department of city of los...

DEPARTMENT OFCITY PLANNING

200 N. SPRING STREn, ROOM 525tos Assaes, CA 9OD12-48D1

AND6262 VAN NUYsBLVD., Sum 351

VAN Novs, CA 91401

CITY PLANNlNG COMMISSIONW1L~~!~?JTCHEN

REGlNA M. FREERVlU-PRESID£Nl

SEAN O. BURTONOTEGO CARDOSO

GEORGE HOVAGUIMIANROBERT LESSIN

DANA M. PERLMANBARBARA ROMERO

VACANT

JAMES WillIAMSCOMM!SSION EX{CUT1VEASS1STANTIl

(213) 978-1300

CITY OF Los ANGELESCALIFORNIA

EXECUTIVE OFFICES

Decision Date: December 21, 2012

MICHAEL 1. LOGRANDEDlR!:CTOR

(213) 978-1271

ALAN BELL, AlCPDEPUTY DIRECTOR(213) 978-1272

USA M, WEBBER. AICPOEPUTY DIRECTOR(213) 978-1274

rNA YUAN-MCDANiElDEP\JlYDIRECTOR(213) 978-1273

FAX: (213) 978-1275

ANTONIO R. VILLARAIGOSAMAYOR

INFORMATIONwww.planning.lacity.org

Appeal Period Ends: December 31,2012

Gower Bungalows, LLC (O)(A)Attn: Art Simonian7065 Indiana Avenue, #300Riverside, CA 92506

DHS & Associates Inc. (E)275 Centennial Way, Suite 205Tustin, CA 92780

RE: Vesting Tract Map No.: 67745-M2Incidental Case No: VIT-67745,

VIT-67745-DB-M1, VIT-67745-DB-M1-A 1;VIT-67745-DB-M1-A2; CF No. 10-1328

Address: 6080 W. Fountain Avenue;1254 & 1258 N. Gower Street.

Community Plan: HollywoodZone: R3-1Council District: 11CEQA No.: ENV-2009-3403-MND-REC1

In accordance with provisions of Los Angeles Municipal Code (LAMC) Sections 17.03.17.11, and 12.22-C,27, the Advisory Agency approved Modification of Vesting TentativeTract Map No. 67745-M2, located at 6080 W. Fountain Avenue and 1254 & 1258 N.Gower Street for a maximum of 11 single-family lots in accordance with the Small LotSubdivision as shown on map stamp-dated September 25, 2012 in the HollywoodCommunity Plan. This unit density is based on the R3-1 Zone. (The subdivider ishereby advised that the LAMC mav not permit this maximum approved density.Therefore, verification should be obtained from the Department of Building and Safety,which will legally interpret the Zoning code as it applies to this particular property.) Foran appointment with the Public Counter call (213) 482-7077. The Advisory Agency'sapproval is subject to the following conditions:

NOTE on clearing conditions: When two or more agencies must clear a condition, subdivider shouldfollow the sequence indicated in the condition. For the benefit of the applicant, subdivider shall maintainrecord of all conditions cleared, including all material supporting clearances and be prepared to presentcopies of the clearances to each reviewing agency as may be required by its staff at the time of itsreview.

VESTING TENTATIVE TRACT MAP NO. 67745-M2 PAGE 2

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

1. That if this tract map is approved as "Small Lot Subdivision" then, and ifnecessary for street address purposes all the common access to this subdivisionbe named on the final map satisfactory to the City Engineer.

2. That if this tract map is approved as small lot subdivision then the final map belabeled as "Small Lot Subdivision per Ordinance No. 176354" satisfactory to theCity Engineer.

3. That if necessary public sanitary sewer easements be dedicated on the final mapbased on an alignment approved by the Valley Engineering District Office.

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

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

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

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

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

a. The submitted plot plan is not complete. Provide a plot plan drawn toscale that accurately show the locations of the footprint of each buildingand the required parking spaces. Footprints are to comply with therequired setbacks.

b. Show all street dedications as required by Bureau of Engineering andprovide net lot area after all dedication. "Area" requirements shall be re-checked as per net lot area after street dedications. Front and side yardrequirements shall be required to comply with current code as measuredfrom new property lines after dedications.

c. The submitted Map does not comply with the minimum 15 ft. front yardsetback requirement for the lots along Fountain Avenue and Gower Street.A 15 ft. front yard setback is required for Lots 1 through 6 along FountainAvenue and Lot 7 along Gower Street. Revise the Map to showcompliance with the above requirement or obtain approval from theDepartment of City Planning to reduce the required front yard setbacks.

d. Revised the attached Setback Matrix to match with the required setbacks.The setbacks are to be measured from the edge of the house to theproposed property lines.


e. Provide and dimension the reciprocal private easement for pedestrian andminimum 20 ft. wide access strip for frontage and egress and ingresspurposes on the final map.

