The proposed project would not require the construction or expansion of recreational facilities beyond the limits of the project site. Although the proposed project would place some additional demands on park facilities, the increase in demand would be met through a combination of on-site amenities and existing parks in the project area. The



project's increased demands upon recreational facilities would not in and of itself result in the construction of a new park, which might have an adverse physical effect on the environment. Therefore, project impacts would be less than significant.

.... ......................................................... ..........MWMWHHiaWHWWSWM

XVI. TRANSPORTATION/TRAFFICA significant impact may occur if the project generates and/or causes a diversion or shift of 500 or more daily trips or 43 or more p.m. peak hour vehicle trips on the street system. The project would generate daily average trips that are far below these thresholds. Therefore, project impacts would be less than significant. ___


LESS THAN SIGNIFICANT IMPACT A significant impact may occur if the proposed project added 150 or more one-way vehicle trips to a Congestion Management Program (CMP) mainline freeway monitoring segment during either the a.m. or p.m. peak hours or added 50 or more a.m. or p.m. peak hour trips to a freeway on- or off-ramp. The project would generate trips that are far below these thresholds. Therefore, project impacts would be less than significant.

b.

A significant impact would occur if the proposed project changed air traffic patterns. The project is not located in an Airport Hazard area and would not affect air traffic patterns. Therefore, no impact would occur.

NO IMPACTc.


A significant Impact would occur if the proposed project design features/physical configurations affect the visibility of pedestrians and bicyclists to drivers entering and exiting the site, and the visibility of cars to pedestrians and bicyclists or the physical conditions of the site and surrounding area, such as curves, slopes, walls, landscaping or other barriers, which could cause vehicle/pedestrian, vehicle/bicycle or vehicle/vehicle conflicts. The project includes pedestrian paths of travel which are located within driveway and would result in vehicle/pedestrian conflicts, incorporation of the mitigation measures would reduce project impacts to less than significant levels.

XVi-40d.



NO IMPACT A significant impact would occur if the project impaired implementation of or physically interfered with an adopted emergency response plan or emergency evacuation plan. The subject property is located approximately .35 miles east of Crescent Height Boulevard, the nearest designated Disaster Route. The project would not require the closure of any public or private streets during construction or operation and would not impede emergency vehicle access to the project site or surrounding area. Additionally, emergency access to and from the project site would be provided in accordance with requirements of the Los Angeles Fire Department (LAFD). Therefore, the proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan, and no impact would occur.________

e.

NO IMPACT A significant impact would occur if the project would conflict with adopted policies, plans or programs (such as the Walkability Checklist or the Bike Plan) regarding public transit, bicycle or pedestrian facilities or otherwise decrease the performance or safety of facilities supporting alternative transportation. The project, as proposed, would not conflict with adopted policies, plans or programs regarding public transit, bicycle or pedestrian facilities or otherwise decrease the performance or safety of facilities supporting alternative transportation. Therefore, no impact would occur._______

f.

XVII. UTILITIES AND SERVICE SYSTEMSLESS THAN SIGNIFICANT IMPACT A significant impact would occur if the

proposed project would exceed wastewater treatment requirements of the Los Angeles Regional Water Quality Control Board. A significant impact would also occur if the proposed project would increase water consumption or wastewater generation to such a degree that the capacity of facilities currently serving the project site would be exceeded. Wastewater from the subject property would enter into and be treated by the Hyperion Treatment Plant (HTP), which is a part of the Hyperion Treatment System, which includes the Tilman Water Reclamation Plant and the Los Angeles-Glendale Water Reclamation Plant. The wastewater generated by the

a.



project would be typical of residential uses. As the HTP is in compliance with the State’s wastewater treatment requirements, the project would not exceed the wastewater treatment requirements of the Regional Water Quality Control Board's (RWQCB). Furthermore, as a proportion of total average daily flow experienced by the HTP, the wastewater generation of the proposed project would account for a small percentage of average daily wastewater flow. This increase in wastewater flow would not jeopardize the HTP to operate within its established wastewater treatment requirements. Therefore, project impacts would be less than significant. _________________

