office of the city engineer los angeles, california...

Office of the City Engineer

Los Angeles, California

To The Honorable Council

Of the City of Los Angeles

Honorable Members: C.D. No. 13

SUBJECT:

Final Map of Tract No. 67952

RECOMMENDATIONS:

Approve the final map of Tract No. 67952 located at 1855 North Glendale Boulevard northerlyof Clifford Street and accompanying Subdivision Improvement Agreement and Contract withsecurity documents.

FISCAL IMPACT STATEMENT

The subdivider has paid a fee of $ 16,132.00 for the processing of this final tract map pursuant toSection 19.02(A) (2) ofthe Municipal Code. No additional City funds are needed.

TRANSMITTALS:

1 Map of Tract No. 67952.

2. Unnumbered file for Tract No. 67952.

3. Subdivision Improvement Agreement and Contract with attached security documents.

DISCUSSION:

The Advisory Agency conditionally approved the tentative map of Tract No. 67952 on February 15,2007 for a maximum 67-unit residential condominium project. The tentative map was subsequentlymodified to a maximum 44-lot single family project in accordance with the Small Lot SubdivisionOrdinance No. 176,354.

The Advisory Agency has determined that this project will not have a significant effect on theenvironment.

Council -2- C.D. No. 13

The conditions of approval for the tract map have been fulfilled including a payment of theRecreation and Parks fee in the amount of $ 132,968.00. Transmitted Subdivision ImprovementAgreement and Contract with attached security documents guarantees construction of therequired improvements. Upon approval by the Council the tract map will be transmitted to theCounty Engineer for filing with the County Recorder.

The expiration date of the tentative map approval is February 15,2015.

The subdivider and engineer I surveyor for this subdivision are:

Subdivider: Engineer I Surveyor:

Trumark Homes, LLC4185 Blackhawk Plaza Cir., Suite 300Danville, CA 94506

Westcon Engineering, Inc.6355 Topanga Canyon Blvd., Suite 411Woodland Hills, CA 91367

Report prepared by:Land Development Group

Respectfully submitted,

~~Land Development GroupBureau of Engineering

Joseph GnadeCivil EngineerPhone: 213-202-3493

EY/kaQ:TR-67952

***ISSUED IN TRIPLICATE***

City of Los AngelesDEPARTMENT OF PUBLIC WORKSOffice of the City Englneer

CENTRALA~PROVED FOR THE

7¥~~NGINEER BY

BOND CONTRO('<t

PB00473800015SURETY'S BOND NO.

District/Division Design OfficeCouncil District No, 13Date Issued: 05103/2013

CAO I~() IS'S 5CAOMRISK MGMT. NO.fMf kpPf2.fA/&z> cr/I{)/)l)13

SUBDIVISION IMPROVEMENT AND WARRANTY PERFORMANCE BOND

KNOW ALL MEN BY THESE PRESENTS:

THAT WE, CLIFFORD STREET LLC

as PRINCIPAL and Philadelphia Indemni ty Insurance Company a corporationIncorporated under the laws of the State of PA and authorized by thelaws of the State of Califomia to execute bonds and undertakings as sole surety, as SURETY, areheld and firmly bound unto the City of Los Angeles, In the JUST and FULL SUM of TWOHUNDRED SEVENTY SEVEN THOUSAND AND NO/100 Dollars ($271,000.00) . lawful moneyof the United States. for the payment of which sum, weI! and truly to be made, we bind oursevss,our heirs, executors, administrators, successors, and assIgns, jointly and severallYt firmly by thesepresents.

The CONDITION of the foregoing obligation is such that WHEREAS the PRINCIPAL has enteredor is about to enter into the annexed agreement with the CITY, pursuant to the authority of an actof the Legislature of the state of California known as the "Subdivision Map Act" (Division 2,commencing with Section 66410, of Title 7 of the Government Code) and amendments thereto,and pursuant to the provisions of Article 7 of Chap~er 1, and Sections 62.105 through 62.117,inclusive, of the Municipal Code of the CITY, 8S amended, for the construction and installation ofcertain public Improvements in accordance with the terms and conditions stipulated in saidagreement, and is required by the CITY to give this bond in connection with the execution of saidagreement as a contract for approval of that certain division of land known as:

GL.ENDALE BLVD. (1855) ~TR 67952

NOW, THEREFORE, if the above bounden PRINCIPAL, his or its heirs, executors, administrators,or assigns, shall in all things stand to and abide by, and we!! and truly keep and perform thecovenants, conditfons and provisions In said annexed agreement and any alteration thereof madeas therein provided, on his or their part, to be kept and performed at the time and in the mannertherein specified, and in all respects according to their true intent and meaning, and shallIndemnify and save harmless the CllYf its officers, agents and employees, as therein stipulated,then this obligation shall become null and void; otherwise it shall be and remain in full force andeffect.

Eng. 3. 805B (Rev. 09/94) Bond Ref. No. 13260 Page 1 of 2

Continuation Sheet For:

SUBDIVISION IMPROVEMENT AND WARRANTY PERFORMANCE BOND

AS PART OF THE OBLIGATION SECURED HEREBY, and in addition to the face amount specifiedtherefor, there shall be included costs and reasonable expenses and fees. including reasonableattorney's fees. incurred by the CITY in successfully enforcing such obligation, all to be taxed ascosts and included in any judgment rendered therefor.

THE SURETY hereby stipulates and agrees that no change, extension of tlme, alteration oraddition to the terms of the annexed agreement, or to the work to be performed thereunder, or tothe specifications accompanying the work to be performed, shall In anywise affect its obligations onthis bond, and it does hereby waive notice of any such change, extension of time, alteration oraddition to the terms of said agreement, or to the work, or to the plans and specifications. Theprovisions of Section 2945 of the Civil Code are not a condition precedent to the Surety's obligationhereunder, and are hereby waived by the SURETY.

IN WITNESS WHEREOF; this instrument has been duly executed by the above namedPRINCIPAL and SURETY on May 28th I 20 ~.

Eng. 3.805B (Rev. 09/94) Bond Ref. No, 13260 Page 2 of 2

Insurance Company

By: ~,.m~~~~j1J~~q..:~ ~p~e~t::e::r~D~.......:::H~o~l.:::l-=eL_....!(Attorney~in~Fact)

CALIFORNIA ALL-PURPOSE NOTARY ACKNOWLEDGEMENT

STATE OF CALIFORNIA ) SS

COUNTY OF CONTRA COSTA )

On May 30,2013 before me, Laura A. O'Brien, Notary Public, personallyappeared Gregg A. Nelson, who proved to me on the basis of satisfactory evidence to be theperson whose name is subscribed to the within instnunent and acknowledged to me that heexecuted the same in his authorized capacity, and that by his signature on the instrument theperson, or the entity upon behalf of which the person acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that theforegoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature ~Q.[}~

LAURA A, O'BRIEN~ CommiSSion # 1870690~ Notary Public· California ~j Contra Costa County ~

.. ;: v ...G 1"1 tOTm·!xfjr:s$NzvJ'J~1el(Seal)

State of California

County of __ ----'A~la=m=e=d=a"____

On MAY.2 8 2013 before me, L. Evangelista, Notary Public, personally appearedPeter D. Holley who proved to me on the basis of satisfactory evidence to be theperson(s) whose name(s) is/ subscribed to the within instrument andacknowledged to me that he/ executed the same in his/ authorized capacity(ies),and that by his/ signature(s) on the instrument the person(s), or the entity uponbehalf of which the person( s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of Californiathat the foregoing paragraph is true and correct.


(seal) Signature _1-+----lJ.:~~~_C\ _

fr.ol't ~ O§O ... "'t1'.....'I': *...'?'~~~~~~~_~.;:.~,:.t::~~~,~,'~\~~~-:-~.:-,

L. EVANGELISTA i~i COMM. # 1910751 c!~ NOTARY PUBLIC' CALIFORNIA "0

ALAMEDA COUNTY ...

II ...F';.:'~!:?:"!"~:~~';O;i?~~~:!':~~.~~

4

PHILADELPHIA INDEMNITY INSURANCE COMPANY231 St. Asaph's Rd., Suite 100Bala Cynwyd, PA 19004-0950

Power of Attorney

KNOW ALL PERSONS BY THESE PRESENTS: that PHILADELPHIA INDEMNITY INSURANCE COMPANY (the Company), a corporation organized andexisting under the laws of the Commonwealth ofPcnnsylvania, docs hereby constitute and appoint: PETER HOLLEY OF BB&T INSURANCE SERVICES OFCALIFORNIA INC. DBA TANNER INSURANCE SERVICES Its true and lawful Attomey(s) in fact with full authority to execute on its behalf bonds, undertakings,recognizances and other contracts of indemnity and writings obligatory in the nature thereof, issued in the course of its business and to bind the Company thereby, in anamount not to exceed $5,000,000.00 :

This Power of Attorney is granted and is signed and scaled by facsimile under and by the authority of the following Resolution adopted by the Board of Directors ofPHILADELPHIA INDEMNITY INSURANCE COMPANY at a meeting duly called the 1" day of July, 2011.

RESOLVED: That the Board of Directors hereby authori zes the President or any Vice President of theCompany to: (1) Appoint Attorncyrs) in Fact and authorize the Attomey(s) in Fact toexecute on behalf of the Company bonds and undertaki ngs, contracts of indemnity andother writings obi igarory in the nature thereof and to attach the seal of the Companythereto; and (2) to remove, at any time, any such Attorney-in-Fact and revoke theauthority given. And, be it

FURTHERRESOLVED: That the signatures of such officers and the seal of the Company may be affixed to any

such Power of Attorney or certificate relating thereto by facsimile, and any such Power ofAttorney so executed and certified by facsimile signatures and facsimile seal shall bevalid and biding upon the Company in the future with the respect to any bond orundertaking to which it is attached.

IN TESTIMONY WHEREOF, PI-lILADELPHIA INDEMNITY INSURANCE COMPANY HAS CAUSED THIS INSTRUMENT TO BE SIGNED ANDITS CORPORATE SEALTO BE AFFIXED BY ITS AUTHORIZED OFFICE THIS 7111 DAY OF FEBRUARY 2013.

(Seal)Robert D. O'Leary Jr., President & CEOPhiladelphia Indemnity Insurance Company

On this 7'" day of February 2013, before me came the individual who executed the preceding instrument, to me personally known, and being by me duly swam said thathe is the therein described and authorized officer of the PHILADELPHIA INDEMNITY INSURANCE COMPANY; that the seal affixed to said instrument is theCorporate seal of said Company; that the said Corporate Seal and his signature were duly affixed.

COM YL.V

Notary Public:

residing at: Bala Cynwyd, PA(Notary Seal)

My commission expires: March 22, 2016

I, Craig P. Keller, Executive Vice President, Chief Financial Officer and Secretary of PHILADELPHIA INDEMNITY INSURANCE COMPANY, do herby certify thatthe foregoing resolution of the Board of Directors and this Power of Attorney issued pursuant thereto arc hue and correct and arc still in full force and effect I dofurther certify that Robert D. O'Leary Jr., who executed the Power of Attorney as President, was 011 the date of execution of the attached Power of Attorney the dulyelected President of PHILADELPHIA INDEMNITY INSURANCE COMPANY, H

7dMn ~rMA J~In Testimony Whereof! have subscribed my name and affixed the facsimile seal of each Company this VI) day of ~ ; 20 t,L

Craig P. Keller, Executive Vice President, Chief Financial Officer & SecretaryPHILADELPHIA INDEMNITY INSURANCE COMPANY

***ISSUED IN TRIPLICATE***

City of Los AngelesDEPARTMENT Of PUBLIC WORKSOffice of the City Engineer PB00473800015

SURETY'S BOND NO.CENTRAL

District/Division Design OfficeCouncil District No. 13Date Issued: 05/03/2013

SUBDIVISION LABOR AND MATERIAL PAYMENT BOND

CAO-RISK MANAGEMENT NO.