Notes:

The existing or proposed building plans have not been checked for andshall comply with Building and Zoning Code requirements. With theexception of revised health or safety standards, the subdivider shall havea vested right to proceed with the proposed development in substantialcompliance with the ordinances, policies, and standards in effect at thetime the subdivision application was deemed complete. Plan check will berequired before any construction, occupancy or change of use

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

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

Backup space for parking space with less than 26'-8" shall providesufficient garage door opening width to comply with the current ZoningCode requirement.

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

DEPARTMENT OF TRANSPORTATION

7. Prior to recordation of the final map, satisfactory arrangements shall be madewith the Department of Transportation to assure:

a. A 20-foot reservoir space be provided between any security gate(s) andthe property line.

b. A parking area and driveway plan shall be submitted to the Department ofTransportation for approval prior to submittal of building permit plans forplan check by the Department of Building and Safety. Transportationapprovals are conducted at 201 N. Figueroa Street, Suite 400, Station 3.(MM)


FIRE DEPARTMENT

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

a. Fire lane width shall not be less than 20 feet. When a fire lane mustaccommodate the operation of Fire Department aerial ladder apparatus orwhere fire hydrants are installed, those portions shall not be less than 28feet in width.

b. The Fire Department may require additional vehicular access wherebuildings exceed 28 feet in height.

c. No building or portion of a building shall be constructed more than 300feet from an approved fire hydrant. Distance shall be computed alongpath of travel.

d. Any required fire hydrants to be installed shall be fully operational andaccepted by the Fire Department prior to any building construction.

e. 1\10 framing shall be allowed until the roadway is installed to the atisfactionof the Fire Department.

f. Where rescue window access is required, provide conditions andimprovements necessary to meet accessibility standards as determined bythe Los Angeles Fire Department.

g. Building designs for multi-storied residential buildings shall incorporate atleast one access stairwell off the main lobby of the building; But, in nocase greater then 150ft horizontal travel distance from the edge of thepublic street, private street on Fire Lane. This stairwell shall extend untothe roof.

h. Entrance to the main lobby shall be located off the address side of thebuilding.

i. Any required Fire Annunciator panel or Fire Control Room shall be locatedwithin 50ft visual line of site of the main entrance stairwell or to thesatisfaction of the Fire Department.

j. Any roof elevation changes in excess of 3 feet may require the installationof ships ladders.

k. All "Small Lot" Subdivisions are required to have automatic Fire Sprinklersinstalled as a part of any new or future construction.


I. On small lot subdivisions, any lots used for access purposes shall berecorded on the final map as a "Fire Lane".

LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD)

9. That prior to the issuance of any demolition or grading permit or any other permitallowing site preparation and/or construction activities on the site, satisfactoryarrangements shall be made with the Los Angeles Unified School District,implementing the measures for demolition and construction. The project site islocated on the pedestrian and bus routes for students attending Santa MonicaNew Primary School and Le Conte Middle School. Therefore, the applicant shallmake timely contact for coordination to safeguard pedestriansl motorists with theLAUSD Transportation Branch, phone no. 323.342.1400, and the principals ordesignees of Santa Monica New Primary School and Le Conte Middle. (Thiscondition may be cleared by a written communication from the LAUSDTransportation Branch attesting to the required coordination and/or the principalsof the above referenced schools and to the satisfaction of the Advisory Agency).(MM)

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

b. Haul route scheduling shall be sequenced to minimize conflicts withpedestrians, school buses and cars at the arrival and dismissal times ofthe school day. Haul route trucks shall not be routed past the schoolduring periods when school is in session especially when students arearriving or departing from the campus.

c. There shall be no staging or parking of construction vehicles, includingvehicles to transport workers on any of the streets adjacent to the school.

d. Due to noise impacts on the schools, no construction vehicles or haultrucks shall be staged or idled on these streets during school hours.