A significant impact would occur if the proposed project would require the construction or expansion of new water or wastewater treatment facilities, such that the construction or expansion of such facilities would cause an environmental impact. The Department of Water and Power conducts water planning based on forecast population growth. Accordingly, the increase in residential population resulting from the proposed project would not be considered substantial in consideration of anticipated growth. The addition of eight units as a result of the proposed project would be consistent with Citywide growth, and, therefore, the project demand for water is not anticipated to require new water supply entitlements and/or require the expansion of existing or construction of new water treatment facilities beyond those already considered in the LADWP 2010 Urban Water Management Plan. Thus, it is anticipated that the proposed project would not create any water system capacity issues, and there would be sufficient reliable water supplies available to meet project demands. Nevertheless, prior to any construction activities, the project applicant would be required to coordinate with the City of Los Angeles Bureau of Sanitation to determine the exact wastewater conveyance requirements of the proposed project, and any upgrades to the wastewater lines in the vicinity of the project site that are needed to adequately serve the proposed project would be undertaken as part of the project. Therefore, project impacts




would be less than significant.LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the

proposed project would increase surface water runoff, resulting in the need for expanded off-site storm water drainage facilities. As discussed above, the City’s Stormwater and Urban Runoff Pollution Control regulations (Ordinance No. 172,176 and No. 173,494) contain requirements for construction activities and operation of development and redevelopment projects to integrate low impact development practices and standards for stormwater and other related requirements in the City’s Development BMPs Handbook. Such regulations and practices are designed in consideration of existing and planned stormwater drainage systems. Conformance would be ensured during the permitting process with the Department of Building & Safety. Therefore, surface water runoff during construction activities and operation of the project would not exceed the capacity of existing or planned drainage systems, and project impacts would be less than significant._____________________________

c.

A significant impact would occur if the proposed project would exceed wastewater treatment requirements of the Los Angeles Regional Water Quality Control Board. A significant impact would also occur if the proposed project would increase water consumption or wastewater generation to such a degree that the capacity of facilities currently serving the project site would be exceeded. Wastewater from the subject property would enter into and be treated by the Hyperion Treatment Plant (HTP), which is a part of the Hyperion Treatment System, which includes the Tilman Water Reclamation Plant and the Los Angeles-Glendale Water Reclamation Plant. The wastewater generated by the project would be typical of residential uses. As the HTP is in compliance with the State’s wastewater treatment requirements, the project would not exceed the wastewater treatment requirements of the Regional Water Quality Control Board (RWQCB). Furthermore, as a proportion of total average daily flow experienced by the HTP, the wastewater generation of the

LESS THAN SIGNIFICANT IMPACTd.



proposed project would account for a small percentage of average daily wastewater flow. This increase in wastewater flow would not jeopardize the HTP to operate within its established wastewater treatment requirements. Therefore, project impacts would be less than significant._______________________

A significant impact would occur if the proposed project would exceed wastewater treatment requirements of the Los Angeles Regional Water Quality Control Board. A significant impact would also occur if the proposed project would increase water consumption or wastewater generation to such a degree that the capacity of facilities currently serving the project site would be exceeded. Wastewater from the subject property would enter into and be treated by the Hyperion Treatment Plant (HTP), which is a part of the Hyperion Treatment System, which includes the Tilman Water Reclamation Plant and the Los Angeles-Glendale Water Reclamation Plant. The wastewater generated by the project would be typical of residential uses. As the HTP is in compliance with the State’s wastewater treatment requirements, the project would not exceed the wastewater treatment requirements of the Regional Water Quality Control Board (RWQCB). Furthermore, as a proportion of total average daily flow experienced by the HTP, the wastewater generation of the proposed project would account for a small percentage of average daily wastewater flow. This increase in wastewater flow would not jeopardize the HTP to operate within its established wastewater treatment requirements. Therefore, project impacts would be less than significant.__________ ________

LESS THAN SIGNIFICANT IMPACTe.

