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DEPARTMENT OFCITY PLANNING

200 N. SPRING STREET, ROOM 525Los ANGELES, CA 90012-4801

AND6262 VAN Nuys BLVD., SUITE 351

VAN Nuys, CA 91401

CITY PLANNING COMMISSIONWILLIAM ROSCHENPRESIDENTREGINA M. FREER

VICE-PRESIDENTSEAN 0. BURTONDIEGO CARDOSOCAMILLA M. ENG

GEORGE HOVACUIMIANROBERT LESSIN

DANA M. PERLMANBARBARA ROMERO

JAMES WILLIAMSCOMMISSION EXECUTIVE ASSISTANT II

1213) 978-1300

July 2, 2013

Riverben Villas, LP (0)14540 Arminta StreetVan Nuys, CA 91402

EZ Permits, LLC (R)7147 Woodley AvenueVan Nuys, CA 91406

CITY OF Los ANGELESCALIFORNIA

ERIC GARCETTIMAYOR

EXECUTIVE OFFICES

MICHAEL J. LOGRANDEDIRECTOR

(213) 978-1271

ALAN BELL, AICPDEPUTY DIRECTOR(213) 978-1272

LISA M. WEBBER, AICPDEPUTY DIRECTOR(213) 978-1274

EVA YUAN-MCDANIELDEPUTY DIRECTOR(213) 978-1273

FAX: (213) 978-1275

INFORMATIONwww.planning.lacity.org

Vesting Tentative Tract No. 65985-SL-M1Related Case: None11951 (11931 — 11957) Riverside DriveNorth Hollywood Valley Village Plan AreaZone : [Q]RD1.5-1D.M. : 168-B-165C.D. : 2CEQA : ENV-2006-4813-MND-REC1

LETTER OF CLARIFICATION

On April 4, 2012, in accordance with provisions of Section 17.03 and 17.11 of the LosAngeles Municipal Code, the Advisory Agency approved a maximum 17-unit small lotsingle-family subdivision (in accordance with the Small Lot Subdivision Ordinance No.176,354) as shown on revised map stamp-dated March 6, 2012 in the North Hollywood— Valley Village Community Plan.

It has been discovered by the Bureau of Engineering, that language under condition 4needs to be clarified so that condition 5 can be deleted. Therefore, the Letter ofDetermination is hereby clarified as requested by the Bureau of Engineering to read asfollows:

Clarify condition 4 to read

/1. That the subdivider submit and preice,,s- an application to vacate the remaining 10

4. That the final map of this tract map not be recorded until the subdivider submitsand processes an application to vacate the adjacent alley in a mannersatisfactory to the City Engineer.

VTT-65985-SL-M1 Letter of Correction

Delete condition 5

conditions of the alley vacation havo been complied with into the City Engineer.

All other conditions remain unchanged.

MICHAEL J. RANDEDirector of

Robert Z. DuenasDeputy Advisory Agency

MJL:RZD:NR:mkc

PAGE 2


200 N. SPRING STREET, ROOM 525'Los ANGELES, CA 90012-4801AND6262 VAN NUYS BLVD., SUITE 351

VAN Nuys, CA 91401

CITY PLANNING COMMISSIONWILLIAM ROSCHEN

PRESIDENTREGINA M. FREERVICE-PRESIDENT

SEAN 0. BURTONDIEGO CARDOSOCAMILLA M. ENGGEORGE HOVAGUIMIANROBERT LESSINDANA M. PERLMAN

BARBARA ROMEROJAMES WILLIAMS

COMMISSION EXECUTIVE ASSISTANT II(213) 978-1300

CITY OF Los ANGELES

Decision Date: April 4, 2013

Appeal End Date: April 15, 2013

Riverben Villas, LP (0)14540 Arminta StreetVan Nuys, CA 91402

EZ Permits, LLC (R)7147 Woodley AvenueVan Nuys, CA 91406

CALIFORNIA

ANTONIO R. VILLARAIGOSAMAYOR

EXECUTIVE OFFICESMICHAEL J. LOGRANDE

DIRECTOR(213) 978-1271


LISA M. WEBBER, AICPDEPUTY DIRECTOR(213) 978-1274


FAX: (213) 978-1275

INFORMATIONwww.planning.lacitv.org

RE: Vesting Tentative Tract No. 65985-SL-M1Related Case: None11951 (11931 — 11957) Riverside DriveNorth Hollywood — Valley Village Plan AreaZone : [Q]RD1.5-1D.M. : 168-B-165C.D. : 2CEQA : ENV-2006-4813-MND-REC1

In accordance with provisions of Section 17.03 C and 17.11 of the Los AngelesMunicipal Code (LAMC), the Advisory Agency considered a modification requestconcerning the number of dwelling units of the entitlement and the conditions ofapproval of Vesting Tentative Tract No. 65985-SL-M1, located at 10240 11951 (11931 —11957) Riverside Drive in the North Hollywood Valley Village Community Plan.

After a thorough review of the request, the recommendations of the SubdivisionCommittee and a public hearing, it was the determination of the Advisory Agency togrant the tract modification request, and modify the conditions of approval as follows:

MODIFY TRACT PREAMBLE ENTITLEMENT to read:

In accordance with provisions of Section 17.03 of the LAMC, the Advisory Agencyapproved a tract modification for Vesting Tentative Tract No. 65985, composed of sixlots located at 11951 (11931 — 11957) Riverside Drive, for a maximum 18 unitresidential-condominium 17-unit small lot single-family subdivision (in accordancewith the Small Lot Subdivision Ordinance No. 176,354) as shown on revised mapstamp-dated March 6, 2012 in the North Hollywood — Valley Village Community Plan.This unit density is based on the [Q]RD1.5-1 Zone. (The subdivider is hereby advisedthat the LAMC may not permit this maximum approved density. Therefore, verificationshould be obtained from the Department of Building and Safety which will legallyinterpret the Zoning Code as it applies to this particular property.) For an appointment

VESTING TENTATIVE TRACT NO. VTT-65985-SL-M1 PAGE 2

with the Advisory Agency or a City Planner call (818) 374-9903. The Advisory Agency'sapproval is subject to the original and modified conditions:

*NOTE 1 The approved Small Lot Subdivision is not vested to the provisions of Section12.22C, 27 until a Final Map is recorded. Building permit applications prior to therecordation of a final map must comply with all of the provisions of the LAMC includingbut not limited to setbacks, access width, open space, and passageway unless thePlanning Department has granted approval of deviations from the provisions of saidLAMC Section.

*NOTE 2 on clearing conditions: When two or more agencies must clear a condition,subdivider should follow the sequence indicated in the condition. For the benefit of theapplicant, subdivider shall maintain record of all conditions cleared, including all materialsupporting clearances and be prepared to present copies of the clearances to eachreviewing agency as may be required by its staff at the time of its review.

*NOTE 3 This Letter of Decision (LOD) supersedes the prior LOD, and will be re-written with new conditions and new numerical sequences. This is due to therevised map conditions being substantially different from the originalcondominium approval conditions.

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

t That a 2-foot wide strip of land be dedicated along Riverside Drive adjoining thesubdivision to complete a 52-foot wide half right-of-way dedication in accordancewith Major Highway Standards, including a 20-foot radius property line returns atthe intersections with Ben Avenue and Gentry Avenue all satisfactory to the CityEngineer.

2. That a 10-foot wide southerly portion of the alley adjoining the subdivision to thenorth be permitted to be merged with the remainder of the tract map pursuant toSection 66499.20-1/2 of the State Government Code, and in addition, thefollowing be done and be administered by the City Engineer.

a. That consents to the alley and street being merged and waivers of anydamages that may accrue as a result of such merger be obtained from allproperty owners who might have certain rights in the area being merged.

b. That satisfactory arrangements be made with all public utility agenciesmaintaining existing facilities within the area being merged.

c. That a certified survey map be submitted showing the dimensions andareas being merged with this map satisfactory to the City Engineer.


Note: The Advisory Agency hereby finds that the Dedication to be mergedis unnecessary for present or prospective public purposes and all ownersof the interest in the real property within the subdivision have or will haveconsented to the merger prior to the recordation of the final map.

3. That written consents to the merger of the alley be obtained from the owners ofLots 201 and 207 of Tract No. 8627 northerly of this tentative tract area.

4. That the subdivider submit and process an application to vacate the remaining 10feet portion of the alley northerly of Riverside Drive adjacent to the tract area.

5. That the final map of this tract map not be recorded until the City Council hasgranted a conditional approval of the remaining portion of the alley, and sufficientconditions of the alley vacation have been complied with in a manner satisfactoryto the City Engineer.

6. That a Covenant and Agreement be recorded restricting the subdivision againstdirect vehicular access to and from Riverside Drive.

7. 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.

8. That if this tract map is approved as small lot subdivision then the final mapbe labeled as "Small Lot Subdivision per Ordinance No. 176354" satisfactory tothe City Engineer.

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

10. 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

11. That prior to issuance of a grading permit, or prior to recordation of the final map,the subdivider shall make suitable arrangements to assure compliance,satisfactory to the Department of Building and Safety, Grading Division, with allthe requirements and conditions contained in Inter-Departmental Letter datedJune 22, 2012, Log No. 77303 and attached to the case file for Vesting TentativeTract No. 65985 —Ml.


DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

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

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

b. Provide a copy of ZA case ZA-2012-617-ZV-ZAA. Show compliance withall the conditions/requirements of the ZA case as applicable.

c. Provide a copy of DIR-2007-2111-SPP. Show compliance with all theconditions/requirements of the DIR case as applicable.

d. Show all street/alley dedications as required by Bureau of Engineeringand provide net lot area after all dedication. "Area" requirements shall bere-checked as per net lot area after street/alley dedication. Front and sideyard requirements shall be required to comply with current code asmeasured from new property lines after dedications.

e. Provide the common access for driveway and egress/ingress purposes onFinal Map.