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

DEPARTMENT OF WATER AND POWER

10. Satisfactory arrangements shall be made with the Los Angeles Department ofWater and Power (LADWP) for compliance with LADWP=s Water System Rulesand requirements. Upon compliance with these conditions and requirements,LADWP's Water Services Organization will forward the necessary clearances tothe Bureau of Engineering. (This condition shall be deemed cleared at the timethe City Engineer clears Condition No. S-1.(c).)


BUREAU OF STREET LIGHTING

11. If new street light(s) are required, then prior to the recordation of the final map orissuance of the Certificate of Occupancy (C of 0), street lighting improvementplans shall be submitted for review and the owner shall provide a good faith effortvia a ballot process for the formation or annexation of the property within theboundary of the development into a Street Lighting Maintenance AssessmentDistrict.

BUREAU OF SANITATION

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

INFORMATION TECHNOLOGY AGENCY

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

DEPARTMENT OF RECREATION AND PARKS

14. That the Quimby fee be based on the R3-1 Zone. (MM)

URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING

15. Replacement by a minimum of 24-inch box trees in the parkway or on-site of thetwo trees to be removed, shall be required for the unavoidable loss of desirabletrees on-site, and to the satisfaction of the Advisory Agency. (MM)

Note: Removal of all trees in the public right-of-way shall require approval of theBoard of Public Works. Contact: Urban Forestry Division at: 213-485-5675.Failure to comply with this condition as written shall require the filing of amodification to this tract map in order to clear the condition.

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

16. Prior to the recordation of the final map. the subdivider shall prepare and executea Covenant and Agreement (Planning Department General Form CP-6770) in amanner satisfactory to the Planning Department, binding the subdivider and allsuccessors to the following:


a. Limit the proposed development to a maximum of 11 dwelling units.

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

c. Prior to issuance of a certificate of occupancy, a minimum 6-foot-highslumpstone or decorative masonry wall shall be constructed adjacent toneighboring residences, if no such wall already exists, except in requiredfront yard. A minimum 6-foot high solid wall shall be constructed adjacentto the neighboring residences to the south, if no such wall already exist,except in the required front yard. (MM)

d. The applicant shall install an air filters capable of achieving a MinimumEfficiency Rating Value (MERV) of at least 11 or better in order to reducethe effects of diminished air quality on the occupants of the project. (MM)

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

f. That the subdivider considers the use of natural gas and/or solar energyand consults with the Department of Water and Power and SouthemCalifornia Gas Company regarding feasible energy conservationmeasures.

g. Recycling bins shall be provided at appropriate locations to promoterecycling of paper, metal, glass, and other recyclable material. (MM)

Note to City Zoning Engineer and Plan Check. The Advisory Agency hasapproved the following variations from the LAMC as it applies to this subdivisionand the proposed development on the site.Approved Variations as follows:

Gower Street is considered the front yard for Lots 1 through 11.

A 20% reduction of the required 15-foot front yard setback (Gower Street)resulting to a 12-foot front yard setback.

Balconies may project 12 inches (20%) into the required 5-foot sidesetback along the south property line for Lots 7-11.

Setback Summary:

Lot Desiqnated Front Intemal External Rear MaximumFront Lot yard Side Yard Side Yard Height

Line Between Yard LimitLots 1-6 &

7-111 Gower 12'-0" 10'-0" 5'-0'1 - 45'-0"


2 Gower - 10'-0" 5'...0" - 45'-0"3 Gower - 10'-0" 5'-0" - 45'-0"4 Gower - 10'-0" 5'-0" - 45'-0"5 Gower - 10'-0" 5'-0" - 45'-0"6 Gower - 10'-0" 5'_0" 5'-0" 45'-0"

.7 Gower 12'-0" 10'-0" .5'-0" - 45'-0"8 Gower - 10'-0" 5'_0" - 45'-0"9 Gower - 10'-0" 5'-0" - 45'-0"10 Gower - 10'-0" 5'-0" - 45'-0"11 Gower - 10'-0" 5'-0" 5'-0" 45'-0"

Clarifications:

A five-foot setback for all three-levels along Fountain Avenue for Lots 1through 6.

Balconies on Lots 6 and 11 may project three feet into the required five-foot rear yard setback located along the eastern property line. Per theLAMC, balconies may project 4 feet into the rear setback.

Balconies for Lots 1 and 7 may project two feet six inches into the required12-foot front yard setback along Gower Street. Per the LAMC, balconiesmay project two feet six inches into the front yard.

Balconies for Lots 1-6 may project two feet six inches into the. required 5-foot side yard setback along Fountain Avenue. Per the LAMC, balconiesmay project into the two feet six inches into the side yard.