KNOW ALL MEN BY THESE PRESENTS:

THAT WE, CLIFFORD STREET LLC

as PRINCIPAL and Philadelphia Indemni ty Insurance Company a corporationincorporated under the laws of the State of PA and authorized by thelaws of the State of California to execute bonds and undertakings as sole suretys as SURETY, areheld and firmly bound unto the City of Los Angeles, in the JUST and FULL SUM of ONEHUNDRED THIRTY EIGHT THOUSAND FIVE HUNDRED AND NO/100 Dollars {$138,500.00}.lawful money of the United States, for the payment of which sum, well and truly to be made, webind ourselves, our heirs, executors, administrators, successors, and assigns, jointly andseverally, firmly by these presents.

The CONDITION of the foregoing obligation is such that WHEREAS the PRINCIPAL has enteredor is about to enter into a contract with the CITY, pursuant to the authority of an act of theLegislature of the State of California known as the "Subdivision Map Act" (Division 2, commencingwith Section 66410, of Title 7 of the Government Code) and amendments thereto, for theconstruction and installation of certain public improvements in accordance with the terms andconditions stipulated in said contract, and WHEREAS, pursuant to said Code, the PRINCIPALmust give this PAYMENT BOND as a condition to the execution of said contract, and for approvalby the CITY of that certain division of land known as:

GL.ENDALE BLVD. (1855) - TR 67952

NOW, THEREFORE, if said PRINCIPAL fails to pay the Contractor or his Subcontractors, or failsto pay persons renting equipment or furnishing labor or materials of any kind for the performanceof said contract. or fails to pay amounts due under the Unemployment Insurance Act with respectto such work or labor, then said SURETY will pay the same in an amount not exceeding theamount hereinabove set forth, and also in case suit is brought upon this bond, will pay, in additionto the face amount thereof, costs and reasonable expenses and fees. including reasonableattorney's fees, incurred by the CllY in successfully enforcing such obligation, to be awarded andfixed by the court, and to be taxed as costs and to be included in the judgment therein rendered.

Eng. 3.805C (Rev. 09~94) Bond Ref. No. 13260 Page 1 of 2

Continuation Sheet For:SUBDIVISION LABOR AND MATERIAL PAYMENT BOND

IT IS EXPRESSLY STI PULATED AND AGREED that this bond shall insure to the benefit of anyand all persons, companies and corporations entitled to fite claims under Title 15 (commencing withSection 3082) of Part 4 of Division 3 of the Civil Code, so as to give a right of action to them or their

, assigns to any suit brought upon this bond.

SHOULD THE CONDITION of this bond be fully performed, then thIs obligation shall become nulland void; otherwise, it shall be and remain in full force and effect.

THE SURETY hereby stipulates and agrees that no change, extension of time. alteration oraddition to the terms of the contract, or to the work to be performed thereunder, or to plans andspecifications for the work to be performed. shall in any manner affect its obligations on this bond,and it does hereby waive notice of any such change, extension, alteration or addition. Theprovisions of Section 2845 of the CivD Code are not a condition precedent to the SURETY'sobligation hereunder and are hereby waived by the SURETY,

IN WITNESS WHEREOFl this instrument has been duly executed by the above namedPRINCIPAL and SURETY on May 28th • 20 J.L.

Principal Signatories

Eng. 3.805C (Rev. 09~94) Bond Ref, No. 13260 Page 2 of 2

Peter D. Holley (Attorney-in-Fact)

Surety's Address: ~ R_d_.s:S_u_~_'t_e_l_l_O_p_l_e_a_s_a_n_t_o_n_,_CA_9_4_5_8_8 _

Indemnity Insurance Company

By:

CALIFORNIA ALL-PURPOSE NOTARY ACKNOWLEDGEMENT

STATE OF CALIFORNIA ) SS

COUNTY OF CONTRA COSTA )

On May 30, 2013 before me, Laura A. O'Brien, Notary Public, personallyappeared Gregg A. Nelson, who proved to me on the basis of satisfactory evidence to be theperson whose name is subscribed to the within instrument and acknowledged to me that heexecuted the same in his authorized capacity, and that by his signature on the instrument theperson, or the entity upon behalf of which the person acted, executed the instrument.

I certify under PENALTY OF PER.nJRY under the laws of the State of California that theforegoing paragraph is true and correct.

WITNESS my hand and official seal.LAURA A. O'BRIEN

~ Commission # 1870690~ i~ Notary Public" California ~J Contra Costa County :!':

'" '" :;: :; ;: y;Ml ~o:'TI' ,;xglr;s eNgv1.,}~1gal

(Seal)

State of California

County of __ ----=A:..==la=m=e=d=a'--_

On MAY 2- 8 2013 before me~L. Evangelista, Notary Public, personally appearedPeter D. Holley who proved to me on the basis of satisfactory evidence to be theperson(s) whose name(s) is/ subscribed to the within instrument andacknowledged to me that he/ executed the same in his/ authorized capacity(ies),and that by his! signature(s) on the instrument the person(s), or the entity uponbehalf of which the person( s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of Californiathat the foregoing paragraph is true and correct.


(seal) Signature ~'-1,f!:.AfVl...L.l\,alPL4Ahta/..!:ldOl_·,--- __ -

ACCEPTEDRISK MANAGEMENT

CITY ADMINISTRATIVE OFFICE

City of Los AngelesDEPARTMENT OF PUBLIC WORKS

SUBDIViSION IMPROVEMENT AGREEMENT AND CONTRACT

THIS AGREEMENT AND CONTRACT, made and entered into, by and between the CITY OF LOSANGELES, hereinafter designated as the CITY; and CLIFFORD STREET LLC

hereinafter designated as SUBDIVIDER; WITNESSETH:

ONE: For, and in consideration of the approval of the final map of that certain division of land knownas:

GLENDALE BLVD. (1855) ~TR 67952

and for acceptance of the dedication therein by the CITY, the SUBDIVIDER hereby agrees, at hisown costs and expense, to construct and install all public improvements required in and adjoiningand covered by the final map which are shown on plans, profiles and specifications, previouslysupplied to the City Engineer; and to furnish all equipment, labor and materials necessary toconstruct, install and complete the required improvements in a good and workmanlike manner. Theestimated cost for completion of the above-mentioned work and improvement is the sum of TWOHUNDRED SEVENTY SEVEN THOUSAND AND NO/iOO Dollars ($277,OOO.OO) .

TWO: It is agreed that the SUBDIVIDER has furnished to the City Engineer all necessary finalplans, profiles and standard specifications for the required public improvements; or, that in lieu ofsuch final plans, profiles and specifications, the City Engineer has been furnished preliminary plansthat are of sufficient detail so as to be approved by the City Engineer for use in the preparation of theestimated cost of the required improvements. In consideration of the acceptance of such preliminaryplans by the City Engineer, the SUBDIVIDER hereby agrees to furnish all necessary final plans,profiles and specifications in a form that will be sufficient to be processed and approved by the CityEngineer not later than six (6) months from the date the final map of said subdivision of land is filedfor record with the County Recorder, County of Los Angeles, State of California.

THREE: The SUBDIVIDER agrees to perform all of the above-mentioned work under permit orpermits to be issued by the Board of Public Works, hereinafter designated as the BOARD. All workshall be performed in accordance with the standards and specifications of the BOARD, as amended,and to the approval of the City Engineer. The SUBDIVIDER further agrees to pay for such inspectionof work and improvements as may be required by the BOARD, and the performance of the workshall be further conditioned upon due compliance with all of the provisions of Article 7 of Chapter 1,and Sections 62.105 through 62.117, inclusive, of the Los Angeles Municipal Code, as amended.

Eng. 3,805A (Hev. 09··94) Bond Ref. 1\10. "j 3260 Page 1 of 4


SUBDIVISION IMPROVEMENT AGREEMENT AND CONTRACT

FOUR: In the event said work is required to be performed under Class "B" Permit as defined inSection 62, 106 of the Municipal Code, the SUBD!V1DERhereby agrees to obtain said permit fromthe City Engineer, including payment of all necessary fees as required under the provisions ofSections 62.110 and 62.1 '11 of said Code, prior to certification of the final map by the City Engineer,

FIVE: If the planting of street trees is required under the conditions of approval established by the.Advisory Agency, the SUBDIVIDER shall install all required trees and shall pay all maintenance feesfor each tree required to be planted by the SUBDIVIDER, in accordance with the maintenance feeschedule set forth in Section 62.176 of the Municipal Code. Said fees shan be paid to the Bureau ofEngineering of the DEPARTMENT OF PUBLIC WORKS and shall be included in the permit feedeposit for the permit type determined by the Bureau of Engieering.

SIX:_The SUBDIVIDER agrees to perform any changes or alterations required by the CITY in theconstruction and installation of the required improvements, provided that aJlsuch changes oralterations do not exceed ten (10) percent of the original estimated cost of such improvements; andthe SUBDIVIDER further agrees; to install such devices for the abatement of erosion or flood hazardas may be required under the provisions of Section 61.02 of the Municipal Code; the costs of each ofthe above to be borne by the SUBDIVIDER

SEVEN: The SUBDIVIDER expressly agrees to perform the above-mentioned work in a diligent andworkmanlike manner so as to complete the construction and installation of an required publicimprovements on or before twenty-four (24) months from the date the final map ls filed for recordwith the County Recorder, County of Los Angeles, State of California; or within any lawful extensionof said term, or as otherwise provided by law. The SUBDIVIDER acknowfedges that in the event anyextension of term is granted, the City Engineer may impose additional conditions in accordance withSection 17.08G-3 of the Municipal Code.

EiGHT: The SUBDIVlDER agrees to warrant all work performed against any defective workmanship,or labor done, or defective materials furnished in the performance of the work required by thiscontract. The term of this warranty shall expire one year from the date of acceptance of thecompleted improvements by the City Engineer, all as required under Chapter 5 of Division 2 of Title7 of the State of California Government Code, known as the "Subdivision Map Act," and asamended. The estimated amount sufficient for warranty is the sum of NONE.

NINE: The CITY shall not, nor shall any officer Of employee thereof, be Hable or responsible for anyaccident, ross or damage happening or occurring from or to the works specified in this contract priorto the completion and acceptance of the same by the City Engineer; nor shall the CITY, nor anyofficer or employee thereof, be liable for any persons or property injured by reason of the nature ofsaid work, or by reason of the acts or omissions of the SUBDIVIDER, his agents or employees, inthe performance of said work; but aUof said liabilities shall be assumed by the SUBDIVIDER. TheSUBDIVIDER further agrees to protect, defend and hold harmless the CITY and its officers andemployees from all loss, liability or claim because of, or arising out of, the acts or omissions of theSUBDIVIDER, or his agents and employees, in the performance of this contract, or arising out of theuse of any patent or patented article in the construction of said work. .