Note:

The proposed building plans have not been checked for and shall complywith Building and Zoning Code requirements. With the exception ofrevised health or safety standards, the subdivider shall have a vested rightto proceed with the proposed development in substantial compliance withthe ordinances, policies, and standards in effect at the time the subdivisionapplication was deemed complete.

The proposed building plans have not been checked for and shall complywith the current Los Angeles City Building Code concerning exteriorwall/opening protection and exit requirements with respect to the propertylines.

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

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

13, That the project be subject to any recommendations from the Department ofTransportation, prior to recordation of the final map.

a. A minimum of 20-foot reservoir space is required between any securitygate/first parking stall and the property line.

b. Driveway and vehicular access shall be limited to Gentry Avenue.

c. A parking area and driveway plan be submitted to the Citywide PlanningCoordination Section of the Department of Transportation for approvalprior to submittal of building permit plans for plan check by the Departmentof Building and Safety. Transportation approvals are conducted at 6262Van Nuys Boulevard., Room 320, Van Nuys, CA 91401.

d. That a fee in the amount of $197 be paid for the Department ofTransportation as required per Ordinance No. 180542 and LAMC Section19.15 prior to recordation of the final map. Note: the applicant may berequired to comply with any other applicable fees per this new ordinance.Please contact this section at (818) 374-4697 for any questions regardingthe above.

FIRE DEPARTMENT

14. That prior to the recordation of the final map, a suitable arrangement shall bemade satisfactory to the Fire Department, binding the subdivider and allsuccessors to the following:

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

b. Access for Fire Department apparatus and personnel to and into allstructures shall be required.

c. 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 28'feet in width.

d. The width of private roadways for general access use and fire lanes shallnot be less than 20 feet, and the fire lane must be clear to the sky.

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


f Submit plot plans indicating access road and turning area for FireDepartment approval.

g. On Small Lot Subdivisions, any lots used for access purposes shall berecorded on the final map as a "Fire Lane".

h. No proposed development utilizing cluster, group, or condominium designof one or two family dwellings shall be more than 150 feet from the edgeof the roadway of an improved street, access road, or designated fire lane.

i. No framing shall be allowed until the roadway is installed to thesatisfaction of the Fire Department.

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

k. All parking restrictions for fire lanes shall be posted and/or painted prior toany Temporary Certificate of Occupancy being issued.

1. Plans showing areas to be posted and/or painted, "FIRE LANE NOPARKING" shall be submitted and approved by the Fire Department priorto building permit application sign-off.

m. Electric gates approved by the Fire Department shall be tested by the FireDepartment prior to Building and Safety granting a Certificate ofOccupancy.

n. 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,

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

The applicant is further advised that all subsequent contact regardingthese conditions must be with the Hydrant and Access Unit. This wouldinclude clarification, verification of condition compliance and plans orbuilding permit applications, etc., and shall be accomplished BYAPPOINTMENT ONLY, in order to assure that you receive service with aminimum amount of waiting, please call (213) 482-6502. You shouldadvise any consultant representing you of this requirement as well.

P.

VESTING TENTATIVE TRACT NO. V I I -65985-SL-M1 PAGE 7

DEPARTMENT OF WATER AND POWER

15. 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 SANITATION

16. 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).)

BUREAU OF STREET LIGHTING

17. Street light improvements shall be made to the satisfaction of the Bureau ofStreet Lighting. The following street light improvements shall be required.

a. New lights required — Three (3) on Riverside Drive, one (1) on BenAvenue and one (1) on Gentry Avenue. Prior to Final recordation for thisproject or issuance of the certificate of occupancy, the developer shallcause owner to give written consent to the Bureau of Street Lighting forthe formation or annexation of the property within the boundary of thedevelopment into a Street Lighting Maintenance Assessment District.

INFORMATION TECHNOLOGY AGENCY

18. 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 theLos Angeles Municipal Code (LAMC) Section 17.05-N. Written evidence of sucharrangements must be submitted to the Information Technology Agency, 120 S.San Pedro Street, Room 600, Los Angeles, CA 90012, (213) 485-7969.

DEPARTMENT OF RECREATION AND PARKS

19. That the Quimby fee be based on the [Q]RD1.5-1 Zone.

STREET TREE DIVISION AND THE DEPARTMENT OF CITY PLANNING

20. Prior to the issuance of a grading permit or building permit, the applicant shallsubmit a tree report and landscape plan prepared by a tree expert defined by


LAMC Ordinance No. 153,478, for approval by the decision maker and the UrbanForestry Division of the Bureau of Street Services. The plan shall containmeasures recommended by the tree expert for the preservation of as many treesas possible. (MM)

A minimum of two trees (a minimum of 48 inch box in size) shall be planted foreach protected tree, one Western Sycamore and one Coast Live Oak, that isremoved. The canopy of the oak trees planted shall be in proportion to thecanopies of the oak trees removed per Ordinance No. 153,478, and to thesatisfaction of the Urban Forestry Division of the Bureau of Street Services andthe Advisory Agency. (MM)

The plan shall contain measures recommended by the tree expert for thepreservation of as many trees as possible. Mitigation measures such asreplacement by a minimum of 24-inch box trees in the parkway and on the site,on a 1:1 basis, shall be required for the unavoidable loss of desirable trees onthe site, and to the satisfaction of the Urban Forestry Division of the Bureau ofStreet Services and the decision maker. (MM)

The applicant shall post a cash bond or other assurances acceptable to theBureau of Engineering in consultation with the Urban Forestry Division and theAdvisory Agency guaranteeing the survival of trees to be maintained, replaced orrelocated in such a fashion as to assure the existence of continuously living treesfor a minimum of three years from the date that the bond is posted or from thedate such trees are replaced or relocated, whichever is longer. Any change ofownership shall require that the new owner post a new oak tree bond to thesatisfaction of the Bureau of Engineering and 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.(MM)

DEPARTMENT OF CITY PLANNING — SITE SPECIFIC CONDITIONS

21. 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 17 Small Lot single-family Subdivision.

b. Provide a minimum of two (2) covered off-street parking spaces perdwelling unit, plus eight (8) uncovered guest parking spaces. All guestspaces shall be readily accessible, conveniently located, specificallyreserved for guest parking, posted and maintained satisfactory to theDepartment of Building and Safety.


c. That prior to issuance of a certificate of occupancy, a minimum six (6)-foot-high slumpstone or decorative masonry wall shall be constructedadjacent to neighboring residences, if no such wall already exists, exceptin required front yard.

d. The applicant shall install an air filtration system(s) to reduce the effects ofdiminished air quality on occupants of the project.

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 consider the use of natural gas and/or solar energyand consult with the Department of Water and Power and SouthernCalifornia Gas Company regarding feasible energy conservationmeasures.

g. That the height of all buildings within the subdivision shall be limited to amaximum height of 30 feet in compliance with the permanent [Q] conditionper Ordinance No. 165,108 (SA 6780).

h. That the subdivider shall comply with requirements of the Valley VillageSpecific Plan and apply for Project Permit Compliance prior to obtaining apermit.

Indemnification. The applicant shall defend, indemnify and holdharmless the City, its agents, officers, or employees from any claim,action, or proceeding against the City or its agents, officers, or employeesto attack, set aside, void or annul this approval which action is broughtwithin the applicable limitation period. The City shall promptly notify theapplicant of any claim, action, or proceeding and the City shall cooperatefully in the defense. If the City fails to promptly notify the applicant of anyclaim action or proceeding, or if the City fails to cooperate fully in thedefense, the applicant shall not thereafter be responsible to defend,indemnify, or hold harmless the City.

Note to Plan Checker: The Advisory Agency designates Gentry Avenue as thefrontage, Ben Avenue as the rear yard, and Riverside Drive and the alley as theside yards for the project pursuant to L.A.M.C. Section 12.03.

DEPARTMENT OF CITY PLANNING — ENVIRONMENTAL MITIGATION MEASURES

22. That prior to recordation of the final map the subdivider shall prepare andexecute a Covenant and Agreement (Planning Department General Form CP-6770 and Exhibit CP-6770. M) in a manner satisfactory to the PlanningDepartment requiring the subdivider to identify (a) mitigation monitor(s) who shallprovide periodic status reports on the implementation of mitigation items required


by Mitigation Condition No(s). 13, 14, 19, 20, 21, 23, 24, and SF-2 of the Tract'sapproval satisfactory to the Advisory Agency. The mitigation monitor(s) shall beidentified as to their areas of responsibility, and phase of intervention (pre-construction, construction, post-construction, maintenance) to ensure continuedimplementation of the above mentioned mitigation items.

23. Prior to the recordation of the final map, the subdivider will 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, or overgrown vegetation or other similarmaterial, pursuant to Municipal Code Section 91.8104.

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 applicant shall install air filters capable of achieving a MinimumEfficiency Rating Value (MERV) of at least 8 or better in order to reducethe effects of diminished air quality on the occupants of the project.

MM-5 The design and construction of the project shall conform to the UniformBuilding Code seismic standards as approved by the Department ofBuilding and Safety.

MM-6 Project applicants are required to implement stormwater BMP's to retainor treat the runoff from a storm event producing 3/4 inch of rainfall in a 24-hour period. The design of structural BMP's shall be in accordance withthe Development Best Management Practices Handbook Part BPlanning Activities. A signed certificate from a California licensed civilengineer or licensed architect that the proposed BMP's meet thisnumerical threshold standard is required.