The building corner setback shall be 4'-11" from the corner ofGower/Fountain chamfer.

The roof eaves may project 18" onto the center driveway.

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

18. Indemnification. The applicant shall defend, indemnify and hold harmless theCity, its agents, officers, or employees from any claim, action or proceedingsagainst the City or its agents, officers, or employees relating to or to attack, setaside, void or annul this approval which action is brought within the applicablelimitation period. The City shall promptly notify the applicant of any claim, action,or proceeding and the City shall cooperate fully in the defense. If the City fails topromptly notify the applicant of any claim action or proceeding, or if the City failsto cooperate fully in the defense, the applicant shall not thereafter be responsibleto defend, indemnify, or hold harmless the City.

VESTING TENTATIVE TRACT MAP NO. 6774S-M2 PAGE 9

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

19. Prior to recordation of the final map the subdivider shall prepare and execute aCovenant and Agreement (Planning Department General Form CP-6770) in amanner satisfactory to the Planning Department requiring the subdivider toidentify mitigation monitors who shall provide periodic status reports on theimplementation of mitigation items required by Mitigation Condition Nos. 7b, 8, 9,14, 1S, 16c, 16g, 19, and 20 of the Tract's approval satisfactory to the AdvisoryAgency. The mitigation monitors shall be identified as to their areas ofresponsibilitY, and phase of intervention (pre-construction, construction,postconstruction/maintenance) to ensure continued implementation of the abovementioned mitigation items.

20. Prior to the recordation of the final map, the subdivider shall prepare and executea Covenant and Agreement (Planning Department General Form CP-6770) in amanner satisfactory to the Planning Department, binding the subdivider and allsuccessors to the following:

MM·1. All open areas not used for buildings, driveways, parking areas,recreational facilities or walks shall be attractively landscaped andmaintained in accordance with a landscape plan, including an automaticirrigation plan, prepared by a licensed landscape architect to thesatisfaction of the decision maker.

MM-2. Every building, structure, or portion thereof, shall be maintained in a safeand sanitary condition and good repair, and free from graffiti, debris,rubbish, garbage, trash, overgrown vegetation or other similar material,pursuant to Municipal Code Section 91.8104. The exterior of allbuildings and fences shall be free from graffiti when such graffiti is visiblefrom a public street or alley, pursuant to MuniCipal Code Section91,8104.1S.

MM-3. Outdoor lighting shall be designed and installed with shielding, so thatthe light source cannot be seen from adjacent residential properties.

MM-4. The design and construction of the project shall conform to the CaliforniaBuilding Code seisrnic standards as approved by the Department ofBuilding and Safety.

MM-S. Projects involving the import/export of 1,000 cubic yards or more of dirtshall obtain haul route approval by the Department of Building andSafety.

MM-6. The project shall comply with the Uniform Building Code Chapter 18.Division1 Section1804.S Liquefaction Potential and Soil Strength losswhich requires the preparation of a geotechnical report. Thegeotechnical report shall assess potential consequences of anyliquefaction and soil strength loss, estimation of settlement, lateral


movement or reduction in foundation soil-bearing capacity, and discussmitigation measures that may include building design consideration.Building design considerations shall include, but are not limited to:ground stabilization, selection of appropriate foundation type and depths,selection of appropriate structural systems to accommodate anticipateddisplacements or any combination of these measures.

MM-7. Ordinance No. 172,176 and Ordinance No. 173,494 specify Stormwaterand Urban Runoff Pollution Control which requires the application ofBest Management Practices (BMPs). Chapter IX, Division 70 of the LosAngeles Municipal Code addresses grading, excavations, and fills.Applicants must meet the requirements of the Standard UrbanStormwater Mitigation Plan (SUSMP) approved by Los Angeles RegionalWater Quality Control Board, including the following:

a. Project applicants are required to implement stormwater BMPs toretain or treat the runoff from a storm event producing 3/4 inch ofrainfall in a 24 hour period. The design of structural BMPs shall bein accordance with the Development Best Management PracticesHandbook Part B Planning Activities. A signed certificate from aCalifomia licensed civil engineer or licensed architect that theproposed BMPs meet this numerical threshold standard is required.

b. Post development peak stormwater runoff discharge rates shall notexceed the estimated pre-development rate for developmentswhere the increase peak stormwater discharge rate will result inincreased potential for downstream erosion.

c. Any connection to the sanitary sewer must have authorization fromthe Bureau of Sanitation.