A significant impact would occur if the proposed project’s solid waste generation exceeded the capacity of permitted landfills. The Los Angeles Bureau of Sanitation (BOS) and private waste management companies are responsible for the collection, disposal, and recycling of solid waste within the City, including the project site. Solid waste during the operation of the proposed project is anticipated to be collected by the BOS or private waste haulers. Solid waste

LESS THAN SIGNIFICANT IMPACTf.



collected from the proposed project is anticipated to be hauled to Sunshine Canyon Landfill. In compliance with Assembly Bill (AB) 939, the project applicant would be required to implement a Solid Waste Diversion Program and divert at least 50 percent of the solid waste generated by the project from the Sunshine Canyon Landfill. The proposed project would also comply with all federal, State, and local regulations related to solid waste. Therefore, project impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT A significant impact would occur if the proposed project’s solid waste generation exceeded the capacity of permitted landfills. The Los Angeles Bureau of Sanitation (BOS) and private waste management companies are responsible for the collection, disposal, and recycling of solid waste within the City, including the project site. Solid waste during the operation of the proposed project is anticipated to be collected by the BOS or private waste haulers. Solid waste collected from the proposed project is anticipated to be hauled to Sunshine Canyon Landfill. In compliance with Assembly Bill (AB) 939, the project applicant would be required to implement a Solid Waste Diversion Program and divert at least 50 percent of the solid waste generated by the project from the Sunshine Canyon Landfill. The proposed project would also comply with all federal, State, and local regulations related to solid waste. Therefore, project impacts would be less than significant.

9-

XVIII. MANDATORY FINDINGS OF SIGNIFICANCELESS THAN SIGNIFICANT IMPACT Based on the analysis in this Initial Study,

the proposed project would not degrade the quality of the environment, substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal. Nor would the project encounter unknown cultural resources, including archaeological and paleontological resources. Nevertheless, compliance with existing regulations would reduce any potential impacts to less than significant levels._________

a.



XVII1-20POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

A significant impact may occur if the proposed project, in conjunction with the related projects, would result in impacts that are less than significant when viewed separately but significant when viewed together. Although projects may be constructed In the project vicinity, the cumulative impacts to which the proposed project would contribute would be less than significant. In addition, all potential impacts of the proposed project would be reduced to less than significant levels with the implementation of the mitigation measures provided in the previous sections. None of these potential impacts are considered cumulatively considerable, and Implementation of the mitigation measures identified will ensure that no cumulative impacts will occur as a result of the proposed project._______

b.

A significant impact may occur if the proposed project has the potential to result in significant impacts, as discussed in the preceding sections. All potential impacts of the proposed project have been Identified, and mitigation measures have been prescribed, where applicable, to reduce all potential impacts to less than significant levels. Upon implementation of mitigation measures identified, the proposed project would not have the potential to result in substantial adverse Impacts on human beings either directly or Indirectly.

XVIII-30POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED

c.


MITIGATION MONITORING PROGRAMSection 21081.6 of the Public Resources Code requires a Lead Agency to adopt a “reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment” (Mitigation Monitoring Program, Section 15097 of the CEQA Guidelines provides additional direction on mitigation monitoring or reporting). This Mitigation Monitoring Program (MMP) has been prepared in compliance with the requirements of CEQA, Public Resources Code Section 21081.6, and Section 15097 of the CEQA Guidelines. The City of Los Angeles is the Lead Agency for this project.

A Mitigated Negative Declaration (MND) has been prepared to address the potential environmental impacts of the Project. Where appropriate, this environmental document identified Project design features, regulatory compliance measures, or recommended mitigation measures to avoid or to reduce potentially significant environmental impacts of the Proposed Project. This Mitigation Monitoring Program (MMP) is designed to monitor implementation of the mitigation measures identified for the Project.

The MMP is subject to review and approval by the City of Los Angeles as the Lead Agency as part of the approval process of the project, and adoption of project conditions. The required mitigation measures are listed and categorized by impact area, as identified in the MND.

The Project Applicant shall be responsible for implementing all mitigation measures, unless otherwise noted, and shall be obligated to provide documentation concerning implementation of the listed mitigation measures to the appropriate monitoring agency and the appropriate enforcement agency as provided for herein. All departments listed below are within the City of Los Angeles unless otherwise noted. The entity responsible for the implementation of all mitigation measures shall be the Project Applicant unless otherwise noted.As shown on the following pages, each required mitigation measure for the proposed Project is listed and categorized by impact area, with accompanying discussion of:

Enforcement Agency - the agency with the power to enforce the Mitigation Measure.