MM-7 Maximize trees and other vegetation at each site by planting additionalvegetation, clustering tree areas, and promoting the use of native and/ordrought tolerant plants.

MM-8 Any connection to the sanitary sewer must have authorization from theBureau of Sanitation.


MM-9 Reduce impervious surface area by using permeable pavementmaterials where appropriate, including: pervious concrete/asphalt; unitpavers, i.e. turf block; and granular materials, i.e. crushed aggregates,cobbles.

MM-10 Install Roof runoff systems where site is suitable for installation. Runofffrom rooftops is relatively clean, can provide groundwater recharge andreduce excess runoff into storm drains.

MM-11 Paint messages that prohibit the dumping of improper materials into thestorm drain system adjacent to storm drain inlets. Pre-fabricatedstencils can be obtained from the Department of Public Works,Stormwater Management Division.

MM-12 All storm drain inlets and catch basins within the project area must bestenciled with prohibitive language (such as "NO DUMPING — DRAINSTO OCEAN) and/or graphical icons to discourage illegal dumping.

MM-13 Legibility of stencils and signs must be maintained.

MM-14 Design of efficient irrigation system to minimize runoff includes: dripirrigation for shrubs to limit excessive spray; shutoff devices to preventirrigation after significant precipitation; and flow reducerS.

MM-15 The owner(s) of the property will prepare and execute a covenant andagreement (Planning Department General form CP-6770) satisfactory tothe Planning Department binding the owners to post constructionmaintenance on the structural BMPs in accordance with the StandardUrban Stormwater Mitigation Plan and or per manufacturer'sinstructions.

MM-16 The applicant shall comply with mitigation measures required by thismitigated negative declaration (MND).

MM-17 Before the granting of a building permit, an acoustical engineer shallspecify the CNEL contour within which the building will be located and,based on such CNEL contours, the measures necessary to achieve aninterior noise level which will not exceed 45 dBA in any habitable room.

MM-18 Environmental impacts may result from project implementation due torelocation of families. However, these potential impacts will be mitigatedto a level of insignificance by submitting a relocation plan to the decisionmaker for approval.

MM-19 The following recommendations of the Fire Department relative to firesafety shall be incorporated into the building plans, which includes the


submittal of a plot plan for approval by the Fire Department either priorto the recordation of a final map or the approval of a building permit.The plot plan shall include the following minimum design features: firelanes, where required, shall be a minimum of 20 feet in width; allstructures must be within 300 feet of an approved fire hydrant, andentrances to any dwelling unit or guest room shall not be more than 150feet in distance in horizontal travel from the edge of the roadway of animproved street or approved fire lane.

MM-20 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-21 The project shall comply with the Bureau of Engineering's requirementsfor street dedication and improvements that will reduce traffic impacts indirect proportion to those caused by the proposed project'simplementation.

MM-22 Per Section 17.12-A of the Los Angeles Municipal Code (LAMC), theapplicant shall pay the applicable Quimby fees for the construction of asmall lot subdivision.

MM-23 The applicant shall submit a parking and driveway plan to the Bureau ofEngineering and the Department of Transportation for approval thatprovides code-required emergency access.

MM-24 Recycling bins shall be provided at appropriate locations to promoterecycling of paper, metal, glass, and other recyclable materials.

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

CM-2 The developer shall install appropriate traffic signs around the site toensure pedestrian and vehicle safety, in consultation with theDepartment of Transportation.

CM-3 Fences shall be constructed around the site to minimize trespassing,vandalism, short-cut attractions and attractive nuisances.


CM-4 Concrete, not metal, shall be used for construction of parking ramps ifincluded.

CM-5 The interior ramps shall be textured to prevent tire squeal at turningareas.

CM-6 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-7 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-8 All loads shall be secured by trimming, watering or other appropriatemeans to prevent spillage and dust.

CM-9 All materials transported off-site shall be either sufficiently watered orsecurely covered to prevent excessive amount of dust.

CM-10 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-11 General contractors shall maintain and operate construction equipmentso as to minimize exhaust emissions.

CM-12 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-13 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 pm on Saturday.

CM-14 Construction and demolition activities shall be scheduled so as to avoidoperating several pieces of equipment simultaneously.

CM-15 The project contractor shall use power construction equipment withstate-of-the-art noise shielding and muffling devices.

CM-16 The project sponsor must comply with the Noise Insulation Standards ofTitle 24 of the California Code Regulations, which insure an acceptableinterior noise environment.


CM-17 Sediments carries with it other work-site pollutants such as pesticides,cleaning solvents, cement wash, asphalt, and car fluids that are toxic tosea life.

CM-18 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-19 Leaks, drips and spills shall be cleaned up immediately to preventcontaminated soil on paved surfaces that can be washed away into thestorm drains.

CM-20 Pavement shall not be hosed down at material spills. Dry cleanupmethods shall be used whenever possible.

CM-21 Dumpsters shall be covered and maintained. Place uncovereddumpsters under a roof or cover with tarps or plastic sheeting.

CM-22 Gravel approaches shall be used where truck traffic is frequent to reducesoil compaction and the tracking of sediment into streets shall be limited.

CM-23 All vehicle/equipment maintenance, repair, and washing shall beconducted away from storm drains. All major repairs shall be conductedoff-site. Drip pans or drop clothes shall be used to catch drips and spills.

CM-24 The project shall comply with the Uniform Building Code Chapter 18,Division 1 Section 1804.5 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, lateralmovement or reduction in foundation soil bearing capacity, and discussmitigation measures that may include building design consideration.

CM-25 Building design consideration shall include, but are not limited to: groundstabilization, selection of appropriate foundation type and depths,selection of appropriate structural systems to accommodate anticipateddisplacements or any combination of these measures.

CM-26 Prior to the issuance of any demolition permit, the applicant shall providea letter to the Department of Building and Safety from a qualifiedasbestos abatement consultant that no ACM are present in the building.If ACM are found to be present, it will need to be abated in compliancewith the South Coast Air Quality Management District's Rule 1403 aswell as other State and Federal rules and regulations.


DEPARTMENT OF CITY PLANNING-STANDARD SINGLE-FAMILY CONDITIONS

SF-1. That approval of this tract constitutes approval of model home uses, including asales office and off-street parking. Where the existing zoning is (T) or (Q) formultiple residential use, no construction or use shall be permitted until the finalmap has recorded or the proper zone has been effectuated. If models areconstructed under this tract approval, the 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,10 and 11 and Section 17.05-0 of the Los Angeles Municipal Code(LAMC) shall be fully complied with satisfactory to the Department ofBuilding and Safety.

SF-2. Prior to obtaining any grading or building permits before the recordation of thefinal map, a landscape plan shall be prepared by a licensed landscape architect,be submitted to and approved by the Advisory Agency in accordance with CP-6730.

BUREAU OF ENGINEERING - STANDARD CONDITIONS

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

(b) That survey boundary monuments be established in the field in a mannersatisfactory 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 submission ofcomplete field notes in support of the boundary survey.

(c) That satisfactory arrangements be made with both the Water System andthe Power System of the Department of Water and Power with respect towater mains, fire hydrants, service connections and public utilityeasements.

(d) That any necessary sewer, street, drainage and street lighting easementsbe dedicated. In the event it is necessary to obtain off-site easements byseparate instruments, records of the Bureau of Right-of-Way and Landshall verify that such easements have been obtained. The aboverequirements do not apply to easements of off-site sewers to be providedby the City.

VESTING TENTATIVE TRACT NO, VTT-65985-SL-M1 PAGE 16

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

(f) That satisfactory street, sewer and drainage plans and profiles as

required, together with a lot grading plan of the tract and any necessary

topography of adjoining areas be submitted to the City Engineer.

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

(h) That each lot in the tract comply with the width and area requirements of

the Zoning Ordinance.

(I) That one (1)-foot future streets and/or alleys be shown along the outside

of incomplete public dedications and across the termini of all dedications

abutting unsubdivided property. The one (1)-foot dedications on the map

shall include a restriction against their use of access purposes until such

time as they are accepted for public use.

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

dedicated for public use by the tract, or that a suitable resolution of

acceptance be transmitted to the City Council with the final map.

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

(I) That any necessary additional street dedications be provided to comply

with the Americans with Disabilities Act (ADA) of 1990.

S-2. That the following provisions be accomplished in conformity with the

improvements constructed herein:

(a) Survey monuments shall be placed and permanently referenced to the

satisfaction of the City Engineer. A set of approved field notes shall be

furnished, or such work shall be suitably guaranteed, except where the

setting of boundary monuments requires that other procedures be

followed.

(b) Make satisfactory arrangements with the Department of Traffic with

respect to street name, warning, regulatory and guide signs.

(c) All grading done on private property outside the tract boundaries in

connection with public improvements shall be performed within dedicated

slope easements or by grants of satisfactory rights of entry by the affected

property owners.

(d) All improvements within public streets, private street, alleys and

easements shall be constructed under permit in conformity with plans and

specifications approved by the Bureau of Engineering.


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

S-3. That the following improvements be either constructed prior to recordation of the

final map or that the construction be suitably guaranteed:

(a) After submittal of hydrology and hydraulic calculations and drainage plansfor review by the City Engineer prior to recordation of the final map,drainage facilities may be required.

(b) Improve Riverside Drive being dedicated and adjoining the subdivision bythe construction of the following:

(1) A concrete curb, a concrete gutter, and a 5-foot concrete sidewalkand landscaping of the parkway.

(2) Suitable surfacing to join the existing pavement and to complete a40-foot half roadway.