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

e. Paint messages that prohibits the dumping of improper materialsinto the storm drain system adjacent to storm drain inlets.Prefabricated stencils can be obtained from the Dept. of PublicWorks, Stormwater Management Division.

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

g. Signs and prohibitive language and/or graphical icons, whichprohibit illegal dumping, must be posted at public access pointsalong channels and creeks within the project area.


h. Legibility of stencils and signs must be maintained.

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

j. Incorporate appropriate erosion control and drainage devices, suchas interceptor terraces, berms, vee-channels, and inlet and outletstructures, as specified by Section 91.7013 of the Building Code.Protect outlets of culverts, conduits or channels from erosion bydischarge velocities by installing a rock outlet protection. Rockoutlet protection is a physical devise composed of rock, groutedriprap, or concrete rubble placed at the outlet of a pipe. Installsediment traps below the pipe-outlet. Inspect, repair and maintainthe outlet protection after each significant rain.

k. The owner(s) of the property will prepare and execute a covenantand agreement (Planning Department General form CP-6770)satisfactory to the Planning Department binding the owners to postconstruction maintenance on the structural BMPs in accordancewith the Standard Urban Stormwater Mitigation Plan and or permanufacturer's instructions.

MM-8. The plans shall incorporate the design guidelines relative to security,semi-public and private spaces, which may include but not be limited toaccess control to building, secured parking facilities, walls/fences withkey systems, well-illuminated public and semi-public space designedwith 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 ifneeded. Please refer to Design Out Crime Guidelines: Crime PreventionThrough Environmental Design published by the Los Angeles PoliceDepartment's Crime Prevention Section (located at Parker Center, 150N. Los Angeles Street, Room 818, Los Angeles, (213)485-3134. Thesemeasures shall be approved by the Police Department prior to theissuance of building permits.

MM-9. The applicant shall pay school fees to the Los Angeles Unified SchoolDistrict to offset the impact of additional student enrollment at schoolsserving the project area.

MM-10. The project shall comply with Ordinance No. 170,978 (WaterManagement Ordinance), which imposes numerous water conservationmeasures in landscape, installation, and maintenance. If conditionsdictate, the Department of Water and Power may postpone new waterconnections for this project until water supply capacity is adequate.Unless otherwise required, and to the satisfaction of the Deaprtment ofBuilding and Safety, the applicant shall:


Install a demand (tankless or instantaneous) water heater systemsufficient to serve the anticipated needs of the dwelling(s).

a. Install no more than one showerhead per shower stall, having a flowrate no greater than 2.0 gallons per minute.

b. Install and utilize only high-efficiency clothes washers (water factor of6.0 or less) in the project, if proposed to be provided in eitherindividual units and/or in a common laundry room(s). If suchappliance is to be furnished by a tenant, this requirement shall beincorporated into the lease agreement, and the applicant shall beresponsible for ensuring compliance.

c. Install and utilize only high-efficiency Energy Star-rated dishwashersin the project, if proposed to be provided. If such appliance is to befurnished by a tenant, this requirement shall be incorporated into thelease agreement, and the applicant shall be responsible for ensuringcompliance.

d. Weather-based irrigation controller with rain shut-off.

e. Matched precipitation (flow) rates for sprinkler heads.

f. Drip/microspay/subsurface irrigation where appropriate.

g. Minimum irrigation system distribution uniformity of 75 percent.

h. Property hydro-zoning, turf minimization and use of native/droughttolerant plant materials

I. Use of landscape contouring to minimize precipitation runoff.

j. A separate meter (or submeter), flow sensor, and master valveshutoff shall be installed for irrigated landscape areas totaling 5,000square feet and greater, to the satisfaction of the Department ofBuilding and Safety.

21. Construction Mitigation Conditions - Prior to the issuance of a grading orbuilding permit. or the recordation of the final map, the subdivider shall prepareand execute a Covenant and Agreement (Planning Department General FormCP-6770) in a manner satisfactory to the Planning Department, binding thesubdivider and all successors to the following:

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


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

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

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

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

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

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

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

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

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

CM-8. The project shall comply with the City of Los Angeles Noise OrdinanceNo. 144,331 and 161,574, and any subsequent ordinances, whichprohibit the emission or creation of noise beyond certain levels atadjacent uses unless technically infeasible.

CM-9. Construction and demolition shall be restricted to the hours of 7:00 am to6:00 pm Monday through Friday, and 8:00 am to 6:00 prn on Saturday.