Monitoring Agency - the agency to which reports involving feasibility, compliance, implementation and development are made, or whom physically monitors the project for compliance with mitigation measures.

Monitoring Phase - the phase of the Project during which the Mitigation Measure shall be monitored.

Pre-Construction, including the design phaseConstructionPre-OperationOperation (Post-construction) EXHIBIT E

ENV-2015-796-MND September 30, 2015

Monitoring Frequency - the frequency of which the Mitigation Measure shall be monitored.

Action Indicating Compliance - the action of which the Enforcement or Monitoring Agency indicates that compliance with the required Mitigation Measure has been implemented.

The MMP performance shall be monitored annually to determine the effectiveness of the measures implemented in any given year and reevaluate the mitigation needs for the upcoming year.

It is the intent of this MMP to:

Verify compliance of the required mitigation measures of the MND;

Provide a methodology to document implementation of required mitigation;

Provide a record and status of mitigation requirements;

Identify monitoring and enforcement agencies;

Establish and clarify administrative procedures for the clearance of mitigation measures;

Establish the frequency and duration of monitoring and reporting; and

Utilize the existing agency review processes’ wherever feasible.

This MMP shall be in place throughout all phases of the proposed Project. The entity responsible for implementing each mitigation measure is set forth within the text of the mitigation measure. The entity responsible for implementing the mitigation shall also be obligated to provide certification, as identified below, to the appropriate monitoring agency and the appropriate enforcement agency that compliance with the required mitigation measure has been implemented.

After review and approval of the final MMP by the Lead Agency, minor changes and modifications to the MMP are permitted, but can only be made by the Applicant or its successor subject to the approval by the City of Los Angeles through a public hearing. The Lead Agency, in conjunction with any appropriate agencies or departments, will determine the adequacy of any proposed change or modification. The flexibility is necessary in light of the proto-typical nature of the MMP, and the need to protect the environment with a workable program. No changes will be permitted unless the MMP continues to satisfy the requirements of CEQA, as determined by the Lead Agency.

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MITIGATION MONITORING PROGRAMAesthetics

1-10Environmental impacts to the character and aesthetics of the neighborhood may result from project implementation. However, the potential impacts will be mitigated to a less than significant level by the following measure:

Aesthetics (Landscape Plan)

• 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.

Enforcement Agency: Los Angeles Department of City Planning (plan review); Los Angeles Department of Building and Safety (operation)Monitoring Agency: Los Angeles Department of City Planning (plan review); Los Angeles Department of Building and Safety (operation and maintenance)Monitoring Phase: Pre-construction; ConstructionMonitoring Frequency: Once, at plan check for Project; Once, during field inspection Action Indicating Compliance: Plan approval and issuance of applicable building permit (Preconstruction); Issuance of Certificate of Occupancy of Use of Land (Construction)

1-120 Aesthetics (Light)Environmental impacts to the adjacent residential properties may result due to excessive illumination on the project site. However, the potential impacts will be mitigated to a less than significant level by the following measure:

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

Enforcement Agency: Los Angeles Department of Building and SafetyMonitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Plan approval

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1-130 Aesthetics (Glare)Environmental impacts to adjacent residential properties may result from glare from the proposed project. However, the potential impacts will be mitigated to a less than significant level by the following measure:

• 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.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Plan approval

Land Use and Planning

III-50 Air Pollution (Stationary)Adverse impacts upon future occupants may result from the project implementation due to existing diminished ambient air pollution levels in the project vicinity. However, this impact can be mitigated to a less than significant level by the following measure:

• An air filtration system shall be installed and maintained with filters meeting orexceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-construction Monitoring Frequency: Once, at plan check Action Indicating Compliance: Plan approval

Noise

XII-20 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.