Bond F<e"LNo, i3250



TEN:lt IS agreed that the SUBDIVIDER has filed or deposited with the CITY a good and sufficient.IMPROVEMENT SECURITY in accordance with the provisions of Section 17.08G of the MunIcipalCode of the CITY, in an amount equal to or greater than the estimated cost of construction andinstallation of the required improvements and an amount sufficient to act as warranty for saidimprovements as defined in Article Eight hereof, together with reasonable attorney's fees which maybe incurred by the CITY in enforcing the terms and conditions of this contract. IN ADDITION TO theImprovement Security, it is further agreed that the SUBOIVIDER has filed or deposited a good andsufficient PAYMENT SECURITY for labor and materials in an amount not less than fifty (50) percentof the amount of the Improvement Security, to secure the Claims to which reference is made in Title15, commencing with Section 3082, of Part 4 of Division 3 of the Civil Code of the State of California.If the sureties or security on either said Improvement Security or Payment Security, or both, in theopinion of the CITY become insufficient, in any respect, the SUBDIVIDER hereby agrees to furnishsufficient additional security within ten (10) days after receiving notice from the CITY that said extantsecurities are insufficient.

I=LEVEN: It IS further understood and agreed, that in the event it is deemed necessary to extend thetime for the performance of the work contemplated to be done under this contract, such extensionsof time may be granted by the City Engineer or by the BOARD, or both, either at their own option orupon request of the SUBDIVIDER, and such extensions shall in no way affect the validity of thiscontract, the Subdivision Cash or Negotiable Security Improvement and Warranty PerformanceAgreement executed in connection herewith Of release the Surety on any Surety Bond or Bonds.Such extensions of time may be conditioned upon a construction schedule to be specified by theCity Engineer, and/or a revision of the Improvement Security based on revised estimatedimprovement costs, and/or revision of the plans, profiles and speciflcatlons used for the constructionand installation of the required improvements to comply with the standards and specifications of theBOARD in effect at the time such extension of time is granted,

TWFLVE: The SUBDIVIDER further agrees to maintain the aforesaid Improvement and PaymentSecurity in full force and effect, during the term of this contract, including any extensions of time asmay be granted thereto,

THIRTEEN: If the SUBDIVIDER neglects, refuses or fails to prosecute the required work with suchdiligence as to insure its completion within the time specified herein, Of within such extension of saidtime as may have been granted by the City Engineer or by the BOARD, or both, or if theSUBOIVIDER neglects, refuses or fails to perform satisfactorily any of the provisions of theimprovement construction permit, plans and profiles, or specifications, or any other act requiredunder this agreement and contract, the BOARD may declare this agreement and contract in default

" Immediately upon a declaration of default, the Subdivider and Surety shall be liable to City for thecost of construction and installation of the public improvements and for costs and reasonableexpense and fees, including reasonable attorneys' fees incurred in enforcing this Agreement andContract.

A notice of default shall be mailed to the SUBOIV] DER and any Surety and the Board shall cause ademand to be made for payment of any negotiable securities held as Improvement Securities inconnection with this Agreement and Contract.

P8fJS 3 of .4



In the event of such-default, the SUBDIVIDER hereby grants to the CIT'( and/or the Surety upon anySurety Bond, the irrevocable permission to enter upon the lands of the subject division of land for thepurpose of completing the required improvements. The CITY reserves the right if it elects to do thework to exclude the SUBDIVIDER from the site in order to complete the required work either byCITY forces or by separate contract.

IN WITNESS WHEREOF, this instrument~as~)!n duly eX~gJ,.ltedby the above namedSUBDIVIDER on __ . _ \ 'Zlt --" ,20 ~~ .

CLIFFORD STREET lLCa Delaware limited liability companyBY: Clifford Street Investors LLC,

--a-Delawaretimit-ed-liabHHy'-wm~----it's Managing Member

SEE INSTRUCTIONS FOR SIGNATURES AND ACKNOWLEDGMENTS ON "NOTICE TO CLASSB PERMIT AND BOND APPLICANTS" (FORM ENG. 3.693-REVISED)

District Design Office: CENTRAL

Council District No.: 13

Date Issued: 05/03/2013

Location: 1855 GLENDALE BLVD.

Page 4 of 4

CALIfORNIA ALL-PURPOSE ACKNOWL.EDGMENT CIVIL CODE § 1189

State of California

personally appearedName(s) 01 Signer(s)

who proved to me on the basis of satisfactoryevidence to be the person(s) whose name(s) is/aresubscribedto the within instrumentand acknowledgedto me that he/she/they executed the same inhis/her/their authorized capacity(ies), and that byhis/her/their signature(s) on the instrument theperson(s), or the entity upon behalf of which theperson(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under thelaws of the State of California that the foregoingparagraph is true and correct.

Place Notary Seal Above

opnONAL----~-----------------Though the information below is not required by law, it may prove valuable to persons relying on the document

and could prevent fraudulent removal and reattachment of this form to another document.

Description of Attached DocumentTitle or Type of Document: _

Document Date: Number of Pages: _

Signer(s) Other Than Named Above: .

Capacity(ies) Claimed by Signer(s)Signer's Name: _

o Corporate Officer - Title(s): _

o Individual

o Partner - 0 Limited 0 Genera! Top of thumb here

o Attorney in Fact

o Trustee

o Guardian or Conservatoro Other: _

Signer's Name: _

o Corporate Officer - Ti1le(s): _

(J Individual

o Partner - 0 Limited 0 Genera! Top of thumb here

o Attorney in Fact

o Trustee

o Guardian or Conservatoro Other: _

Signer Is Representing: _ Signer Is Representing: _

© 2010 National Notal)' Association' NationalNotary.org • 1·800·US NOTARY (1·800·076-6827) Item #5907

...•, ~

DEPARTMENT OFCITY PLANNING

200 N. SPRINCSTRm, ROOM 525LOSANC;~~E5,CA 90012-4801

AND6262 VAN NI)V$ BlVO., SUITE351

VAN NtNS, CA 91401

CITY PLANNINC COMMISSION

WIlliAM ROSCHENPR~SlO~NI'

REGINA M. fREERV1cr'PR~~ID!NI'

SEAN O. BURTONDIEGO CARDOSO

GEORGE HOVAGUIMIANjUSTJNKIM

ROBERT LESSINBARBARA ROMEROMICHAEL K. WOOJAMES WIlliAMS

COMMISSION <xfCUT!V6 ASSISTANT' II(213) 978·1300

CITY OF Los ANGELESCALIFORNIA

EXECUTIVE OffiCES

MICHAElJ. lOGRANDEDIRICTOR

{213l976·1271

ALAN BUL, AleI'OfPUTV OIREClOR1213) 978·1272

EVA YUAN·MCDANIElOIJ'l)TY O'R(-crOR(13) 976·1273

VACANTDIPUYVDIRECroR(213) 978·1274

FAX: (213) 978·1275

ANTONIO R. VILLARAIGOSAMAYOR

INFORMA liONw#w.ptanoi"g.la~ity.olg

May 24, 2012

All Concerned Consultants and Developers

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

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~Aand 17.56-A LAMeSB 1185 State Automatic Extension

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

expires before 1/1111)2 years (if map is valid on 7/15/09 and

expires before 1/1112)2 years (if map is valid 7115111and

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

AB 333 State Automatic Extension

AB 208 State Automatic Extension

Ordinance No. 180,647Total time 14 years

JIM TOKUNAGADeputy Advisory Age cy


200 N, SPRING STREET,ROOM 525los ANGHES, CA 90012-4801

AND6262 VAN NUYS BLVD., SUITE 351

VIINNUYS,CA 91401

CITY PLANNING COMMISSION

WilLIAM ROSCHENPRESIDENT

REGINA M. FREERVlcr·PRf.SI])ENT

SEANO. BURTONDIEGO CARDOSO

GEORGE HOVAGUIMIANJUSTIN KIM

ROBERT lESSINBARBARAROMEROMICHA£L K. WOOlAMES WilliAMS

COMMISSIOt< fXECUTIVI'IISSIST.wr(213) 978-1300

CITY OF Los ANGEL.ESCALIFORNIA

EXECUTIVE OffiCES

MICHAEL J. LOCRANDED1ROCrO~

(213) 978-1271

ALAN BEll, AICPDfPUlY D!RECTO~(213) 978-1272

EVA YVAN·MCOANIElDEI'I.iTY DIRECTOR(213) 978·1273

FAX,(213) 978·1275

ANTONIO R. V!LLARA!GOSAMAYOR

INfORMATIONwww.p!anning.lacity.org

Date: June 22,2012

Lance Franklin (A)clo MREC Silver Lake South LrCG6399 Wilshire Boulevard, Suite 208Los Angeles, CA 90048

Mr. Marc Annotti (0)clo Harridge Development Group, Inc6399 Wilshire Boulevard, Suite 208Los Angeles, CA 90048

Joel MillerPSOMAS555 South Flower Street, Suite 4400Los Angeles, CA 90071

Re: Vesting Tentative Tract Map No. 67952-M1-SLAddress: 1855 North Glendale BoulevardCouncil District 13

Timothy Koh (E)Westcon Engineering, Inc.6355 Topanga Canyon BoulevardWoodland Hills, Ca 91367

LETTER OF CORRECTION (REVISED)

On March 2, 2012, in accordance with the provisions of Section 17.03 of the Los AngelesMunicipal Code, the Deputy Advisory Agency conditionally approved the Vesting Tentative TractMap 67952-M1-SL located at 1855 North Glendale Boulevard for 45 single family lots. It hasbeen discovered that the letter of decision needs correcting.

In accordance with the Los Angeles MuniClpal'Code Section .17:03, I hereby:

MODIFY the grant clause to read as foHows:

In accordance with provisions of Section 17.03 of the LAMC and in accordance withthe Small Lot Subdivision Ordinance 176,354, the Advisory Agency approved theModification of Vesting Tentative Tract Map No. 67952-M1, located at 1855Glendale Boulevard in the Silver Lake-Echo Park-Elysian Valley Community Plan,for a maximum 44 single-family lots as shown on the map stamp-dated March 9,2012. The project density is based on the RD2 and CM Zones. (The subdivider ishereby advised that the LAMC may not permit this maximum approved density.Therefore, verification should be obtained from the Department of Building andSafety, which will legally interpret the Zoning code as it applies to this particularproperty.) For an appointment with the Subdivision Counter call (213) 978-1362.The Advisory Agency's approval is subject to the following conditions:

Vesting Tentative Tract Map 67952-M1-SL Page 2

MODIFY Condition No. 12 to read as follows:

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: (MM)

a. Submit plot plans for Fire Department approval and review prior to recordation ofTract Action.

b. All "Small Lot' Subdivisions are required to have automatic Fire Sprinkler installed asa part of any new or future construction.

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

d. Fire lane width shall not be less than 20 feet. When a fire lane must accommodatethe operation of Fire Department aerial ladder apparatus or where fire hydrants areinstalled, those portions shall not be less than 28 feet in width.

e. Submit plot plans indicating access road and turning area for Fire Departmentapproval

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

g. On small lot subdivision, any lots used for access purposes shall be recorded on thefinal map as a "Fire Lane",

h. No proposed development utilizing cluster, group, or condominium design of one ortwo family dwellings shall be more than 150 feet from the edge of the roadway Dr animproved street, access road, or designed fire lane.

i. No framing shall be allowed until the roadway is installed to the satisfaction of theFire Department.

j. Any required fire hydrants to be installed shall be fully operational and accepted bythe Fire Department prior to any building construction.

k. All parking restrictions for fire lane shall be posted and/or painted prior to anyTemporary Certificate of Occupancy being issued.