CM-10. Construction and demolition activities shall be scheduled so as to avoidoperating several pieces of equipment simultaneously, which causeshigh noise levels.

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

CM-12. The project sponsor shall comply with the Noise Insulation Standards ofTitle 24 of the California Code Regulations, which insure an acceptableinterior noise environment.

CM-13. Excavation and grading activities shall be scheduled during dry weatherperiods. If grading occurs during the rainy season (October 15 throughApril 1), construct diversion dikes to channel runoff around the site. Linechannels with grass or roughened pavement to reduce runoff velocity.

CM-14. Incorporate appropriate erosion control and drainage devices to thesatisfaction of the Building and Safety Department shall be incorporated,such as interceptor terraces, berms, vee-channels, and inlet and outletstructures, as specified by Section 91.7013 of the Building Code,including planting fast-growing annual and perennial grasses in areaswhere construction is not immediately planned. These will shield andbind the soil.

CM-15. Stockpiles and excavated soil shall be covered with secured tarps orplastic sheeting.

CM-16. All waste shall be disposed of properly. Use appropriately labeledrecycling bins to recycle construction materials including: solvents,water-based paints, vehicle fluids, broken asphalt and concrete, WOOd,and vegetation. Non recyclable materials/wastes must be taken to anappropriate landfill. Toxic wastes must be discarded at a licensedregulated disposal site.

CM-17. Clean up leaks, drips and spills immediately to prevent contaminated soilon paved surfaces that can be washed away into the storm drains.

CM-18. Do not hose down pavement at material spills. Use dry cleanup methodswhenever possible.

CM-19. Cover and maintain dumpsters. Place uncovered dumpsters under a roofor cover with tarps or plastic sheeting.

CM-20. Use gravel approaches where truck traffic is frequent to reduce soilcompaction and limit the tracking of sediment into streets.


CM-21. Conduct all vehicle/equipment maintenance, repair, and washing awayfrom storm drains. All major repairs are to be conducted off-site. Use drippans or drop clothes to catch drips and spills.

DEPARTMENT OF CITY PLANNING-STANDARD SINGLE-FAMILY CONDITIONS

SF-i. That approval of this tract constitutes approval of model home uses, including asales office and off-street parking. If models are constructed under this tractapproval. tile following conditions shall apply:

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

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

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

In the event the subdivider decides not to request a permit before the recordationof the final map, a covenant and agreement satisfactory to the Advisory Agencyguaranteeing the submission of such plan before obtaining any permit shall berecorded.

BUREAU OF ENGINEERING - STANDARD CONDITIONS

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

(b) That survey boundary monuments be established in the field in amanner satisfactory to the City Engineer and located within the CaliforniaCoordinate System prior to recordation of the final map. Any alternativemeasure approved by the City Engineer would require prior submissionof complete field notes in support of the boundary survey.

(c) Thai satisfactory arrangements be made with both the Water Systemand the Power System of the Department of Water and Power withrespect to water mains, fire hydrants, service connections and publicutility easements.


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

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

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

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

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

(i) That 1-foot future streets and/or alleys be shown along the outside ofincomplete public dedications and across the termini of all dedicationsabutting unsubdivided property. The t-foot dedications on the map shallinclude a restriction against their use of access purposes until such timeas they are accepted for public use.

0) That any Hoot future street and/or alley adjoining the tract be dedicatedfor public use by the tract, or that a suitable resolution of acceptance betransmitted to the City Council with the final map.

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

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

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

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

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


(c) All grading done on private property outside the tract boundaries inconnection with public improvements shall be performed withindedicated slope easements or by qrants of satisfactory rights of entry bythe affected property owners.

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

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

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

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

(b) Construct any necessary drainage facilities.

(c) Install street lighting facilities to serve the tract as required by the Bureauof Street Lighting.

No street lighting requirements if there is no street widening. Otherwise,impacted existing street lights shall be relocated and upgraded: one onGower Street and one on Fountain Avenue.

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

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

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

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

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


(i) That the following improvements be either constructed prior torecordation of the final map or that the construction be suitablyguaranteed:

a. Improve Fountain Avenue adjoining the subdivision by theconstruction of a 5-foot concrete sidewalk adjacent to the propertyline and landscaping of the parkway including any necessaryremoval and reconstruction of existing improvements.