(3) Any necessary removal and reconstruction of existingimprovements.

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

(c) Improve Gentry Avenue adjoining the subdivision by the construction ofthe following:




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

(d) Improve Ben Avenue adjoining the subdivision by the construction of thefollowing:





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

(e) Improve the entire intersection of the alley being merged with Ben Avenue

by construction of a concert curb, concert gutter and 5-foot concrete

sidewalk with landscaping of the parkway to close the alley intersection

entrance including any necessary transitions to join the existing

improvement.

(f)

(g)

Construct mainline sewer to serve the tract as deemed necessary byValley District Engineering Office.

Install street lighting facilities to serve the tract as required by the Bureau

of Street Lighting.

(1) New lights required — Three (3) on Riverside Drive, one (1) on Ben

Avenue and one (1) on Gentry Avenue. Prior to Final recordation for this

project or issuance of the certificate of occupancy, the developer shall

cause owner to give written consent to the Bureau of Street Lighting for

the formation or annexation of the property within the boundary of the

development into a Street Lighting Maintenance Assessment District.

(h) Plant street trees and remove any existing trees within dedicated streets

or proposed dedicated streets as required by the Street Tree Division of

the Bureau of Street Maintenance. All street tree plantings shall be

brought up to current standards. When the City has previously been paid

for tree planting, the subdivider or contractor shall notify the Street Tree

Division ((213) 485-5675) upon completion of construction to expedite tree

planting.

(i) Repair or replace any off-grade or broken curb, gutter and sidewalk

satisfactory to the City Engineer.

(j) Construct access ramps for the handicapped as required by the City

Engineer.

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

(I) Construct any necessary additional street improvements to comply with

the Americans with Disabilities Act (ADA) of 1990.


NOTES:

The Advisory Agency approval is the maximum number of units permitted under the

tract action. However the existing or proposed zoning may not permit this number of

units..

Any removal of the existing street trees shall require Board of Public Works approval.

Satisfactory arrangements shall be made with the Los Angeles Department of Water

and Power, Power System, to pay for removal, relocation, replacement or adjustment of

power facilities due to this development. The subdivider must make arrangements for

the underground installation of all new utility lines in conformance with Section 17.05-N

of the Los Angeles Municipal Code (LAMC).

The final map must be recorded within 36 months of this approval, unless a time

extension is granted before the end of such period.

The Advisory Agency hereby finds that this tract conforms to the California Water Code,

as required by the Subdivision Map Act.

No building permit will be issued until the subdivider has secured a certification from the

Housing Authority that the development complies with the requirements for low-and

moderate-income housing, per Section 12.39-A of the LAMC.

The subdivider should consult the Department of Water and Power to obtain energy

saving design features which can be incorporated into the final building plans for the

subject development. As part of the Total Energy Management Program of the

Department of Water and Power, this no-cost consultation service will be provided to

the subdivider upon his request.

FINDINGS OF FACT (CEQA)

The Environmental Staff Advisory Committee issued a reconsideration of Mitigated

Negative Declaration ENV2006-4813-MND (REC 1) on June 19, 2012. The Committee

found that potential negative impact could occur from the projects' implementation due

to:

Aesthetics (landscaping, graffiti, light, stationary)potential loss of significant and non significant trees.SeismicHaul Routes (Erosion, Grading, Short-Term Construction Impacts)

LiquefactionNoiseRelocation of TenantsPublic Services (Fire, Schools, Parks)noise from the site.Public utility and services.


The Deputy Advisory Agency, certifies that Reconsideration Mitigated Negative

Declaration No. ENV-2006-4813-MND-REC1 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 identified above are mitigated to a less

than significant level through implementation of Condition No(s). 13, 14, 19, 20, 21, 23,

24, and SF-2 of the Tract's approval. Other identified potential impacts not mitigated by

these conditions are mandatorily subject to existing City ordinances, (Sewer Ordinance,

Grading Ordinance, Flood Plain Management Specific Plan, Xeriscape Ordinance,

Stormwater Ordinance, etc.) which are specifically intended to mitigate such potential

impacts on all projects.

The Initial Study prepared for the project identifies no potential adverse impacts on fish

or wildlife resources as far as earth, air, water, plant life, animal life, risk of upset are

concerned. However, measures are required as part of this approval which will mitigate

the above mentioned impacts to a less than significant level. Furthermore, the project

site, as well as the surrounding area is presently developed with structures and does

not provide a natural habitat for either fish or wildlife. In light of the above, the project

qualifies for the De Minimis Exemption for Fish and Game fees (AB 3158).

In accordance with Section 21081.6 of the Public Resources Code (AB3180), the

Deputy Advisory Agency has assured that the above identified mitigation measures will

be implemented by requiring reporting and monitoring as specified in Condition No. 22.

Furthermore, the Advisory Agency hereby finds that modification(s) to and/or

correction(s) of specific mitigation measures have been required in order to assure

appropriate and adequate mitigation of potential environmental impacts of the proposed

use of this subdivision.

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Vesting Tentative Tract No. 65985-M1, the Advisory

Agency of the City of Los Angeles, pursuant to Sections 66473.1, 66474.60, .61 and .63

of the State of California Government Code (the Subdivision Map Act), makes the

prescribed findings as follows:

(a) THE PROPOSED MAP WILL BE/IS CONSISTENT WITH APPLICABLE

GENERAL AND SPECIFIC PLANS.

The adopted North Hollywood — Valley Village Community Plan designates the

subject property for Low Medium II Residential land use with the corresponding

zone(s) of RD2 and RD1.5. The proposed development of 17 small lot single-

family subdivision with 32 parking spaces and eight (8) guest parking spaces

exceeds the allowable parking requirements under the current adopted zone and

is consistent with the land use designation of the community plan.


The proposed subdivision is subject to the Valley Village Specific Plan. This

determination letter has been conditioned to comply with all requirements of said

Valley Village Specific Plan prior to obtaining a permit.

(b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE

CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.

The adopted North Hollywood — Valley Village Community Plan designates the

subject property for Low Medium II Residential land use with the corresponding

zone(s) of [Q]RD1.5-1. The property contains approximately 0.62 net-acre

(27,103 square-foot) and is presently zoned [Q]RD1.5-1. The proposed

development of 17 small lot single-family subdivision with 32 parking spaces and

eight (8) guest parking spaces for a total 42 parking spaces exceeds the

allowable parking under the current adopted zone and the land use designation.

At the Advisory Agency public hearing dated February 26, 2013, community

members expressed interest in seeing an island inlet along either Gentry Avenue

or Ben Avenue (like the one observed along Agnes Avenue one block west of the

subject site) to relieve the poor traffic conditions generated from existing

development surrounding the subject site. After consultations with the

Department of Transportation, it was determined that the creation of a new island

inlet on Gentry Avenue would generate increase traffic along the surrounding

streets absent of island inlets. Traffic conditions along Ben Avenue would get

worst since Agnes Avenue and Gentry Avenue would have restricted entry from

Riverside Drive as a result of imposing island inlets. Since the project is being

approved under the density and exceeding the parking requirement allowed,

having no island inlets would significantly maintain the existing traffic condition

surrounding the project site.

The site is subject to the Valley Village Specific Plan for the Management of

Flood Hazards (floodways, floodplains, mud prone areas, coastal high-hazard

and flood-related erosion hazard areas).

The project conforms to both the specific provisions and the intent of the Specific

Plan for the Management of Flood Hazards (Section 5 of Ordinance 172,081).

Therefore, as conditioned, the proposed tract map is consistent with the intent

and purpose of the applicable General and Specific Plans.

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

DEVELOPMENT.

(d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF

DEVELOPMENT.


The site is one of the few underimproved properties in the vicinity. The

development of this tract is an infill of an otherwise mix-density residential

neighborhood.

The site is level and is not located in a slope stability study area, high erosion

hazard area, or a fault-rupture study zone.

(e) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS

ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR

SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR

HABITAT.

The Initial Study prepared for the project identifies no potential adverse impact on

fish or wildlife resources as far as earth, air, water, plant life, animal life, risk of

upset are concerned.

However, measures are required as part of this approval which will mitigate the

above mentioned impact(s) to a less than significant level.

Furthermore, the project site, as well as the surrounding area is presently

developed with structures and does not provide a natural habitat for either fish or

wildlife.

In light of the above, the project qualifies for the De Minimis Exemption for Fish

and Game fees (AB 3158).

(f) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS

ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.

(g)

There appears to be no potential public health problems caused by the design or

improvement of the proposed subdivision.

The development is required to be connected to the City's sanitary sewer system,

where the sewage will be directed to the LA Hyperion Treatment Plant, which is

currently being upgraded to meet Statewide ocean discharge standards. The

Bureau of Engineering has reported that the proposed subdivision does not

violate the existing California Water Code because the subdivision will be

connected to the public sewer system and will have only a minor incremental

impact on the quality of the effluent from the Hyperion Treatment Plant.

THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS

WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT

LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE

PROPOSED SUBDIVISION.

No such easements are known to exist. Needed public access for roads and

utilities will be acquired by the City prior to recordation of the proposed tract.


(h) THE DESIGN OF THE PROPOSED SUBDIVISION WILL PROVIDE, TO THE

EXTENT FEASIBLE, FOR FUTURE PASSIVE OR NATURAL HEATING OR

COOLING OPPORTUNITIES IN THE SUBDIVISION. (REF. SECTION 66473.1)

1) In assessing the feasibility of passive or natural heating or cooling

opportunities in the proposed subdivision design, the applicant has

prepared and submitted materials which consider the local climate,

contours, configuration of the parcel(s) to be subdivided and other design

and improvement requirements.