I. Plans showing areas to be posted and/or painted, "FIRE LANE NO PARKING' shallbe submitted and approved by the Fire Department prior to building permitapplication sign-off.

m. Electric Gates approved by the Fire department shall be tested by the FireDepartment prior to Building and Safety granting a Certificate of Occupancy,

Vesting Tentative Tract Map 67952-M1-SL•• Page 3

n. No building or portion of a building shall be constructed more than 300 feet from anapproved fire hydrant. Distance shall be computed along the path of travel.

o. A "Top ChangeU will be required on the closest fire hydrant to upgrade from a single2 %" to a double 2 %" x 4".

p, This project is located in the very high fire hazard severity zone and shall complywith requirements set forth in the City of Los Angeles Municipal Code 57.25.01.

q. Mitigating measures shall be considered. These mitigation measures shall include,but not be limited to the following:

I. Boxed-in eavesII. Single-pane, double thickness (minimum 1/8' thickness) or insulation windowsIII. Non-wood sidingIV. Exposed wooden members shall be two inches nominal thicknessV. Noncombustible finishes.

r. All homes shall noncombustible roofs (Non-roofs)

s, The brush in the area adjacent to the proposed development shall be cleared orthinned periodically by the homeowners Association under the supervision of the LosAngeles City Fire Department in order to reduce the risk of brush fires spreading tothe homes.

t. The applicant is further advised that all subsequent contact regarding theseconditions must be with the Hydrant and Access Uit. This would include clarification,verification and condition compliance and plans or building permit application, etc.and shall be accomplished BYAPPOINTMENT ONLY, in order to assure you receiveservice with a minimum amount of waiting please call (2130482-6509. You shouldadvise any consultant representing you of this requirement as well.

MODIFY Condition 19 to read as follows:

That prior to the issuance of the building permit, a copy of ZA 2011-3143(ZV)(ZAA) shallbe submitted to the satisfaction of the Advisory Agency. In the event that ZA 2011-3143(ZV)(ZAA) is not approved, the subdivider shall submit a tract modification or finalmap shall be recorded.

All other findings and conditions remain unchanged.

Michael J. LoGrandeADVISORY AG CY

-I TOKUNAGADeputy Advisory ~ ency

JT:TLI:jq


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

AND6262 VAN NUYS BlVD.,SUlTE351

VAj:;fNUYS, CA 91401


WILLIAM ROSCHEN

PRESID<NTREGINA M FREER

VICE· PRESIDENT

SEAN O. BURTON. DIEGO CARDOSO


ROBERT LESSINBARBARA ROMEROMICHAEL K. WOO

JAMES WILUAMSCOMMISSION EXfOJrM Io5SISTANT

(213) 978-1300


EXECUTrVE OFFICES

MICHAEL J. LOGRANDEq'RECTOR •

(213) 978-1271

ALAN BELL, AIC?DEPVlY DIRECTOR(213) 978:1272

EVA YUAN·MCDANIElDE?VlY DIREctOR(213; 978·1273

fAX: (213) 978-1275. .

ANTONIO R. VILL4.RA1GOSAMAYOR

INFORMATIONwww.pla';~i"g.lacity.org

Date: June 15, 2012

Lance Franklin (A)clo MREC Silver Lake South LTCG

6399 Wilshire Boulevard, Suite 208Los Angeles, CA 90048

Joel MillerPSOMAS555 South Flower Street, Suite 4400Los Angeles, CA 90071

Mr. Marc Annotti (0)c/o Harridge Development Group, Inc6399 Wilshire Boulevard" Suite 208Los Angeles, CA 90048

Re: Vesting Tentative Tract Map No. 67952-M1-SLAddress: 1855 North Glendale BoulevardCouncil District: 13

Timothy Koh (E)Westcon Engineering, Inc.6355 Topanga Canyon BoulevardWoodland Hills, Ca 91367

. LETTER OF CORRECTION

On March 2, 2012, in accordance with the provisions of Section 17.03 of the Los AngelesMunicipal Code, the Deputy Advisory Agency conditionally approved the Vesting Tentative TractMap 67952-M 1-SL located at 1855 North Glendale Boulevard for 45 single family lots. It hasbeen discovered that the letter of decision needs correcting.

In accordance with the Los Angel~s Municipal Code Section 17:03, I hereby:

MODIFY the grant clause to read as follows: .

In accordance with provisions of Section 17.03 of the LAMe and in accordance withthe Small Lot Subdivision Ordinance 176,354, the Advisory Agency approved the

. Modification of Vestinq Tentative Tract Map' No. -67952, located at 1855 GlendaleBoulevard in the Silver Lake-Echo' Park-Elysian Valley Community Plan, for' amaximum 45 single-famify lots as shown on the map stamp-dated September- 22,2011. 'ThE! project density is based on the RD2 and CM Zones. (The subdivider ishereby advised that the u\MC may not permit this maximum approved density.Therefore, verification should be obtained from the Department of Building andSafety, which will legally interpret the Zoning code as it applies to this particularproperty.) For an appointment with the Subdivision Counter call (213) 978-1362.The Advisory Agency's approval is subject to the foHowing conditions:


MODIFY Con.dition No. 12 to read as follows:

That prior to the recordation of the final map, a suitable arrangementshall be madesatisfactory to the Fire Department, bInding the subdivider and all successors to thefollowing: (M.M) .

a. Submit plot plans for Fire Department approval and review prior to recordation ofTract Action.

b. All "Small Lot' Subdivisions are required to have automatic Fire Sprinkler installed asa part of any new or future construction.

c. Access for Fire Department apparatus and personnel to and into all structures shallbe required.

d. Fire lane width shall not be less than 20 feet. When a fire lane must accommodatethe operation of Fire Department aerial ladder apparatus or where fire hydrants areinstalled, those portions shall not be less than 28 feet in width.

e. Submit plot plans indicating access road and turning area for Fire Departmentapproval

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

g. OnsmalJ lot subdivision, any lots used for access purposes shall be recorded on th?final map as a "Fire Lane".

h. No proposed development utilizing cluster, group, or condominium design of one ortwo family dwellings shalf be more than 150 feet from the edge of the roadway or animproved street, access road, or designed fire lane.

i.' No framing shall be allowed until the roadway is installed to the satisfaction of theFire Department.

j. Any required fire hydrants to be installed shalf be fully operational and accepted bythe Fire Department prior to any building construction.

k. All parking restrictions for fire lane shall be. posted and/or painted prior to anyTemporary Certificate of Occupancy being issued.

"".l. Plans showing areas to be posted and/or painted, "FIRE LANE NO PARKING' shall

be submitted and approved by the Fire Department prior to building permitapplication sign-off.

m. Electric Gates approved by the Fire department shall be tested by the FireDepartment prior to Building and Safety granting a Certificate of Occupancy.


n. No building or portion of a building shall be constructed more than 300 feet from an'approved fire hydrant. Distance shall be computed along the path of travel,

o. A "Top Change" wifl be required on the closest fire hydrant to upgrade from aslnqle2 W' to a double 2 Yz" x 4".

p. This project is located in the very high fire hazard severity zone and shall complywith requirements set forth in the City of Los Angeles Municipal Code 57.25.01.

q. Mitigating measures shall be considered. These mitigation measures shalf include,but not be limited to the following:

t. Boxed-in eavesIf. Single-pane, double thickness (minimum 1/8' thickness) or insulation windows

. "

III. Non-wood sidingIV. Exposed wooden members shall be two inches nominal thicknessV. Noncombustible finishes.

r. AJI homes shall noncombustible roofs (Non-roofs)

s. The brush in the area adjacent to .the proposed development shall be cleared orthinned periodically by the homeowners Association under the supervision of the LosAngeles City Fire Department in order to reduce the risk of brush fires spreading tothe homes.

t. The applicant is further advised that all subsequent contact regarding theseconditions must be with the Hydrant and Access Uit. This would include clarification,verification and condition compliance and plans or building permit application, etc.and shall be accomplished BYAPPOINTMENT ONLY, in order to assure you receiveservice with a minimum amount of waiting please cal! (2130482-6509. You shouldadvise any consultant representing you of this .requirement as well.

MODIFY Condition 19 to read as follows:

That prior to the issuance of the building permit, a copy of ZA 2011-3143(ZV)(ZAA) sharibe submitted to the satisfaction of the Advisory Agency. In the event that ZA 2011-3143(ZV)(ZAA) is not approved, the subdivider shall submit a tract rnodiflcatlon or finalmap shall be recorded.

AI! other findings' and conditions remain unchanged,

Michael J. LoGrandeADVISORY AG N'" :E~~ 'TOKUNAGA 'Deputy Advisory Agen.

JT:TLI:jq


200 N. S!'ltlNCSTR~ET, ROOM525los ANGELES,CA 90012-4801AND

6262 V/oN Nuvs BLVD., SUITE 351VAN Nuvs, CA 91401


WILliAM ROSCHENPIl£SlDENT

REGINA M. FREERVICE-PRESIDENT

SEAN O. aURTONDIEGO CARDOSO


ROBERT LESSINBARBARA ROMEROMICHAEl K. WOO

JAMES WILLIAMSCOMMISSION EXECUTMASSISTmT II

{213} 976·1300


EXECUTIVE OFFICES

ANTONIO R. VILLARAIGOSAMAYOR

Decision Date: March 2,2012

Appeal Period Ends: March 13, 2012

Lance Franklin (A)clo 1855 Glendale Boulevard LLC


Mr. Marc Annotti (0)clo Harridge Development Group, Inc


Timothy Koh (E)Westcon Engineering, Inc.6355 Topanga Canyon BoulevardWoodland Hills, CA 91367

MICHAEL J. LOCRANDEDlRECTO~

lIn} 978·1271

AlAN BEll, Ala'DlPun' DiReCTOR

1213) 978·1272

F:VAYUAN·MCDANIElDENIV DIRECTOR(213) 978·1273

VACANTDEPUTY DlRECTOR(213) 976-1274

fAX: 121) 976·1275

INfORMA liONwww.planning.ladty.org

Joel B. Miller (R)PSOMAS555 South Flower Street, Suite 4400Los Angeles, CA 90071

RE: Tentative Tract No. 67952-M11855 North Glendale BoulevardCouncil District: 13Existing Zone: [O]CM~ 1VL and RD2-1Community Plan: Silver Lake-Echo Park-ElysianValleyCEOA No.: ENV-2011-3144-MNDFish and Game: Exempt

In accordance with provisions of Section 17.03 of the LAMC, the Advisory Agencyapproved the Modification of Vesting Tentative Tract Map No. 67952, located at 1855Glendale Boulevard in the Silver Lake-Echo Park-Elysian Valley Community Plan, for amaximum 45 single-family lots as shown on the map stamp-dated September 22, 2011.The project density is based on the RD2 Zone. (The subdivider is hereby advised that theLAMC may not permit this maximum approved density, Therefore, verification should beobtained from the Department of Building and Safety, which will legally interpretthe Zoningcode as it applies to this particular property.) For an appointment with the SubdivisionCounter call (213) 978-1362. The Advisory Agency's approval is subject to the followingconditions:

NOTE on clearing conditions: When two or more agencies must clear a condition, subdivider should folfowthe sequence 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 67952-M1 PAGE 2

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

1, That a 2-foot wide and variable width strip of land be dedicated along GlendaleBoulevard adjoining the subdivision to complete a 52-foot wide half right-of-waydedication in accordance with Major Highway Standards, including a 20-foot radiusproperty line return at the intersection with Clifford Street all satisfactory to the CityEngineer.

2, That Board of Public Works approval be obtained, prior to the recordation of thefinal map, the removal of any tree in the existing or proposed right-of-way areaassociated with improvement requirements outlined herein. The Bureau of StreetServices, Urban Forestry Division, is the lead agency for obtaining Board of PublicWorks approval for removal of such trees.

3. That the existing future street easement along adjoining the tract be accepted by asuitable resolution. (Glendale Boulevard only)

4. That jf this tract map is approved as "Small Lot Subdivision" then, and if necessaryfor street address purposes all the common access to this subdivision be named onthe final map satisfactory to the City Engineer.