NOTES:

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

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

Satisfactory arrangements shall be made with the Los Angeles Department of Waterand Power, Power System, to pay for removal, relocation, replacement or adjustment ofpower facilities due to this development. The subdivider must make arrangements forthe underground installation of all new utility lines in conformance with LAMC Section17.05N.The final map must record within 36 months of this approval, unless a time extension isgranted before the end of such period.

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

The subdivider should consult the Department of Water and Power to obtain energysaving design features which can be incorporated into the final building plans for thesubject development. As part of the Total Energy Management Program of theDepartment of Water and Power, this no-cost consultation service will be provided tothe subdivider upon his request.

FINDINGS OF FACT (CEQA)

The Department of City Planning issued a Reconsideration of Mitigated NegativeDeclaration No. ENV-2009-3403-MND-REC1 on November 15, 2012. The Departmentfound that potential negative impact could occur from the project's implementation dueto:

Aesthetics (landscaping, graffiti, light);Air Quality (construction, operational);Biological Resources (tree removal);Geology and Soils (construction, seismic, liquefaction);

VESTING TENTATIVE TRACT MAP NO. 67745-M2 PAGE19

Hydrology and Water Quality (stormwater);Noise (construction, operational);Population and Housing (tenant relocation, density);Public Services (fire, police, schools, street improvements);Recreation (parks);Transportation/Circulation (emergency access); andUtilities (solid waste).

The Deputy Advisory Agency, certifies that Mitigated Negative Declaration No.ENV-2009-3403-MND-REC1 reflects the independent judgment of the lead agency anddetermined that this project would not have a significant effect upon the environmentprovided the potential impacts identified above are mitigated to a less than significantlevel through implementation of Condition Nos. 7b, 8, 9, 14, 15, 16c, 16g, 19, and 20 ofthe Tract's approval. Other identified potential impacts not mitigated by these conditionsare mandatorily subject to existing City ordinances, (Sewer Ordinance, GradingOrdinance, Flood Plain Management Specific Plan, Xeriscape Ordinance, StormwaterOrdinance, etc.) which are specifically intended to mitigate such potential impacts on allprojects.

The project site, as well as the surrounding area are presently developed with structuresand do not provide a natural habitat for either fish or wildlife.

In accordance with Section 21081.6 of the Public Resources Code (AB 3180), theDeputy Advisory Agency has assured that the above identified mitigation measures willbe implemented by requiring reporting and monitoring as specified in Condition No. 19.

The custodian of the documents or other material which constitute the record ofproceedings upon which the Advisory Agency's decision is based are located with theCity of Los Angeles, Planning Department, 200 North Spring Street, Room 750, LosAngeles, CA 90012.

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Vesting Tentative Tract Map No. 67745-M2, theAdvisory Agency of the City of Los Angeles, pursuant to Sections 66473.1, 66474.60,.61 and .63 of the State of California Government Code (the Subdivision Map Act),makes the prescribed findings as follows:

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

The adopted Hollywood Plan designates the subject property for MediumResidential land use with the corresponding zone of R3. The property containsapproximately 0.30 net acres and is presently zoned R3-1. The proposeddevelopment of 11 single-family dwellings is allowable under the current adoptedzone and the land use designation. The project will provide much needed newhome ownership opportunities for the Community Plan area. Although the site ispresently vacant and unimproved, the previously existing tenants that lived at the


site prior to demolition and during the initial review of the TT-67745, were eligiblefor relocation assistance pursuant to the Los Angeles Housing Department'sapplicable ordinances. According to the applicant, the former owner has paidrelocation assistance to the previous tenants. The density bonus requests, aspreviously approved under Council File 10-1328, are eliminated in thismodification request.

The site is not subject to the Specific Plan for the Management of Flood Hazards(floodways, floodplains, mud prone areas, coastal high-hazard and flood-relatederosion hazard areas). The project conforms with both the specific provisionsand the intent of the Specific Plan for the Management of Flood Hazards (Section5 of Ordinance No. 172,081). Therefore, as conditioned, the proposed tract mapis consistent with the intent and purpose of the applicable General and SpecificPlans.

(b) THE DESIGN AND IIVIPROVEMENT OF THE PROPOSED SUBDIVISION ARECONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.