2) Providing for passive or natural heating or cooling opportunities will not

result in reducing allowable densities or the percentage of a lot which may

be occupied by a building or structure under applicable planning and

zoning in effect at the time the tentative map was filed.

3) The lot layout of the subdivision has taken into consideration the

maximizing of the north/south orientation.

4) The topography of the site has been considered in the maximization of

passive or natural heating and cooling opportunities.

5) In addition, prior to obtaining a building permit, the subdivider shall

consider building construction techniques, such as overhanging eaves,

location of windows, insulation, exhaust fans; planting of trees for shade

purposes and the height of the buildings on the site in relation to adjacent

development.

These findings shall apply to both the tentative and final maps for Vesting Tract No.

65985-SL-M1.

MICHAEL J. LOGRANDEDirector of Panning

JIM TOKUNAGADeputy Advisory Agency

MJL:JT:JC:NR:mkc


Note: If you wish to file an appeal, it must be filed within 10 calendar days from the

decision date as noted in this letter. For an appeal to be valid to the City

Planning Commission, it must be accepted as complete by the City Planning

Department and appeal fees paid, prior to expiration of the above 10-day time

limit. Such appeal must be submitted on Master Appeal Form No. CP-7769 at

the Department's Public Offices, located at:

Figueroa Plaza201 N. Figueroa St,. 4th FloorLos Angeles, CA 90012213.482.7077

Marvin Braude San FernandoValley Constituent Service Center6262 Van Nuys Blvd., Room 251Van Nuys, CA 91401818.374.5050

Forms are also available on-line at www.lacity.org/pin.

The time in which a party may seek judicial review of this determination is

governed by California Code of Civil Procedure Section 1094.6. Under that

provision, a petitioner may seek judicial review of any decision of the City

pursuant to California Code of Civil Procedure Section 1094.5, only if the petition

for writ of mandate pursuant to that section is filed no later than the 90th day

following the date on which the City's decision becomes final.

If you have any questions, please call Subdivision staff at (818) 374-9903.


200 N. SPRING STREET, ROOM 525LOS ANGELES, CA 90012-4801N

6262 VAN MRSA

BLD

VD., SUITE 351VAN NUYS, CA 91401

CITY PLANNING COMMISSIONWILLIAM ROSCHEN

PRESIDENTREGINA M. FREERVICE-PRESIDENT

SEAN 0. BURTONDIEGO CARDOSOGEORGE HOVAGUIMIANJUSTIN KIMROBERT LESSINBARBARA ROMEROMICHAEL K. WOOJAMES WILLIAMS

COMMISSION EXECUTIVE ASSISTANT II(213) 978-1300

CITY OF LOS ANGELESCALIFORNIA


May 24, 2012

All Concerned Consultants and Developers

Re: Extensions of Time for Tentative Tract and Preliminary Parcel Maps

EXECUTIVE OFFICESMICHAEL J. LOCRANDE

DIRECTOR(213) 978-1271



VACANTDEPUTY DIRECTOR(213) 978-1274

FAX: (213) 978-1275

INFORMATIONwww.planning.lacity.org

The State legislature on July 15, 2011, enacted legislation whereby all maps areautomatically granted an additional two years as long as those maps were stillvalid as of July 15, 2011 and will expire before January 1, 2014.

In order to take advantage of the increase time extension authority, the City ofLos Angeles adopted a new ordinance consistent with State law (Ordinance No.182106, effective May 20, 2012).

The new time extension is in addition to any extension provided for by theMunicipal Code and the State Map Act. Accordingly, the maximum total time (notconsidering offsite improvements, lawsuits, moratoriums, unit maps anddevelopment agreements) a tentative tract map or preliminary parcel map can bemaintained as valid is now 14 years.

Authority Length of time and extensionSection 17.07-A and 17.56-A LAMCSB 1185 State Automatic Extension

AB 333 State Automatic Extension

AB 208 State Automatic Extension

Ordinance No. 180,647

3 years (for initial approval)1 year (if map is valid on 7/15/08 and

expires before 1/1/11)2 years (if map is valid on 7/15/09 and

expires before 1/1/12)2 years (if map is valid 7/15/11 and

expires before 1/1/14)6 years (by application)

Total time

JIM TOKUNAGADeputy Advisory Age cy

14 years

DEPARTMENT OF CITY PLANNING

200 N. SPRING STREET, Room 525Los ANGELES, CA 900124801

CITY PLANNING COMMISSION

JANE ELLISON USHERPRESIDENT

ANDRES F. IRLANDOPILE-P7ESIDENT

DIEGO CARDOSOREGINA M. FREER

ROBIN R HUGHESSABRINA KAY

FR. SPENCER T. KEZIOSWILIJAM ROSCHENMICHAEL K. WOO

CAB RIELEWILLIAMSCOmMISSION DrECUTIVE ASSISTANT

(213) 978-1300

CITY OF LOS ANGELESCALIFORNIA


Decision Date: February 23, 2007

11951 Riverside Ventures, LLC (0)(A)C/O Schaffel Development Co.15235 Burbank Boulevard, Suite CVan Nuys, CA 91411

Yale Partners Ltd.(R)(E)1150 Yale Street, Suite 11Santa Monica, CA 90403

EXECUTIVE OFFICES

S. GAIL GOLDBERG, AICPDIRECTOR

(213) 978-1271

CORDON B. HAMILTONDEPUTY DIRECTOR(213) 978-1272

ROBERT FL SUTTONDEPUTY DIRECTOR

(213) 978-1274

FAX: (213) 978-1275

INFORMATION(213) 978-1270

www.lacity.org/PLN

Re: Tentative Tract Map No.: 65985Address: 11951 (11931-11957)

W. Riverside DriveCouncil District 2

Letter of Correction

In accordance with provisions of Section 17.03 of the Los Angeles Municipal Code, theAdvisory Agency approved Tentative Tract Map No. 65985, located at 11951 (11931-11957) Riverside Drive on February 12, 2007.

It has been discovered that the applicant has submitted a letter to withdraw VESTINGclassification from the project dated August 7, 2006. The applicant has also omitted tosubmit the architectural plans associated with a vesting tract application. However, thedecision letter issued on February 12, 2007, has erroneously stated the map as a vestingmap. Therefore, the Advisory Agency is hereby deleting the Vesting classification of TractMap No. 65985 and reverting it to Tentative.

S. Gail Goldberg, AICPAdvisory Agency

s\(\(\ okAA

MAYA ZAITZEVSKYDeputy Advisory Agency

MZ: JC

*AN EQUAL EMPLOYMENT OPPORTUNITY — AFFIRMATIVE ACTION EMPLOYER Recydatee aryl made bm recyded wede

DEPARTMENT OF CITY PLANNING

200 N. SPRING STREET, ROOM 525Los ANGELES, CA 9001 2-4 801

CITY PLANNING COMMISSIONJANE ELLISON USHER

PRESIDENTANDRES F. IRLANDO

VICE-PRESIDENTDIEGO CARDOSOREGINA M. FREER

ROBIN R. HUGHESSABRINA KAY

FR. SPENCER T. KEZIOSWILLIAM ROSCHENMICHAEL K. WOO

GABRIELE WILLIAMSCOMMISSION EXECUTIVE ASSISTANT

(213) 978-1300


Decision Date: February 12, 2007

Appeal Period Ends: February 22, 2007

11951 Riverside Ventures, LLC (0)(A)C/O Schaffel Development Co.15235 Burbank Boulevard, Suite CVan Nuys, CA 91411

Yale Partners Ltd.(R)(E)1150 Yale Street, Suite 11Santa Monica, CA 90403

EXECUTIVE OFFICES

S. GAIL GOLDBERG, AICPDIRECTOR

(213) 978-1271

GORDON B. HAMILTONDEPUTY DIRECTOR(213) 978-1272

ROBERT H. SUTTONDEPUTY DIRECTOR(213) 978-1274

FAX: (213) 978-1275

INFORMATION(213) 978-1270

www.lacity.org/PLN

Re: Vesting Tentative Tract MapNo.: 65985

Address: 11951 (11931-11957)W. Riverside Drive

Council District: 2Existing Zone: [Q]RD1.5-1Community Plan: North Hollywood —

Valley VillageCEQA No.: ENV-2006-4813-MNDFish and Game: Exempt

In accordance with provisions of Section 17.03 of the Los Angeles Municipal Code, theAdvisory Agency approved Vesting Tentative Tract Map No. 65985, located at 11951(11931-11957) Riverside Drive for a new maximum 18-unit residential condominium asshown on revised map stamp-dated August 8, 2006 in the North Hollywood — Valley VillageCommunity Plan Area. This unit density is based on the [Q]RD1.5-1 Zone. The subdivideris hereby advised that the Municipal Code may not permit this maximum approved density.Therefore, verification should be obtained from the Department of Building and Safety,which will legally interpret the Zoning code as it applies to this particular property. For anappointment with the Advisory Agency or a City Planner call (213) 978-1414 [For anappointment with the Subdivision Counter call (213) 978-1362]. The Advisory Agency'sapproval is subject to the following conditions:

NOTE on clearing conditions: When two or more agencies must clear a condition, subdivider should follow thesequence indicated in the condition. For the benefit of the applicant, subdivider shall maintain record of allconditions cleared, including all material supporting clearances and be prepared to present copies of theclearances to each reviewing agency as may be required by its staff at the time of its review.

VESTING TENTATIVE TRACT MAP NO. 65985 PAGE 2

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

1. That a 2-foot wide strip of land be dedicated along Riverside Drive adjoining thesubdivision to complete a 52-foot wide half right-of-way dedication in accordancewith Major Highway Standards, including a 20-foot radius property line return at theintersections with Ben Avenue and Gentry Avenue all satisfactory to the CityEngineer.