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

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

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

8. That any fee deficit under Work Order No. EXT00449 expediting this project bepaid.

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

9. 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 datedNovember 17, 2011, Log No. 75434 and attached to the case file for Tract No.67952-M1.


DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

10, 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 items 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 permitsand signed inspection cards to show completion of the demolition work.

b. Show all streeUalley dedication(s) as required by Bureau of Engineering andprovide net lot area after dedication. "Area" requirements shall be re-checked as per net lot area after streeUalley dedication.

c. Provide a copy of affidavits PKG-3888, PKG-3570-A, PKG-2994, AFF-36017, AFF-31996, AF-89-563148-L T, and AF-89-147063. Show compliancewith all conditions/requirements of above affidavits(s) as applicable.Termination of above affidavits(s) may be required after the Map has beenrecorded. Obtain approval from Department, on the termination form, priortorecording.

Notes:

Any proposed structures or uses on the site have not been checked for and shallcomply with Building and Zoning Code requirements. Plan Check will be requiredbefore any construction, or change of use.

An appointment is required for the issuance of a clearance letter from theDepartment of Building and safety. The applicant is asked to contact Eric Cabreraat (213) 482-0474 to schedule an appointment.

DEPARTMENT OF TRANSPORTATION

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

a. A minimum of 40-foot reservoir space be provided between any securitygate(s) and the property line.

b. Parking stalls shall be designed so that a vehicle is not required to backinto or out of any public street or sidewalk.

c. Vehicular access to the site shall be limited to Clifford Street and/or DuaneStreet., driveway width shall be Width equals 30 feet Case 2.


d. A parking area and driveway plan be submitted to the Citywide PlanningCoordination Section of the Department of Transportation for approval priorto submittal 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. (MM)

FIRE DEPARTMENT

12. 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: (MM)

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

b. No building or portion of a building shall be constructed more than 300 feetfrom an approved fire hydrant. Distance shall be computed along the path oftravel.

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

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

e. Private streets shall be recorded as Private Streets, AND Fire Lane. Allprivate street plans shall show the words "Private Street and Fire Lane"within the private street easement.

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

g. Plans showing areas to be posted and/or painted, uFIRE LANE NOPARKING" shall be submitted and approved by the Fire Department prior topermit application sign-off.

h. Electric Gates approved by the Fire Department shall be tested by the FireDepartment prior to Building and Safety granting a Certificate of Occupancy.

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

j. All public street and fire lane cul-de-sac shall have the curbs painted redand/or be posted "No Parking at Any Time" prior to issuance of a Certificateof Occupancy or Temporary Certificate of Occupancy for any structures


adjacent to the cul-de-sac.

k. On small lot subdivision, any lots used for access purposes shall be recordedon the final map as "Fire Lane".

L All "Small Lot' Subdivisions are required to have automatic Fire Sprinklerinstalled as part of any new or future subdivision.

LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD)

13. That prior to the issuance of any demolition or grading permit or any other permitallowing site preparation andlor construction activities on the site, satisfactoryarrangements shall be made with the Los Angeles Unified School District,implementing the measures for demolition and construction contained in the LAUSDletter dated January 22,2007 attached to the Tract file. The project site is locatedon the pedestrian and bus routes for students attending Clifford Elementary School.Therefore, the applicant shall make timely contact for coordination to safeguardpedestriansl motorists with the LAUSD Transportation Branch, phone no.323.342.1400, and the principals or designees of Clifford Elementary School and(This condition may be cleared by a written communication from the LAUSDTransportation Branch attesting to the required coordination and/orthe principals ofthe above referenced schools and to the satisfaction of the Advisory Agency). (MM)

BUREAU OF STREET LIGHTING

14. Street light improvements shall be made to the satisfaction of the Bureau of StreetLighting andlor the following street lighting improvements shall be required. (Thiscondition shall be deemed cleared at the time the City Engineer clears Condition S-3. (c).)

New lights required-Three (3) on Glendale Boulevard, two (2) on Clifford Street, andone (1) on Duane Street. Prior to final recordation for this project or issuance of theCertificate of Occupancy, the Developer shall cause owner to give written consent toBureau of Street Lighting for the formation or annexation of the property within theboundary of the development into a Street lighting Maintenance AssessmentDistrict.

INFORMA liON TECHNOLOGY AGENCY

15. 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

16. That the Quimby fee be based on the R3 density. (MM)

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

17. Prior to the recordation of the final map, the subdivlder 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 45 single family lots.

b. Provide a minimum of two covered off-street parking spaces per dwellingunit, plus 17 guest parking spaces. 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 N. SpringStreet, Room 750).

c. That prior to issuance of a certificate of occupancy, a minimum 6-foot-highslumpstone or decorative masonry wall shall be constructed adjacent toneighboring residences, if no such wall already exists, except in requiredfront yard.

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

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

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

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

h. The applicant shall install shielded lighting to reduce any potential


illumination affecting adjacent properties. (MM)

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

19. That priorto the issuance of the building permit orthe recordation ofthe final map, acopy of the ZA 2011-3143 (ZV)(ZAA) shall be submitted to the satisfaction of theAdvisory Agency. In the event that ZA 2011-3143(ZV)(ZAA) is not approved, thesubdivider shall submit a tract modification.

20. That the subdivider shall prepare and execute a Covenant and Agreement tocomply with [Q] Condition(s) per Ordinance No.176,825.

21. Indemnification. The applicant shall defend, indemnify and hold harmless the City,its agents, officers, or employees from any claim, action, or proceeding against theCity or its agents, officers, or employees to attack, set aside, void or annul thisapproval which action is brought within the applicable limitation period. The Cityshall promptly notify the applicant of any claim, action, or proceeding and the Cityshall cooperate fully in the defense. If the City fails to promptly notify the applicantof any claim action or proceeding, or if the City fails to cooperate fully in thedefense, the applicant shall not thereafter be responsible to defend, indemnify, orhold harmless the City.

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

22. That prior to recordation of the final map. the subdivider shall prepare and execute aCovenant and Agreement (Planning Department General Form CP-6770) in amanner satisfactory to the Planning Department requiring the subdivider to identifymitigation monitors who shall provide periodic status reports on the implementationof mitigation items required by Mitigation Condition Nos. 11.d, 12, 13, 16, 17.d, 17.g.17.h, 23 and 24 of the Tract's approval satisfactory to the Advisory Agency. Themitigation monitors shall be identified as to their areas of responsibility, and phaseof intervention (pre-construction, construction, postconstruction/maintenance) toensure continued implementation of the above mentioned mitigation items.

23. 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:

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 and an automaticirrigation plan, prepared by a Landscape Practitioner (Sec. 12.40-0)and to the satisfaction of the decision maker.

VESTING TENTATIVE TRACT MAP NO 67952-M1.

MM-2

MM-3

MM-4

MM-5

MM-6

MM-7

MM-8

MM-9

MM-10

MM-11

PAGE 8

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

The exterior of all buildings and fences shall be free from graffiti whensuch graffiti is visible from a street or alley, pursuantto Municipal CodeSection 91.8104.15.

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

An air filtration system shall be installed and maintained with filtersmeeting or exceeding the ASHRAE Standard 52.2 Minimum EfficiencyReporting Value (MERV) of 11, to the satisfaction of the Department ofBuilding and Safety.

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

Prior to the issuance of grading or building permits, the applicant shallsubmit a geotechnical report, prepared by a registered civil engineer orcertified engineering geologist; to the Department of Building andSafety, for review and approval.

The project shall comply with the Uniform Building Code Chapter 18.Division1 Secfion1804.5 Liquefaction Potential and Soil Strength Loss.

The geotechnical 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.

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.

The project shall comply with the conditions contained within theDepartment of Building and Safety's Geology and Soils ReportApproval Letter for the proposed project, and as it may be subsequentlyamended or modified.

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

Only low- and non-VOC-containing paints, sealants, adhesives, andsolvents shall be utilized in the construction of the project.

(Asbestos) Prior to the issuance of any permit for the demolition oralteration of the existing structure(s), the applicant shall provide a letterto the Department of Building and Safety from a qualified asbestosabatement consultant indicating that no Asbestos-Containing Materials(ACM) are present in the building. If ACMs are found to be present, itwill need to be abated in compliance with the South Coast Air QualityManagement District's Rule 1403 as well as all other applicable Stateand Federal rules and regulations.

(Lead Paint) Prior to issuance of any permit for the demolition oralteration of the existing structure(s), a lead-based paint survey shall beperformed to the written satisfaction of the Department of Building andSafety. Should lead-based paint materials be identified, standardhandling and disposal practices shall be implemented pursuant toOSHA regulations.

(Polychlorinated Biphenyl- Commercial and Industrial Buildings)Prior to issuance of a demolition permit, a polychlorinated biphenyl(PCB) abatement contractor shall conduct a survey of the project site toidentify and assist with compliance with applicable state and federalrules and regulation governing PCB removal and disposal.

All vehicle/equipment maintenance, repair, and washing shall beconducted away from storm drains.

All major repairs shall be conducted off-site. Drip pans or drop clothesshall be used to catch drips and spills.

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

Dumpsters shall be covered and maintained. Uncovered dumpstersshall be placed under a roof or be covered with tarps or plasticsheeting.

The applicant shall comply with mitigation measures required by thisMND.

Parking lots located adjacent to residential buildings shall have a soliddecorative wall adjacent to the residential.

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The plans shall incorporate the design guidelines relative to security.semi-public and private spaces. which may include but not be limited toaccess control to building, secured parking facilities, walls/fences withkey systems, well-illuminated public and semi-public space designedwith a minimum of dead space to eliminate areas of concealment,location of toilet facilities or building entrances in high-foot traffic areas,and provision of security guard patrol throughout the project site ifneeded. Please refer to "Design Out Crime Guidelines: CrimePrevention Through Environmental Design". published by the LosAngeles Police Department. Contact the Community Relations Division,located at 100 W. 1st Street, #250, Los Angeles, CA 90012; (213) 486-6000. These measures shall be approved by the Police Departmentprior to the issuance of building permits.

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.

The project shall comply with the Bureau of Engineering's requirementsfor street dedications and improvements that will reduce traffic impactsin direct portion to those caused by the proposed project'simplementation ..

(Subdivision) Pursuant to Section 17.12-Aor 17.58of the LosAngelesMunicipal Code, the applicant shall pay the applicable Quimby fees forthe construction of dwelling units.

The developer shall install appropriate traffic signs around the site toensure pedestrian and vehicle safety. The applicant shall submit aparking and driveway plan that incorporates design features that reduceaccidents, to the Bureau of Engineering and the Department ofTransportation for approval.

If conditions dictate, the Department of Water and Power may postponenew water connections for this project until water supply capacity isadequate. Install high-efficiency toilets (maximum 1.28 gpf). includingdual-flush water closets, and high-efficiency urinals (maximum 0.5 gpf),including no-flush or waterless urinals, in all restrooms as appropriate.Install restroom faucets with a maximum flow rate of 1.5 gallons perminute. A separate water meter (or submeter), flow sensor, and mastervalve shutoff shall be installed for all landscape irrigation uses.

Single-pass cooling equipment shall be strictly prohibited from use.Prohibition of such equipment shall be indicated on the building plansand incorporated into tenant lease agreements. (Single-pass cooling


refers to the use of potable water to extract heat from processequipment, e.g. vacuum pump, ice machines, by passing the waterthrough equipment and discharging the heated water to the sanitarywastewater system.)