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

Page 4


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

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: ConstructionMonitoring Frequency: Ongoing during field inspectionAction Indicating Compliance: Issuance of Certificate of Occupancy or Use of Land

XII-170 or adjacent to a Freeway)Environmental impacts to future occupants may result from this project's implementation due to mobile noise. However, these impacts will be mitigated to a less than significant level by the following measures:

Severe Noise Levels (Residential Fronting on Major or Secondary Highway,

• All exterior windows having a line of sight of a Major or Secondary Highway 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.

• 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.

Enforcement Agency: Los Angeles Department of Building and SafetyMonitoring Agency: Los Angeles Department of Building and SafetyMonitoring Phase: Pre-ConstructionMonitoring Frequency: Once, at plan checkAction Indicating Compliance: Issuance of building permits

Public Services

XIV-10Environmental impacts may result from project implementation due to the location of the project in an area having marginal fire protection facilities. However, this potential impact will be mitigated to a less than significant level by the following measure:

Public Services (Fire)

• 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

Page 5

September 30, 2015ENV-2015-796-MND

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.

Enforcement Agency: Los Angeles Department of Building and SafetyMonitoring Agency: Los Angeles Department of Building and SafetyMonitoring Phase: Pre-ConstructionMonitoring Frequency: Once, at plan checkAction Indicating Compliance: Issuance of building permits

XIV-20 Public Services (Police - Demolition/Construction Sites)

• Temporary construction fencing shall be placed along the periphery of the active construction areas to screen as much of the construction activity from view at the local street level and to keep unpermitted persons from entering the construction area.

Enforcement Agency: Los Angeles Department of building and Safety Monitoring Agency: Los Angeles Department of building and Safety Monitoring Phase: ConstructionMonitoring Frequency: Periodic field inspections during construction Action Indicating Compliance: Field inspection sign-off

XIV-30Environmental impacts may result from project implementation due to the location of the project in an area having marginal police services. However, this potential impact will be mitigated to a less than significant level by the following measure:

Public Services (Police)

• The plans shall incorporate the design guidelines 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.

Enforcement Agency: Los Angeles Department of Building and Safety Monitoring Agency: Los Angeles Department of Building and Safety Monitoring Phase: Pre-Construction

Page 6


Monitoring Frequency: Once, at plan checkAction Indicating Compliance: Issuance of building permits

Transportation and Traffic

XVI-40Environmental impacts may result from project implementation due to hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses. However, the potential impacts can be mitigated to a less than significant level by the following measure:

Safety Hazards

The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.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.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.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.Covered walkways shall be provided where pedestrians are exposed to potential injury from falling objects.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. The applicant shall incorporate a distinctive paving pattern within the driveway area when such area is designed to be shared by both pedestrians and automobiles

Enforcement Agency: Los Angeles Department of Building and Safety, Los Angeles Bureau ofEngineering, Los Angeles Department of TransportationMonitoring Agency: Los Angeles Department of Building and Safety, LADOTMonitoring Phase: Pre-Construction and ConstructionMonitoring Frequency: Once, at plan check and OngoingAction Indicating Compliance: Issuance of building permit.

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Mandatory Findings of Significance

XVIII-20The project has potential environmental effects which cause substantial adverse effects on human beings, either directly or indirectly. However, these potential impacts will be mitigated to a less than significant level through compliance with the above mitigation measures.

Effects on Human Beings

XVIII-30The 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.

End

Page 8

REVISED VESTING TENTATIVE TRACT MAP 73293\FOR 8 UNIT SMALL LOT SUBDIVISION ■SITI

PARCEL 2:PARCEL 1:

LOT 14 OF THE FETTERMAN HOLLYWOOD TRACT, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 12, PAGE 110 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

LOT 13 OF THE FETTERMAN HOLLYWOOD TRACT, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 12, PAGE 110 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

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EXCEPT THE WESTERLY 20 FEET THEREOF.EXCEPT THE EASTERLY 7 FEET OF THE WESTERLY 20 FEET AS GRANTED TO THE COUNTY OF LOS ANGELES IN DEED RECORDED AUGUST 30,1968 AS INSTRUMENT NO. 4581 OF OFFICIAL RECORDS. APN: 5551-027-001

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(310) 473-5968 JN3181 DATE: MAY 11, 2015

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