2. That a 10-foot wide southerly portion of the alley adjoining the subdivision to thenorth be permitted to be merged with the remainder of the tract map pursuant toSection 66499.20-1/2 of the State Government Code, and in addition, the followingbe done and be administered by the City Engineer:

a. That consents to the alley and street being merged and waivers of anydamages that may accrue as a result of such merger be obtained from allproperty owners who might have certain rights in the area being merged.

b. That satisfactory arrangements be made with all public utility agenciesmaintaining existing facilities within the area being merged.

c. That a certified survey map be submitted showing the dimensions and areasbeing merged with this map satisfactory to the City Engineer.

Note: The Advisory Agency hereby finds that the Dedication to be merged isunnecessary for present or prospective public purposes and all owners of theinterest in the real property within the subdivision have or will have consented to themerger prior to the recordation of the final map.

3. That written consents to the merger of the alley be obtained from the owners of Lots201 and 207 of Tract No. 8627 northerly of this tentative tract area.

4. That the subdivider together with the owners of Lots 201 and 207 of Tract No. 8267submit and process an application to vacate the remaining 10 feet portion of thealley northerly of Riverside Drive adjacent to the tract area.

5. That the final map of this tract map not be recorded until the City Council hasgranted a conditional approval of the remaining portion of the alley, and sufficientconditions of the alley vacation have been complied with in a manner satisfactory tothe City Engineer.

6. That a Covenant and Agreement be recorded restricting the subdivision againstdirect vehicular access to and from Riverside Drive.

7 That two copies of a parking area and driveway plan be submitted to the ValleyDistrict Office of the Bureau of Engineering for review and approval or that a


Covenant and Agreement be recorded agreeing to do the same prior to the issuanceof a building permit.

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

8. That prior to issuance of a grading or building permit, or prior to recordation of thefinal map, the subdivider shall make suitable arrangements to assure compliance,satisfactory to the Department of Building and Safety, Grading Division, with all therequirements and conditions contained in Inter-Departmental Letter dated July 28,2006, Log No. 53998 and attached to the case file for Tract No. 65985.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

9. That prior to recordation of the final map, the Department of Building and Safety,Zoning Division shall certify that no Building or Zoning Code violations exist on thesubject site. In addition, the following requirements shall be satisfied:

a. Obtain permits for the demolition or removal of all existing structures on thesite. Accessory structures and uses are not permitted to remain on lotswithout a main structure or use. Provide copies of the demolition permits andsigned inspection cards to show completion of the demolition work.

b. Provide a copy of [Q] condition(s). Show compliance with the abovecondition(s) as applicable or Department of City Planning approval isrequired.

c. Show on the map spaces between proposed structures.

d. Provide a copy of the application or resolution for alley vacation. The alleyvacation shall be completed prior to or concurrently with the map recording.

e. Show all street/alley dedication(s) 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/alley dedication.

f. Show minimum 15 ft. front yard setback measured from property line alongGentry Ave.

g. The existing or proposed building plans have not been checked for and shallcomply with Building and Zoning Code requirements. Any vested approvalsfor parking layouts, open space, required yards or building height, shall be "tothe satisfaction of the Department of Building and Safety at the time of PlanCheck".


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

An appointment is required for the issuance of a clearance letter from theDepartment of Building and Safety. The applicant is asked to contact Del Reyes at(213) 482-6882 to schedule an appointment.

DEPARTMENT OF TRANSPORTATION

10. That prior to recordation of the final map, satisfactory arrangements shall be madewith the Department of Transportation to assure:

a. A minimum of 20-foot reservoir space be provided between any securitygate(s) and the property line,

b. No vehicular access shall be provided from Riverside Drive,

c. A parking area and driveway plan be submitted to the Citywide PlanningCoordination Section of Department of Transportation for approval prior tosubmittal of building permit plans for plan check by the Department ofBuilding and Safety. Transportation approvals are conducted at 201 N.Figueroa Street Suite 400, Station 3.

d. The center of the driveway shall be located at least 50-feet from RiversideDrive.

FIRE DEPARTMENT

11. That prior to the recordation of the final map, a suitable arrangement shall be madesatisfactory to the Fire Department, binding the subdivider and all successors to thefollowing:

a. Submittal of plot plans for Fire Department review and approval prior torecordation of Tract Map Action.

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

c. No framing shall be allowed until the roadway is installed to the satisfaction ofthe Fire Department.

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


e. No building or portion of a building shall be constructed more than 300 feetfrom an approved fire hydrant. Distance shall be computed along path oftravel. Exception: Dwelling unit travel distance shall be computed to frontdoor of unit.

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

g. The entrance or exit of all ground dwelling units shall not be more than 150feet from the edge of a roadway of an improved street, access road, ordesignated fire lane.

h. Adequate public and private fire hydrants shall be required.

i. The Fire Department may require additional vehicular access where buildingsexceed 28 feet in height.

BUREAU OF STREET LIGHTING

12. Street light improvements shall be made to the satisfaction of the Bureau of StreetLighting. The following street light improvements shall be required:

a. New lights required — Three (3) on Riverside Drive, one (1) on Ben Avenueand one (1) on Gentry Avenue. Prior to Final recordation for this project orissuance of the certificate of occupancy, the developer shall cause owner togive written consent to the Bureau of Street Lighting for the formation orannexation of the property within the boundary of the development into aStreet Lighting Maintenance Assessment District.

INFORMATION TECHNOLOGY AGENCY

13. That satisfactory arrangements be made in accordance with the requirements of theInformation Technology Agency to assure that cable television facilities will beinstalled in the same manner as other required improvements. Refer to the LosAngeles Municipal Code Section 17.05N. Written evidence of such arrangementsmust be submitted to the Information Technology Agency, 200 N. Main Street, 12thFloor, Los Angeles, CA 90012, (213) 922.8363.

DEPARTMENT OF RECREATION AND PARKS

14. That the Quimby fee be based on the [Q]RD1.5 Zone. (MM)


STREET TREE DIVISION AND THE DEPARTMENT OF CITY PLANNING

15. Prior to the issuance of a grading permit or building permit, the applicant shallsubmit a tree report and landscape plan prepared by a tree expert defined by LAMCOrdinance No. 153,478, for approval by the decision maker and the Urban ForestryDivision of the Bureau of Street Services. The plan shall contain measuresrecommended by the tree expert for the preservation of as many trees as possible.(MM)

A minimum of two trees (a minimum of 48 inch box in size) shall be planted for eachprotected tree, one Western Sycamore and one Coast Live Oak, that is removed.The canopy of the oak trees planted shall be in proportion to the canopies of the oaktrees removed per Ordinance No. 153,478, and to the satisfaction of the UrbanForestry Division of the Bureau of Street Services and the Advisory Agency. (MM)

Replacement by a minimum of 24-inch box trees in the parkway and on the site, ona 1:1 basis, shall be required for the unavoidable loss of seven (non-protected)desirable trees on the site. Note: Removal of all trees in the public right-of-way shallrequire approval of the Board of Public Works. Contact: Street Tree 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. (MM)

The applicant shall post a cash bond or other assurances acceptable to the Bureauof Engineering in consultation with the Urban Forestry Division and the AdvisoryAgency guaranteeing the survival of trees to be maintained, replaced or relocated insuch a fashion as to assure the existence of continuously living trees for a minimumof three years from the date that the bond is posted or from the date such trees arereplaced or relocated, whichever is longer. Any change of ownership shall requirethat the new owner post a new oak tree bond to the satisfaction of the Bureau ofEngineering and the Advisory Agency. (MM)

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

16. Prior to the 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, binding the subdivider and allsuccessors to the following:

a. Limit the proposed development to a maximum of 18 condominium units.

b. Provide a minimum of 2 covered off-street parking spaces per dwelling unit,plus 1/2 guest parking spaces per dwelling. All guest spaces shall be readilyaccessible, conveniently located, specifically reserved for guest parking,


posted and maintained satisfactory to the Department of Building and Safety.

If guest parking spaces are gated, a voice response system shall be installedat the gate. Directions to guest parking spaces shall be clearly posted.Tandem parking spaces shall not be used for guest parking.

In addition, prior to issuance of a building permit, a parking plan showing off-street parking spaces, as required by the Advisory Agency, be submitted forreview and approval by the Department of City Planning (200 No. SpringStreet, Room 750).

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

d. That the subdivider considers the use of natural gas and/or solar energy andconsult with the Department of Water and Power and Southern CaliforniaGas Company regarding feasible energy conservation measures.

e. That the height of all buildings within the subdivision shall be limited to amaximum height of 30 feet in compliance with the permanent [Q] conditionper Ordinance No. 165,108 (SA 6780).

e. That the subdivider shall comply with the requirements of the Valley VillageSpecific Plan and apply for Project Permit Compliance prior to obtaining agrading permit.

Note to Plan Checker: The Advisory Agency designates Gentry Avenue as thefrontage, Ben Avenue as the rear yard, and Riverside Drive and the alley as the sideyards for the project pursuant to L.A.M.C. Section 12.03.

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

17. That prior to recordation of the final map the subdivider shall prepare and execute aCovenant and Agreement (Planning Department General Form CP-6770 and ExhibitCP-6770. M) in a manner satisfactory to the Planning Department, requiring thesubdivider to identify (a) mitigation monitor(s) who shall provide periodic statusreports on the implementation of mitigation items required by Mitigation ConditionNos. 10, 11, 14, 15, 16, 18, 19 , and C-4 of the Tract's approval satisfactory to theAdvisory Agency. The mitigation monitor(s) 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.