24. Construction Mitigation Conditions - Prior to the issuance of a grading or buildingpermit, 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/complainttelephone number that provides contact to a live voice, not a recording or voicemail, during all hours of construction, the construction site address, and the tractmap number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYS BEFORECONSTRUCTION IS TO BEGIN.

a, Locate the sign in a conspicuous place on the subject site or structure(if developed) so that the public can easily read it. The sign must besturdily 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, All unpaved demolition and construction areas shall be wetted at leasttwice daily during excavation and construction, and temporary dust coversshall be used to reduce dust emissions and meet SCAQMD District Rule403. Wetting could reduce fugitive dust by as much as 50 percent.

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

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

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

CM-6. All clearing, earth moving, or excavation activities shall be discontinued


during periods of high winds (i.e., greater than 15 mph), so as to preventexcessive amounts of dust.

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

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

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

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

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

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

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

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

CM-15. Stockpiles and excavated soil shall be covered with secured tarps or plasticsheeting.

CM-16. 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-17. Clean up leaks, drips and spills immediately to prevent contaminated soilon paved surfaces that can be washed away into the storm drains.

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

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

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

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

DEPARTMENT OF CITY PLANNING-STANDARD SINGLE-FAMilY CONDITIONS

SF-1. That approval of this tract constitutes approval of model home uses, including asales office and off-street parking. If models are constructed under this tractapproval, 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,10and 11 and Section 17.05-0 of the LAMC shall be fully complied withsatisfactory to the Department of Building and Safety.

SF-2. Prior to obtaining any grading or building permits before the recordation of the finalmap, a landscape plan shall prepared by a licensed landscape architect, besubmitted to and approved by the Advisory Agency in accordance with CP-6730.The landscape plan shall identify tree replacement on a 1:1 basis by a minimum of24-inch box trees for the unavoidable loss of desirable trees on the site.

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

BUREAU OF ENGINEERING - STANDARD CONDITIONS

8-1. (a) That the sewerage facilities charge be deposited prior to recordation of the


final map over all of the tract in conformance with Section 64.11.2 of theMunicipal Code.

(b) That survey boundary monuments be established in the field in a mannersatisfactory to the City Engineer and located within the Califomia CoordinateSystem prior to recordation of the final map. Any alternative measureapproved by the City Engineer would require prior submission of completefield notes in support of the boundary survey.

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

(d) That any necessary sewer, street, drainage and street lighting easements bededicated. In the event it is necessary to obtain off-site easements byseparate instruments, records of the Bureau of Right-of-Way and Land shallverify that such easements have been obtained. The above requirements donot apply to easements of off-site sewers to be provided by the City.

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

(f) That satisfactory street, sewer and drainage plans and profiles as required,together with a lot grading plan of the tract and any necessary topography ofadjoining 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 t-toot 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.

0) That any 1-foot future street andlor alley adjoining the tract be dedicatedfor public use by the tract, or that a suitable resolution of acceptance betransmitted to the City Council with the final map.

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

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

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


constructed herein:

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

(b) Make satisfactory arra ngements with the Department of T rafflc 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 easementsshall 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 Urban Forestry Division ofthe Bureau of Street Maintenance. All street tree plantings shall be broughtup to current standards. When the City has previously been paid for treeplanting, the subdivider or contractor shall notify the Urban ForestryDivision «213) 485-5675) upon completion of construction to expedite treeplanting.

(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 complywith 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:

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.

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 (Background)

Public Hearing

The public hearing for the tract modification request was held on Wednesday, January 18,2012 at the Los Angeles City Hall. The hearing was conducted concurrently with the ZoningAdministrator's hearing for Case No. ZA 2011~3143(ZV)(ZAA). The hearing was attendedby the applicant's representative and representative of the Greater Echo Park ElysianNeighborhood Council. The applicant's representative presented the details of the projectand the associated entitlement requests. The representative requested a merger of the


conditions from the original tract approval and those from the modification, into onedocument. Also, the representative requested a waiver of the requirement to provide a 5-foot landscape buffer.

The representative from the Neighborhood Council supported the project, but requestedthe applicant agree to accept terms of the letter from the Neighborhood Council datedJanuary 18, 2012. The terms require the applicant to: 1) implement a Local Hiring/FirstSource program to promote hiring for non-exempt (hourly employees and subcontractoropportunities during construction of the project, 2) to procure goods/service from within theGEPENC boundary area, and 3) to set aside a public easement for the placement of afuture "Welcome to Echo Park" sign.

The applicant's representative agreed to accept the request from the NeighborhoodCouncil and volunteered to incorporate the conditions of approval. The request to waivethe 5-foot landscape buffer will considered along with the Zoning Administrators case file.

FINDINGS OF FACT (CEQA)

The Department of City Planning issued Mitigated Negative Declaration ENV-2011-3144-MND on January 25, 2012. The Department found that potential negative impact couldoccur from the project's implementation due to:

Aesthetics (visual character, light);Air Quality (construction, operational);Geology and Soils (construction, seismic, liquefaction);Hazards and Hazardous Materials (asbestos);Hydrology and Water Quality (stormwater);NOise (construction, operational);Public Services (fire, police, schools, street improvements);Recreation (parks);Transportation/Circulation (emergency access); andUtilities (solid waste).

The Deputy Advisory Agency, certifies that Mitigated Negative Declaration No. ENV-2Q11-3144-MND reflects the independent judgment of the lead agency and determined thatthisproject 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 No (s.) 11.d, 12, 13, 16, 17.d, 17.g. 17.h, 23 and 24 of theTract's approval. 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, and risk of upset areconcerned. 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 Gamefees (AB-3158).

In accordance with Section 21081.6 ofthe Public Resources Code (AB-3180), the DeputyAdvisory Agency has assured that the above identified mitigation measures will beimplemented by requiring reporting and monitoring as specified in Condition No.13.

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

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Vesting Tentative Tract Map No. 67952-M1, theAdvisory Agency of the City of Los Angeles, pursuant to Sections 66473.1,66474.60, .61and .63 of the State of California Government Code (the Subdivision Map Act), makes theprescribed findings as follows:

a. THE PROPOSED MAP WILL BEllS CONSISTENT WITH APPLICABLE GENERALAND SPECIFIC PLANS.

The adopted Silver Lake-Echo Park-Elysian Valley Community Plan designates thesubject property for Commercial Manufacturing and Low Medium II Residentialland use with the correspondingzone(s) of CM, P, RD1.5, RD2, RW2, and RZ2.5.The property contains approximately 62,734 net square feet after requireddedication) and is presently zoned [Q]CM-1VL and RD2-1VL. The proposeddevelopment of 45 single family lots is allowable under the current adopted zonesand the land use designations. The project will provide much needed new homeownership opportunities for the Community Plan area. The existing tenants will beprovided with relocation assistance pursuant to the Los Angeles HousingDepartment's applicable ordinances.

The site is not subject to the Specific Plan for the Management of Flood Hazards(f1oodways, floodplains, mud prone areas, coastal high-hazard and flood-relatederosion hazard areas).

Therefore, as conditioned, the proposed tract map is consistent with the intent andpurpose of the applicable General and Specific Plans.

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

Glendale Boulevard is a designated IMajor Highway dedicated to a 1OO-foot widththat at the project's street frontage. This project is not subject to any Specific Plan


requirements. The proposed project will provide 107 parking spaces in whichexceeds the Los Angeles Municipal Code and the Deputy Advisory Agency'sparking policy for condominium projects in non-parking congested areas. Asconditioned the design and improvements of the proposed project are consistentwith the applicable General and Specific Plans.

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

The site is currently developed with light industrial use. The development of thistract is an infill of an otherwise mix-density 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 tract has been approved contingent upon the satisfaction of the Department ofBuilding and Safety. Grading Division prior to the recordation of the map andissuance of any permits.

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

Adjacent land uses are to the east across Glendale Boulevard are retail/commercialand associated parking in the C1.S-1VL Zone; to the south across Clifford Street isa single-family dwelling and duplex in the RD2-1VL Zone and warehouse/retail inthe [Q]CM-1VL Zone; to the west are single-family dwellings and multi-familydwellings in the RD2-1VL Zone, and to the north across Duane Street, a park andGlendale on/off ramp in the PF-1XL Zone. The proposed project would provide anappropriate transitional development between the existing light industrial useslocated on the property and single-family and multi-family residential uses adjoiningthe site to the west. The proposed project would provide 45 single family lots for 45single family dwellings. The proposed project will comply with all L.A.M,erequirements for parking, yards, and open space. As conditioned the proposed tractmap is physically suitable for the proposed density of the development.

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

The Initial Study prepared for the project identifies no potential adverse impact onfish or wildlife resources as far as earth, air, water, plant life, animal life, and risk ofupset are concerned. Furthermore, the project site, as well as the surrounding areais presently developed with structures and does not provide a natural habitat foreither fish or wildlife.


In light of the above, the project qualifies for the De Minimis Exemption for Fish andGame fees (AB-3158).

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

There appear to be no potential public health problems caused by the design orimprovement 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 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 publicsewer system and will have only a minor incremental impact on the quality of theeffluent from the Hyperion Treatment Plant.

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

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


construction techniques, such as overhanging eaves, location of windows,insulation, exhaust fans; planting of trees for shade purposes and the heiqht of thebuildings on the site in relation to adjacent development.

These findings shill I apply to the tentative and final maps for Tract Map No. 67952-M1.

Michael J. LoGrandeAdvisory Agency

1MTOKUNAGA e-yJt-..Deputy Advisory A9/r{cy

JT:TLI:jq

Note: If you wish to file an appeal, it must be filed within 10 calendar days from thedecision date as noted in this letter. For an appeal to be valid to the East LosAngeles Area Planning Commission, it must be accepted as complete by the CityPlanning Department and appeal fees paid, prior to expiration of the above 10-davtime limit. Such appeal must be submitted on Master Appeal Form No. CP-7769 atthe 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/pln.

If you seek judicial review of any decision of the City pursuant to California Code ofCivil Procedure Section 1094.5, the petition for writ of mandate pursuant to thatsection must be filed no later than the 90th day following the date on which theCity's decision became final pursuant to California Code of Civil Procedure Section1094.6. There may be other time limits which also affect your ability to seekjudicialreview.

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

DfPARTMENT OFCITY PlANNING

200 N. SPIIING Smu, ROOM 525los ANGElES, CA. 90012-4501

CITY PLANNING COMMISSIONJANE ElliSON USHER

PRESIOOITANDR£S F.IRLANDO

VICf·i'IIIW!'N'rDIEGO CAROOSOREGINA" fREER

ROBIN R. HUGHESSABRINA KAY

FR. SPENCER T.I<£ZlOSWillIAM ROSCHENMICHAEl It WOO

GABRIELE WlLLIMiSCOMMI5gQN EXlQ/TMIISlOSTANT

(213) 978-1300


EXECUTIVE OffiCES

S. GAil GOLDBERG, AICPOIJU'CTO~

(213) 978·1271

GORDON B. HAMILTONOmITY DIltECTOR(213) 978·1272

ROBERT H. SunONDEl'lITYOIRE<;TOR(213) 978·1274

FAX: (213) 978·1275ANTONIO R. VILLARAIGOSA

MAYOR INFORMATION(213) 9711-1270

www.laclty.orgIPlN

Decision Date: February 15. 2007

Appeal Period Ends: February 26.2007

Mayk Martirosian (E)Techna Land Company1545 North Verdugo Road, Suite 2Glendale, CA 91208

.RE: Tentative Tract No. 679521855 North Glendale BoulevardCouncil District: 13Existing Zone: [Q]CM-1VL and RD2-1Community Plan: Silver Lake-Echo Park-

Elysian ValleyCEQA No.: ENV-2006-1293-MNDFish and Game: Exempt

Silver Lake Skyline. LLC (A)(O)14524 Delano Street, Suite 200Van Nuys, CA 91411

in accordance with provisions of Section 17.03 of the Los Angeles Municipal Code, theAdvisory Agency approved Tentative Tract Map No. 67952 composed of one-lot,located at 1855 North Glendale Boulevard for a new maximum 67-unlt residentialcondominium as shown on map stamp-dated November 30. 2006 in the Silver Lake-Echo Park-Elysian Valley Community Plan. This unit density is based on the CM andRD2 Zones. (The subdivider is hereby advised that the Mynicipal Code may not permitthis maximum approved density. Therefore, verification should be obtained from theDepartment of Building and Safety, which will legally interpret the Zoning code as itapplies to this particular property.) For an appointment with the Subdivision Countercall (213) 978-1362. The Advisory Agency's approval is subject to the followingconditions:

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

AN EQUAL EMPLOYMENT OPPORTUNITY - AFFIRMATIVE ACTION EMPLOYER

TENTATIVE TRACT NO. 67952

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

Page 2

1. That a 2-foot wide and variable width strip of land be dedicated along GlendaleBoulevard adjoining the subdivision to complete a 52-foot wide half right-of-waydedication in accordance with Major Highway Standards. including a 20-footradius property line retum at the intersection with Clifford Street all satisfactory tothe City Engineer.