Gower Street is a Secondary Highway dedicated to a 70-foot width at theproject's street frontage and Fountain Avenue is a Secondary Highway dedicatedto a 60-foot width. The Bureau of Engineering required an eight-foot dedicationalong Fountain Avenue to complete a 38-foot wide half right-of-way inaccordance with Modified Secondary Highway Standards and a one-footdedication along Gower Street to complete a 36-foot wide half right-of-way inaccordance with Modified Secondary Highway. The Council Office, theHollywood Studio District Neighborhood Council, and a neighboring owner voicedsupport to waive the street dedications. The Advisory Agency waived thededications in that the properties to the east are single-family and only 2,200square feet. The Council has also waived the dedications in the previouslyapproved Modification Tract case. The project is not subject to any Specific Planrequirements. The proposed project will provide 22 parking spaces inconformance with the LAMC. As conditioned the design and improvements of theproposed project are consistent with the applicable General and Specific Plans.

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

The site is currently vacant and previously improved with an eight-unit apartmentbuilding and a single-family dwelling. It's one of several under-improvedproperties in the vicinity. The development of this tract is an infill of an otherwisemix-density neighborhood. The site is level and is not located in a slope stabilitystudy area, high erosion hazard area, or a fault-rupture study zone. The tracthas been approved contingent upon the satisfaction of the Department ofBuilding and Safety, Grading Division prior to the recordation of the map andIssuance of any permits.

VESTING TENTATIVE TRACT MAP NO. 67745·M2 PAGE 21

(d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OFDEVELOPMENT.

Adjacentland uses consist of the Sunset Gower Studios across Fountain Avenueto the north in the M1-1 Zone, three single-family structures and four-units on theeast in the R3-1 Zone, a triplex to the south in the R3-1 Zone, a duplex and a 5-unit apartment building to the west across Gower Street in the R3-1 Zone, and anine-Bnit apartment building to the northwest across the intersection of GowerStreet and Fountain Avenue in the R3-1XLZone. The proposed project wouldprovide an appropriate transitional development between the single-familyresidential uses to the east and multi-family dwellings to the east, south, andwest. The site is currently vacant and the proposed project would provide 11single-family dwellings. After the recordation. of the final map, the proposedproject will comply with all LAMC requirements for parking, yards, and openspace. As conditioned the proposed tract map is physically suitable for theproposed density of the development.

(e) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTSARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE ORSUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIRHABITAT.

The Initial Study prepared for the project identifies potential adverse impact onfish or wildlife resources as far as earth, air, water, and risk of upset areconcerned. However measures are required as part of this approval, which willmitigate the above, mentioned impacts to a less than significant level.Furthermore, the project site, as well as the surrounding area are presentlydeveloped with residential structures and do not provide a natural habitat foreither fish or wildlife.

(f) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTSARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.

There appear to be no potential public health problems caused by the desiqn orimprovement of the proposed subdivision. The development is required to beconnected to the City's sanitary sewer system, where the sewage will be directedto the LA Hyperion Treatment Plant, which has been upgraded to meet Statewideocean discharge standards. The Bureau of Engineering has reported that theproposed subdivision does not violate the existing California Water Codebecause the subdivision will be connected to the public sewer system and willhave only a minor incremental impact on the quality of the effluent from theHyperion Treatment Plant.


(g) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTSWILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC ATLARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THEPROPOSED SUBDIVISION.

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

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

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

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

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

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

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


These findings shall apply to both the tentative and final maps for Vesting TentativeTract Map No. 67745-M2.

Michael J. LoGrandeAdvisory Agency

JIM TOKUNAGADeputy Advisory Age

JT:TI:CL:jq

Note: If you wish to file an appeal, it must be filed within 10 calendar days from thedecision date as noted in this letter. For an appeal to be valid to the Central AreaPlanning Commission, it must be accepted as complete by the City PlanningDepartment and appeal fees paid, prior to expiration of the above 10·day timelimit. Such appeal must be submitted on Master Appeal Form No. CP-7769 atthe Department's Public Offices, located at:

Figueroa Plaza201 N. Figueroa St., 4thFloorLos Angeles, CA 90012213482-7077

Marvin Braude San Fernando ValleyConstituent Service Center

6262 Van Nuys Blvd., Room 251Van Nuys, CA 91401818374·5050

Forms are also available on-line at http://cityplanningJacity.org/.

If you seek judicial review of any decision of the City pursuant to California Codeof Civil Procedure Section 1094.5, the petition for writ of mandate pursuant tothat section must be filed no later than the 90th day following the date on whichthe City's decision became final pursuant to California Code of Civil ProcedureSection 1094.6. There may be other time limits which also affect your ability toseek judicial review.

If you have any questions, please call the Public Counter staff at (213) 482-7077.

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