18. Prior to the recordation of the final map, the subdivider will prepare and execute a


Covenant and Agreement (Planning Department General Form CP-6770) in 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 anautomatic irrigation plan, prepared by a licensed landscape architectto the satisfaction of the Planning Department.

MM-2. Every building, structure, or portion thereof, shall be maintained in asafe and sanitary condition and good repair, and free from graffiti,debris, rubbish, garbage, trash, overgrown vegetation or other similarmaterial, pursuant to Municipal Code Section 91.8104.

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 applicant shall install air filters capable of achieving a MinimumEfficiency Rating Value (MERV) of at least 8 or better in order toreduce the effects of diminished air quality on the occupants of theproject.

MM-5. The design and construction of the project shall conform to theUniform Building Code seismic standards as approved by theDepartment of Building and Safety.

MM-6 The project shall comply with the Uniform Building Code Chapter 18.Division 1 Section 1804.5 Liquefaction Potential and Soil StrengthLoss, which requires the preparation of a geotechnical report. Thegeotechnical report shall assess potential consequences of anyliquefaction and soil strength loss, estimation of settlement, lateralmovement or reduction in foundation soil-bearing capacity, anddiscuss mitigation measures that may include building designconsideration.

MM-7. Building design considerations shall include, but are not limited to:ground stabilization, selection of appropriate foundation type anddepths, selection of appropriate structural systems to accommodateanticipated displacements or any combination of these measures.

MM-8. Prior to the issuance of any demolition permit, the applicant shallprovide a letter to the Department of Building and safety from aqualified asbestos abatement consultant that no ACM are present in


the building. If ACM are found to be present, it will need to be abatedin compliance with the South Coast Air quality Management District'srule 1403 as well as all other Federal rules and regulations.

MM-9. Project applicants are required to implement stormwater BMPs toretain or treat the runoff from a storm event producing % inch ofrainfall in a 24-hour period. The design of structural BMPs shall be inaccordance with the Development Best Management PracticesHandbook Part B Planning Activities. A signed certificate from aCalifornia licensed civil engineer or licensed architect that theproposed BMPs meet this numerical threshold standard is required.

MM-10. Maximize trees and other vegetation at each site by planting additionalvegetation, clustering tree areas, and promoting the use of nativeand/or drought tolerant plants.

MM-11. Any connection to the sanitary sewer must have authorization fromthe Bureau of Sanitation.

MM-12.

MM-13.

MM-14.

MM-15.

Reduce impervious surface area by using permeable pavementmaterials where appropriate, including: pervious concreter/asphalt;unit pavers, i.e., turf block; and granular materials, i.e., crushedaggregates, cobbles.

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.

Paint messages that prohibit the dumping of improper materials intothe storm drain system adjacent to storm drain inlets. Prefabricatedstencils can be obtained from the Department of Public Works,Stormwater Management Division.

All storm drain inlets and catch basins within the project area must bestenciled with prohibitive language (such as "NO DUMPING —DRAINS TO OCEAN) and/or graphical icons to discourage illegaldumping.

MM-16. Legibility of stencils and signs must be maintained.

MM-17. Design an efficient irrigation system to minimize runoff includes: dripirrigation for shrubs to limit excessive spray; shutoff devices to preventirrigation after significant precipitation; and flow reducers.


MM-18.

MM-19.

MM-20.

The owner(s) of the property will prepare and execute a covenant andagreement (Planning Department General Form CP-6770) satisfactoryto the Planning Department binding the owner(s) to post constructionmaintenance on the structural BMPs in accordance with the StandardUrban Stormwater Mitigation Plan and or per manufacturer'sinstructions.

The following recommendations of the Fire Department relative to firesafety shall be incorporated into the building plans, which includes thesubmittal of a plot plan for approval by the Fire Department either priorto the recordation of a final map or the approval of a building permit.The plot plan shall include the following minimum design features: firelanes, where required, shall be a minimum of 20 feet in width; allstructures must be within 300 feet of an approved fire hydrant, andentrances to any dwelling unit or guest room shall not be more than150 feet in distance in horizontal travel from the edge of the roadwayof an improved street or approved fire lane.

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-21. The project shall comply with the Bureau of Engineering'srequirements for street dedication and improvements that will reducetraffic impacts in direct proportion to those caused by the proposedproject's implementation.

MM-22.

MM-23.

Per Section 17.12-A of the LA Municipal Code, the applicant shall paythe applicable Quimby fees for the construction of condominiums, orRecreation and Park fees for the construction of apartment buildings.

The applicant shall submit a parking and driveway plan to the Bureauof Engineering and the Department of Transportation for approval thatprovides code-required emergency access.

MM-24. Recycling bins shall be provided at appropriate locations to promoterecycling of paper, metal, glass, and other recyclable material.

19. Construction Mitigation Conditions - Prior to the issuance of a grading or building permit, or the recordation of the final map, the subdivider shall prepare and 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:


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

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

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

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

CM-2. Project involving the import/export of 1,000 cubic yards or more of dirt shallobtain haul route approval by the Department of Building and Safety.

CM-3. The developer shall install appropriate traffic signs around the site toensure pedestrian and vehicle safety.

CM-4. Fences shall be constructed around the site to minimize trespassing,vandalism, short-cut attractions and attractive nuisances.

CM-5. All unpaved demolition and construction areas shall be wetted at least twicedaily during excavation and construction, and temporary dust covers shallbe used to reduce dust emissions and meet SCAQMD District Rule 403.Wetting could reduce fugitive dust by as much as 50 percent.

CM-6. 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-7. All loads shall be secured by trimming, watering or other appropriate meansto prevent spillage and dust.

CM-8. All materials transported off-site shall be either sufficiently watered orsecurely covered to prevent excessive amount of dust.

CM-9. All clearing, grading, earth moving, or excavation activities shall be


discontinued during periods of high winds (i.e., greater than 15 mph), so asto prevent excessive amounts of dust.

CM-10. General contractors shall maintain and operate construction equipment soas to minimize exhaust emissions.

CM-11. The project shall comply with the City of Los Angeles Noise Ordinance No.144,331 and 161,574, and any subsequent ordinances, which prohibit theemission or creation of noise beyond certain levels at adjacent uses unlesstechnically infeasible.

CM-12. 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 pm on Saturday.

CM-13. Construction and demolition activities shall be scheduled so as to avoidoperating several pieces of equipment simultaneously.

CM-14. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

CM-15. The project shall comply with the Noise Insulation Standards of Title 24 ofthe California Code Regulations, which insure an acceptable interior noiseenvironment.

CM-16. Sediment carries with it other work-site pollutants such as pesticides,cleaning solvents, cement wash, asphalt, and car fluids that are toxic to sealife.

CM-17. All waste shall be disposed of properly. Use appropriately labeled recyclingbins to recycle construction materials including: solvents, water-basedpaints, vehicle fluids, broken asphalt and concrete, wood, and vegetation.Non-recyclable materials/wastes must be taken to an appropriate landfill.Toxic wastes must be discarded at a licensed regulated disposal site.

CM-18. Leaks, drips and spills shall be cleaned up immediately to preventcontaminated soil on paved surfaces that can be washed away into thestorm drains.

CM-19. Pavement shall not be hosed down pavement at material spills. Drycleanup methods shall be used whenever possible.

CM-20. Dumpster shall be covered and maintained. Place uncovered dumpstersunder a roof or cover with tarps or plastic sheeting.

CM-21. Gravel approaches shall be used where truck traffic is frequent to reduce


soil compaction and the tracking of sediment into streets shall be limited.

CM-22. All vehicle/equipment maintenance, repair, and washing shall be conductedaway from storm drains. All major repairs shall be conducted off-site. Drippans or drop clothes shall be used to catch drips and spills.

DEPARTMENT OF CITY PLANNING-STANDARD CONDOMINIUM CONDITIONS

C-1. That approval of this tract constitutes approval of model home uses, including asales office and off-street parking. Where the existing zoning is (T) or (Q) formultiple residential use, no construction or use shall be permitted until the final maphas recorded or the proper zone has been effectuated. If models are constructedunder this tract approval, the 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 12.22A, 10and 11 and Section 17.05 0 of the Code shall be fully complied withsatisfactory to the Department of Building and Safety.

C-2. That prior to recordation of the final map, the subdivider shall record an "Agreementfor Development of Units for Lease or Sale ("15% Ordinance")" covenant, to benefitthe Housing Authority, for certification of the development in accordance withSection 12.39A. Arrangements shall be made with the Department of Building andSafety, Zoning Section - Subdivisions (213.482.0000) to approve the covenantformat, prior to recording the covenant.

C-3. Prior to the recordation of the final map, the subdivider shall pay or guarantee thepayment of a park and recreation fee based on the latest fee rate scheduleapplicable. The amount of said fee to be established by the Advisory Agency inaccordance with Section 17.12 of the Los Angeles Municipal Code and to be paidand deposited in the trust accounts of the Park and Recreation Fund.

C-4. That a landscape plan, prepared by a licensed landscape architect, be submitted toand approved by the Advisory Agency in accordance with CP-6730 prior to obtainingof certificate of occupancy before the recordation of the final map.

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


recorded.

C-5. In order to expedite the development, the applicant may apply for a building permitfor an apartment building. However, prior to issuance of a building permit forapartments, the registered civil engineer, architect or licensed land surveyor shallcertify in a letter to the Advisory Agency that all applicable tract conditions affectingthe physical design of the building and/or site, have been included into the buildingplans. Such letter is sufficient to clear this condition. In addition, all of the applicable tract conditions shall be stated in full on the building plans and a copy ofthe plans shall be reviewed and approved by the Advisory Agency prior to submittal to the Department of Building and Safety for a building permit.