2. That Board of Public Works approval be obtained, prior to the recordation of thefinal map, the removal of any tree in the existing or proposed right-of-way areaassociated with improvement requirements outlined herein. The Bureau of StreetServices, Urban Forestry Division, is the lead agency for obtaining Board ofPublic Works approval for removal of such trees.

3. That the existing future street easement along adjoining the tract be accepted bya suitable resolution. (Glendale Boulevard only)

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

4. That prior to issuance of a grading or building permit. or prior to recordation ofthe final map, the subdivider shall make suitable arrangements to assurecompliance, satisfactory to the Department of Building and Safety, GradingDivision, with all the requirements and conditions contained in Inter-DepartmentalLetter dated January 19, 2007, Log No. 56462 and attached to the case file forTract No.67952.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

5. 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. Show all street/alley dedication(s) as required by Bureau of Engineeringand provide net lot area after dedication. "Area" requirements shall be re-checked as per net lot area after street/alley dedication.

TENTATIVE TRACT NO. 67952 Page 3

Notes:

Any proposed structures or uses on the site have not been checked for and shallcomply with Building and Zoning Code requirements. Plan Check will be requiredbefore any construction, or change of use.

An appointment is required for the issuance of a clearance letter from the Department ofBuilding and safety. The applicant is asked to contact Eric Cabrera at (213) 482-0474to schedule an appointment.

DEPARTMENT OF TRANSPORTATION

6. That prior to recordation of the final map. satisfactory arrangements shall bemade with the Department of Transportation to assure;

a. A minimum of 40-foot reservoir space be provided between any securitygate{s) and the property line.

b. Parking stalls shall be designed so that a vehicle is not required to backinto or out of any public street or sidewalk.

c. Vehicular access to the site shall be limited to Clifford Street. and/orDuane Street., driveway width shall be Width equals 30 feet Case 2,

d. 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 201 N.Figueroa Street Suite 400, Station 3. (MM)

FIRE DEPARTMENT

7. 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: (MM)

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

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


c. 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.

d. Adequate off-site public and on-site private fire hydrants may be required.Their number and location to be determined after the Fire Departmentreview of the plot plan.

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

f. Fire lanes where required and dead ending streets shall terminate in a cul-de-sac or other approved tuming area. No dead ending street or fire laneshall be. greater than 700 feet in length or secondary access shall berequired.

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

g. Any required fire hydrants to be installed shall be fully operational andaccepted by the Fire Department.

h. Plans showing areas to be posted and/or painted, "Fire Lane No Parking"shall be submitted and approved by the Fire Department priorto building permit application sign-off.

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

LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD)

8. That orior to the issuance of any demolition or grading permit or any other permitallowing site preparation and/or construction activities on the site, satisfactoryarrangements shall be made with the Los Angeles Unified School District,implementing the measures for demolition and construction contained in theLAUSD letter dated January 22,2007 attached to the Tract file. The project siteis located on the pedestrian and bus routes for students attending CliffordElementary School. Therefore, the applicant shall make timely contact forcoordination to safeguard pedestrians/ motorists with the LAUSD TransportationBranch. phone no. 323.342.1400, and the principals or designees of CliffordElementary School and {This condition may be cleared by a written

TENTATIVE TRACT NO. 67952 PageS

communication from the LAUSD Transportation Branch attesting to the requiredcoordination and/or the principals of the above referenced schools and to thesatisfaction of the Advisory Agency). (MM)

BUREAU OF STREET LIGHTING

9. Street light improvements shall be made to the satisfaction of the Bureau ofStreet Lighting and/or the following street lighting improvements shall berequired. (This condition shall be deemed cleared at the time the City Engineerclears Condition S~3.(c).)

New lights required-Three (3) on Glendale Boulevard, two (2) on Clifford Street,and one (1) on Duane Street. Prior to final recordation for this project orissuance of the Certificate of Occupancy, the Developer shall cause owner togive written consent to Bureau of Street Lighting for the formation or annexationof the property within the boundary of the development into a Street LightingMaintenance Assessment District.

INFORMATION TECHNOLOGY AGENCY

10. 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 Section 17.05N. Written evidence of sucharrangements must be submitted to the Information Technology Agency, 200 N.Main Street. 12th Floor, Los Angeles, CA 90012, (213) 922.8363.

DEPARTMENT OF RECREATION AND PARKS

11. That the Quimby fee be based on the R3 density. (MM)

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

12. 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 67 dwelling units.

(b) Provide a minimum of two covered off-street parking spaces per dwellingunit, plus 1/4 guest parking spaces per dwelling. All guest spaces shall bereadily accessible, conveniently located, specifically reserved for guest


parking, posted and maintained satisfactory to the Department of Buildingand Safety.

If guest parking spaces are gated, a voice response system shall beinstalled at the gate. Directions to guest parking spaces shall be clearlyposted. Tandem parking spaces shall not be used for guest parking.

In addition, prior to issuance of a building permit, a parking plan showingoff- street parking spaces, as required by the Advisory Agency, besubmitted for review and approval by the Department of City Planning(200 N. Spring Street, Room 750).

c. That prior to issuance of a certificate of occupancy. a minimum 6-foot-highslumpstone or decorative masonry wall shall be constructed adjacent toneighboring residences, if no such wall already exists, except in requiredfront yard.

d. The applicant shall install an air 1:iltrationsystem(s) to reduce the effects ofdiminished air quality on occupants of the project. (MM)

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

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

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

h. The applicant shall install shielded lighting to reduce any potentialillumination affecting adjacent properties.

13. That the subdivider shall prepare and execute a Covenant and Agreement tocomply with [a] Condition(s) per Ordinance No.176.825.

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

14. 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 Planning


Department requiring the subdivider to identify (a) mitigation monitor(s) who shallprovide periodic status reports on the implementation of mitigation items requiredby Mitigation Condition No(s.) 6d, 7, 8, 12d, 12g, 15, and 16 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, postconstruction/maintenance) to ensure continuedimplementation of the above mentioned mitigation items.

15. 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.

MM-2

MM-3

MM-4

MM-5

MM-6

MM-7

MM-8

Grading shall be kept to a minimum.

Natural features, such as prominent knolls or ridge lines shall bepreserved.

Project shall comply with the City's Hillside DevelopmentGuidelines.

AU 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 landscapearchitect to the satisfaction of the decision maker.

The trees shall be dispersed within the parking area so as to shadethe surface parking area and shall be protected by a minimum 6-inch high curb, and landscape. Automatic irrigation plan shall beapproved by the City Planning Department.

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 othersimilar material, pursuant to Municipal Code Section 91.8104.

The exterior of all buildings and fences shall be free from graffitiwhen such graffiti is visible from a public street or alley, pursuant toMuniCipalCode Section 91.8104.15.

A minimum five-foot wide landscape buffer shall be plantedadjacent to the residential use.


MM-9

MM-10

MM-11

MM-12

MM-13

MM-14

A landscape plan prepared by a licensed Landscape Architect to besubmitted and approved by the City Planning Department.

Outdoor lighting shall be designed and installed with shielding, sothat the light source cannot can be seen from adjacent residentialproperties.

The project shall comply with the Uniform Building Code Chapter18. Division1 Section1804.5 Liquefaction Potential and SoilStrength Loss which requires the preparation of a geotechnicalreport. The geotechnical report shall assess potentialconsequences of any liquefaction and soil strength loss, estimationof settlement, lateral movement or reduction in foundation soil-bearing capacity. and discuss mitigation measures that may includebuilding design consideration.

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.

Prior to the issuance of the demolition permit, the applicant shallprovide a letter to the Department of Building and Safety from aqualified asbestos abatement consultant that no ACM are presentin the building. If ACM are found to be present, it will need to beabated in compliance with the South Coast Air Quality ManagementDistrict's Rule 1403 as well as all other state and federal rules andregulations.

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

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


MM-16

MM-19

MM-20

MM-21

MM-22

MM-23

MM-24

MM-25

MM-26

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

Maximize trees and other vegetation at each site by plantingadditional vegetation, clustering tree areas, and promoting the useof native and/or drought tolerant plants.

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

Reduce impervious surface area by using permeable pavementmaterials where appropriate, including: pervious concrete/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 prohibits the dumping of improper materialsinto the storm drain system adjacent to storm drain inlets.Prefabricated stencils can be obtained from the Dept. of PublicWorks, Storm water Management Division.

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

Legibility of stencils and signs must be maintained.

Materials with the potential to contaminate storm water must be: (1)placed in an enclosure such as, but not limited to, a cabinet, shed,or similar storm water conveyance system; or (2) protected bysecondary containment structures such as berms, dikes, or curbs.

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

The owner(s) of the property will prepare and execute a covenantand agreement (Planning Department General form CP-6770)satisfactory to the Planning Department binding the owners to post


MM-27

MM-29

MM-30

MM-31

MM-32

MM-33

MM-34

construction maintenance on the structural BMPs in accordancewith the Standard Urban Storm water Mitigation Plan and or permanufacturer's instructions.

Concrete, not metal, shall be used for construction of parkingramps.

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

Parking lots located adjacent to residential buildings shall have asolid decorative wall adjacent to the residential.

A minimum five-foot wide landscape buffer shall be plantedadjacent to the residential use.

A landscape plan prepared by a licensed Landscape Architect shallbe submitted and approved by the decision maker.

All exterior windows having a line of sight of Glendale Boulevard(noise source) shall be constructed with double-pane glass and useexterior wall construction which provides a Sound TransmissionClass of 50 or greater as defined in UBC No. 35-1, 1979 edition orany amendment thereto.

The applicant, as an alternative, may retain an acoustical engineerto submit evidence, along with the application for a building permit,any alternative means of sound insulation sufficient to mitigateinterior noise levels below a CNEL of 45 dBA in any habitableroom.

The following recommendations of the Fire Department relative tofire safety shall be incorporated into the building plans, whichincludes the submittal of a plot plan for approval by the FireDepartment either prior to the recordation of a final map or theapproval of a building permit. The plot plan shall include thefollowing minimum desiqn features: fire lanes, where required, shallbe a minimum of 20 feet in width; all structures must be within 300feet of an approved fire hydrant, and entrances to any dwelling unitor guest room shall not be more than 150 feet in distance inhorizontal travel from the edge of the roadway of an improvedstreet or approved fire lane.