OR

If a building permit for apartments will not be requested, the project civil engineer,architect or licensed land surveyor must certify in a letter to the Advisory Agencythat the applicant will not request a permit for apartments and intends to acquire abuilding permit for a condominium building(s). Such letter is sufficient to clear thiscondition.

BUREAU OF ENGINEERING - STANDARD CONDITIONS

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

(b) That survey boundary monuments be established in the field in a mannersatisfactory 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 submission ofcomplete field notes in support of the boundary survey.

(c) That satisfactory arrangements be made with both the Water System andthe Power System of the Department of Water and Power with respect towater mains, fire hydrants, service connections and public utilityeasements.

(d) That any necessary sewer, street, drainage and street lighting easementsbe dedicated. In the event it is necessary to obtain off-site easements byseparate instruments, records of the Bureau of Right-of-Way and Landshall verify that such easements have been obtained. The aboverequirements do not apply to easements of off-site sewers to be providedby the City.


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

(f) That satisfactory street, sewer and drainage plans and profiles as required,together with a lot grading plan of the tract and any necessary topographyof 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 comply with the width and area requirements ofthe 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 1-foot dedications on the map shallinclude a restriction against their use of access purposes until such time asthey are accepted for public use.

(j) That any 1-foot future street and/or alley adjoining the tract be dedicated forpublic 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 comply withthe Americans with Disabilities Act (ADA) of 1990.

S-2. That the following provisions be accomplished in conformity with the improvementsconstructed 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 be followed.

(b) Make satisfactory arrangements with the Department of Traffic with respectto 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 within dedicatedslope easements or by grants of satisfactory rights of entry by the affectedproperty owners.

(d) All improvements within public streets, private street, alleys and easements


shall be constructed under permit in conformity with plans andspecifications 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 Bureau ofStreet Lighting.

(d) Plant street trees and remove any existing trees within dedicated streets orproposed dedicated streets as required by the Street Tree Division of theBureau of Street Maintenance. All street tree planting's shall be brought upto current standards. When the City has previously been paid for treeplanting, the subdivider or contractor shall notify the Street Tree Division(213) 485-5675) upon completion of construction to expedite 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 with theAmericans with Disabilities Act (ADA) of 1990.

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

a. After submittal of hydrology and hydraulic calculations and drainageplans for review by the City Engineer prior to recordation of the finalmap, drainage facilities may be required.

b. Improve Riverside Drive being dedicated and adjoining the subdivision


by the construction of the following:

(1) A concrete curb, a concrete gutter, and a 7-foot full-widthconcrete sidewalk with a 5-foot parkway.

(2) Suitable surfacing to join the existing pavement and tocomplete a 40-foot half roadway.


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

c. Improve Gentry Avenue adjoining the subdivision by the constructionof the following:




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

d. Improve Ben Avenue adjoining the subdivision by the construction ofthe following:




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

NOTES:


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

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

Satisfactory arrangements shall be made with the Los Angeles Department of Water andPower, Power System, to pay for removal, relocation, replacement or adjustment of powerfacilities due to this development. The subdivider must make arrangements for theunderground installation of all new utility lines in conformance with Section 17.05N of theLos Angeles Municipal Code.

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, asrequired by the Subdivision Map Act.

No building permit will be issued until the subdivider has secured a certification from theHousing Authority that the development complies with the requirements for low-andmoderate-income housing, per Section 12.39-A of the LAMC.

The subdivider should consult the Department of Water and Power to obtain energy savingdesign features, which can be incorporated into the final building plans for the subjectdevelopment. As part of the Total Energy Management Program of the Department ofWater and Power, this no-cost consultation service will be provided to the subdivider uponhis request.

FINDINGS OF FACT (CEQA)

The Department of City Planning issued Mitigated Negative Declaration ENV-2006-4813-MND on August 2, 2006. The Department found that potential negative impact could occurfrom the project's implementation due to:

Aesthetics (visual character);Air Quality (construction);Biological Resources (tree removal);Geology and Soils (construction, seismic);Hazards and Hazardous Materials (asbestos);Hydrology and Water Quality (stormwater);Land Use and Planning (alley vacation);Noise (construction, aircraft, operational);


Population and Housing (tenant relocation);Public Services (schools, street improvements);Recreation (parks);Transportation/Circulation (emergency access); andUtilities (solid waste).

The Deputy Advisory Agency certifies that Mitigated Negative Declaration No. ENV-2006-4813-MND reflects the independent judgement of the lead agency and determined that thisproject would not have a significant effect upon the environment provided the potentialimpacts identified above are mitigated to a less than significant level throughimplementation of Condition Nos. 10, 11, 14, 15, 16, 18, 19 , and C-4 of the Tract'sapproval. Other identified potential impacts not mitigated by these conditions aremandatorily subject to existing City ordinances, (Sewer Ordinance, Grading Ordinance,Flood Plain Management Specific Plan, Xeriscape Ordinance, Stormwater Ordinance, etc.)which are specifically intended to mitigate such potential impacts on all projects.

The Initial Study prepared for the project identifies no potential adverse impacts on fish orwildlife resources as far as earth, air, water, plant life, animal life, risk of upset areconcerned. Furthermore, the project site, as well as the surrounding area are presentlydeveloped with structures and do not provide a natural habitat for either fish or wildlife. Inlight of the above, the project qualifies for the Exemption for Fish and Game fees (AB3158).

In accordance with Section 21081.6 of the Public Resources Code (AB3180), the DeputyAdvisory Agency has assured that the above identified mitigation measures will beimplemented by requiring reporting and monitoring as specified in Condition No. 17.

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Vesting Tentative Tract Map No. 65985, the AdvisoryAgency of the City of Los Angeles, pursuant to Sections 66473.1, 66474.60, .61 and .63 ofthe State of California Government Code (the Subdivision Map Act), makes the prescribedfindings as follows:

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

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

The adopted North Hollywood — Valley Village Community Plan designates thesubject property for Low Medium II Residential land use with the correspondingzones of RD2 and RD1.5. The project site contains 26,580 net square feet after therequired dedication. The proposed subdivision adjoins a 20-foot wide alley on the


north and has a total of 29,342 net square feet for density calculation. Thedevelopment of 18-unit condominiums is allowed per the existing [Q]RD1.5-1 Zone.

The site is not subject to a Specific Plan for the Management of Flood Hazards(floodways, floodplains, mud prone areas, coastal high-hazard and flood-relatederosion hazard areas).

The project is located within the Valley Village Specific Plan and will be required togo through the Project Permit Compliance procedure. Therefore, as conditioned,the proposed tract map is consistent with the intent and purpose of the applicableGeneral and Specific Plans.

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

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

The proposed project is an infill development in a mixed commercial and multi-familyresidential neighborhood.

The site is level and is not located in a slope stability study area, high erosionhazard area, or a fault-rupture study zone.

The Department of Building and Safety, Grading Division, will review the tract map ina manner acceptable to that Department, prior to issuance of any permits.

(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 no potential adverse impact onfish or wildlife resources as far as earth, air, water, plant life, animal life, risk of upsetare concerned. Furthermore, the project site, as well as the surrounding area arepresently developed with structures and do not provide a natural habitat for eitherfish or wildlife.

In light of the above, the project qualifies for the Exemption for Fish and Game fees(AB 3158).

(f) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS


ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.

There appear to be no potential public health problems caused by the design orimprovement of the proposed subdivision.

(g)

The development is required to be connected to the City's sanitary sewer system,where the sewage will be directed to the LA Hyperion Treatment Plant, which hasbeen upgraded to meet Statewide ocean discharge standards. The Bureau ofEngineering has reported that the proposed subdivision does not violate the existingCalifornia Water Code because the subdivision will be connected to the public sewersystem and will have only a minor incremental impact on the quality of the effluentfrom the Hyperion Treatment Plant.

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 and utilitieswill 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 opportunities inthe proposed subdivision design, the applicant has prepared and submittedmaterials which consider the local climate, contours, configuration of the parcel(s) tobe 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 by abuilding or structure under applicable planning and zoning in effect at the time thetentative map was filed.

The lot layout of the subdivision has taken into consideration the maximizing of thenorth/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 consider buildingconstruction techniques, such as overhanging eaves, location of windows,insulation, exhaust fans; planting of trees for shade purposes and the height of the


buildings on the site in relation to adjacent development.

These findings shall apply to both the vesting tentative and final maps for Tract Map No.65985.

S. Gail Goldberg, AICPAdvisory Agency

MAYA ZAITZEVSKYDeputy Advisory Agency

MZ: JC: AC

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 City PlanningCommission, it must be accepted as complete by the City Planning Department andappeal fees paid, prior to expiration of the above 10-day time limit. Such appealmust be submitted on Master Appeal Form No. CP-7769 at the Department's PublicOffices, located at:

Figueroa Plaza201 N. Figueroa St., 4th FloorLos Angeles, CA 90012213.482.7077

Marvin Braude San FernandoValley Constituent Service Center6262 Van Nuys Blvd., Room 251Van Nuys, CA 91401818.374.5050

Forms are also available on-line at www.lacitv.orq/pin.

The time in which a party may seek judicial review of this determination is governedby California Code of Civil Procedure Section 1094.6. Under that provision, apetitioner may seek judicial review of any decision of the City pursuant to CaliforniaCode of Civil Procedure Section 1094.5, only if the petition for writ of mandatepursuant to that section is filed no later than the 90th day following the date on whichthe City's decision becomes final.

If you have any questions, please call Subdivision staff at (213) 978-1362.

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