MM-35

MM-36

MM-37

MM-38

MM-39

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MM-41

Incorporate into the plans the design guidelines relative to security,semi-public and private spaces, which may include but not belimited to access control to building, secured parking facilities,walls/fences with key systems, well-illuminated public and semi-public space designed with a minimum of dead space to eliminateareas of concealment, location of toilet facilities or buildingentrances in high-foot traffic areas, and provision of security guardpatrol throughout the project site if needed. Please refer to Designout Crime GUidelines: Crime Prevention Through EnvironmentalDesign published by the Los Angeles Police Department's CrimePrevention Section (located at Parker Center. 150 N. Los AngelesStreet, Room 818, Los Angeles, (213) 485-3134. These measuresshall be approved by the Police Department prior to the issuance ofbuilding permits.

The developer should install appropriate traffic signs around thesite to ensure pedestrian and vehicle safety.

Haul route scheduling should be sequenced to minimize conflictswith pedestrians, school buses and cars at the arrival and dismissaltimes of the school day. Haul route trucks shall not be routed pastthe school during periods when school is in session especiallywhen students are arriving or departing from the campus.

There shall be no staging or parking of construction vehicles,including vehicles to transport workers on any of the streetsadjacent to the school.

Due to noise impacts on the schools, no construction vehicles orhaul trucks may be staged or idled on these streets during schoolhours.

Fences shall be constructed around the site to minimizetrespassing. vandalism, short-cut attractions and attractivenuisances.

Per Section 17.12-A of the LAMC, the applicant shall pay theapplicable Quimby fees for the construction of condominiums, orRecreation and Park fees for construction of apartment buildings.


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

CM-1. That a sign be required on site clearly stating a contact/complainttelephone number that provides contact to a live voice, not arecording or voice mail, during all hours of construction, theconstruction site address, and the tract map number. YOU AREREQUIRED TO POST THE SIGN 7 DAYS BEFORECONSTRUCTION IS TO BEGIN.

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

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

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

CM-2. All unpaved demolition and construction areas shall be wetted atleast twice daily during excavation and construction, and temporarydust covers shall be used to reduce dust emissions and meetSCAQMD District Rule 403. Wetting could reduce fugitive dust byas much as 50 percent.

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

CM-4. All loads shall be secured by trimming, watering or otherappropriate means to prevent s

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


CM-6.

CM-7.

CM-8.

CM-9.

CM-10.

CM-11.

CM-12.

CM-13.

CM-15.

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

General contractors shall maintain and operate constructionequipment so as to minimize exhaust emissions.

The project shall comply with the City of Los Angeles NoiseOrdinance No. 144,331 and 161,574, and any subsequentordinances, which prohibit the emission or creation of noise beyondcertain levels at adjacent uses unless technically infeasible.

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

Construction and demolition activities shall be scheduled so as toavoid operating several pieces of equipment simultaneously, whichcauses high noise levels.

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

The project sponsor must comply with the Noise InsulationStandards of Title 24 of the California Code Regulations, whichinsure an acceptable interior noise environment.

Excavation and grading activities shall be scheduled during dryweather periods. If grading occurs during the rainy season(October 15 through April 1), construct diversion dikes to channelrunoff around the site. Line channels with grass or roughenedpavement to reduce runoff velocity.

Stockpiles and excavated soil shall be covered with secured tarpsor plastic sheeting.

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 betaken to an appropriate landfill. Toxic wastes must be discarded ata licensed regulated disposal site.


CM-16.

CM-17.

CM-19.

CM-20.

Clean up leaks, drips and spills immediately to preventcontaminated soil on paved surfaces that can be washed away intothe storm drains.

Do not hose down pavement at material spills. Use dry cleanupmethods whenever possible.

Cover and maintain dumpsters. Place uncovered dumpsters undera roof or cover with tarps or plastic sheeting.

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

Conduct all vehicle/equipment maintenance, repair, and washingaway from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes 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 (0) 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 plotplan for approval by the Division of Land Section of the Department ofCity Planning showing the location of the model dwellings, sales officeand off-street parking. The sales office must be within one of the modelbuildings.

2. All other conditions applying to Model Dwellings under Section 12.22A.10 and 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"Agreement for Development of Units for Lease or Sale ("15% Ordinance")"covenant. to benefit the Housing Authority, for certification of the development inaccordance with Section 12.39A. Arrangements shall be made with theDepartment of Building and Safety, Zoning Section - Subdivisions(213.482.0000) to approve the covenant format, prior to recording the covenant.


C-3. Prior to the recordation of the final map, the subdivider shall payor 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 submittedto and approved by the Advisory Agency in accordance with CP-6730 prior toobtaining any grading or building permits before the recordation of the final map.

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

C-5. In order to expedite the development, the applicant may apply for a buildingpermit for an apartment building. However, prior to issuance of a building permitfor apartments, the registered civil engineer. architect or licensed land surveyorshall certify in a letter to the Advisory Agency that all applicable tract conditionsaffecting the physical design of the building andlor site, have been included intothe building plans. Such letter is sufficient to clear this condition. In addition. allof the applicable tract conditions shall be stated in full on the building plans and acopy of the olans shall be reviewed and approved by the Advisory Agency priorto 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 acquirea building permit for a condominium building(s). Such letter is sufflclent to clearthis condition.

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 fina' 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, tire 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 asrequired, together with a lot grading plan of the tract and any necessarytopography of adjoining areas be submitted to the City Engineer.

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

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

(I) That t-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 timeas they are accepted for public use.

0) 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 exceed 15%.

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

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

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


(b) Construct any necessary drainage facilities.

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

(d) Plant street trees and remove any existing trees within dedicated streetsor proposed dedicated streets as required by the Street Tree Division ofthe Bureau of Street Maintenance. All street tree planting's shall bebrought up to current standards. When the City has previously been paidfor tree planting. the subdivider or contractor shall notify the Street TreeDivision «213) 485-5675) upon completion of construction to expedite treeplanting.

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

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

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

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

(i) That the following improvements be either constructed prior to recordationof the final map or that the construction be sultabty 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 will be required.

b. Remove and reconstruct the existing catch basin along CliffordStreet adjoining the subdivision in connection with street wideningrequired herein.

c. Improve Glendale Boulevard being dedicated and adjoining thetract by the construction of an 12-foot full width concrete sidewalkwith tree wells including any necessary removal and reconstructionof the existing improvements all satisfactory to the City Engineer.

d. Improve Clifford Street adjoining the subdivision except in thevicinity of the pedestrian tunnel entrance by the construction of thefollowing:


(1) A concrete curb, a concrete gutter, and a 10-foot full widthconcrete sidewalk with tree wells.

(2) Suitable surfacing to join the existing pavement and tocomplete a 20-foot half roadway.

(3) Any necessary removal and reconstrtuction of existingimprovements.

(4) The necessary transitions to join the existing improvementsatl satisfactory to the City Engineer.

NOTES:

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

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

Satisfactory arrangements shall be made with the Los Angeles Department of Waterand Power, Power Systemf to pay for removal, relocation, replacement or adjustment ofpower facilities due to this development The subdivider must make arrangements forthe underground instalJationof all new tility lines in conformance with Section 17.05N ofthe Los 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,as required 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 energysaving design features which can be incorporated into the final building plans for thesubject development. As part of the Total Energy Management Program of theDepartment of Water and Power, this no-cost consultation service will be provided tothe subdivider upon his request.


Indemnification. The applicant shall defend. indemnify and hold harmless the City, itsagents, officers, or employees from any claim, action, or proceeding against the City orits agents, officers, or employees to attack, set aside, void or annul this approval whichaction is brought within the applicable limitation period. The City shall promptly notifythe applicant of any claim, action, or proceeding and the City shall cooperate fully in thedefense. If the City fails to promptly notify the applicant of any claim action orproceeding, or if the City fails to cooperate fully in the defense. the applicant shall notthereafter be responsible to defend, indemnify, or hold harmless the City.

FINDINGS OF FACT (CEQA)

The Department of City Planning issued Mitigated Negative Declaration ENV-2006-1293-MND on November 22. 2006. The Department found that potential negativeimpact could occur from the project's implementation due to:

Aesthetics (visual character, light);Air Quality (construction. operational);Geology and Soils (construction, seismic,liquefaction);Hazards and Hazardous Materials (asbestos);Hydrology and Water Quality (stormwater);Noise (construction, operational);Public Services (fire, police, schools, street improvements);Recreation (parks);Transportation/Circulation (emergency access); andUtilities (solid waste).

The Deputy Advisory Agency, certifies that Mitigated Negative Declaration No. ENV-2006-1293-MND reflects the independent judgement of the lead agency and determinedthat this project would not have a significant effect upon the environment provided thepotential impacts identified above are mitigated to a less than significant level throughimplementation of Condition No (s.) 6d, 7, 8, 12d, 129, 15 and 16 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 fishor wildlife resources as far as earth, air, water, plant life, animal life, and risk of upsetare concerned. Furthermore, the project site, as well as the surrounding area ispresently developed with structures and does not provide a natural habitat for either fishor wildlife. In light of the above, the project qualifies for the De Minimis Exemption forFish and Game fees (AB-3158).


In accordance with Section 21081.6 of the Public Resources Code (AB~3180), theDeputy Advisory Agency has assured that the above identified mitigation measures willbe implemented by requiring reporting and monitoring as specified in Condition NO.14.

The custodian of the documents or other material which constitute the record ofproceedings upon which the Advisory Agency's decision is based are located with theCity of Los Angeles, Planning Department located at 200 North Spring Street, Room750, Los Angeles, California 90012.

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Tentative Tract Map No. 67952, the Advisory Agencyof the City of Los Angeles, pursuant to Sections 66473.1. 66474.60, .61 and .63 of theState of California Government Code (the Subdivision Map Act), makes the prescribedfindings as follows:

(a) THE PROPOSED MAP WILL BEllS CONSISTENT WITH APPLICABLEGENERAL AND SPECIFIC PLANS.

The adopted Silver Lake-Echo Park-Elysian Valley Community Plan designatesthe subject property for Commercial Manufacturing and Low Medium IIResidential land use with the corresponding zone(s) of CM, P, and RD1.5, RD2,RW2, and RZ2.5 respectively. The property contains approximately 62,734 netsquare feet after required dedication and is presently zoned [Q]CM-1VL andRD2-1VL. The proposed development of 67 residential condominiums isallowable under the current adopted zones and the land use desiqnatlons, Theproject will provide much needed new home ownership opportunities for theCommunity Plan area. The existing tenants will be provided with relocationassistance pursuant to the Los Angeles Housing Department's applicableordinances.

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

Therefore, as conditioned, the proposed tract map is consistent with the intentand purpose of the applicable General and Specific Plans.

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

Glendale Boulevard is a designated IMajor Highway dedicated to a 100-footwidth at the project's street frontage. This project is not subject to any SpecificPlan requirements. The proposed project will provide 168 parking spaces which


exceeds the Los Angeles Municipal Code parking requirement and the DeputyAdvisory Agency's parking policy for condominium projects in non-parkingcongested areas. As conditioned the design and improvements of the proposedproject are consistent with the applicable General and Specific Plans.

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

The site is currently developed with light industrial use. The development of thistract is an infill of an otherwise mix-density 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 tract has been approved contingent upon the satisfaction of the Departmentof Building and Safety, Grading Division prior to the recordation of the map andissuance of any permits.

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

Adjacent land uses to the east across Glendale Boulevard are retail/commercialand associated parking in the C1.5-1VL Zone; to the south across Clifford Streetis a single-family dwelling and a duplex in the RD2-1VL Zone andwarehouse/retail in the [Q]CM-1VL Zone; to the west are single-family dwellingsand multi-family dwellings in the RD2-1VL Zone, and to the north across DuaneStreet, a park and the Glendale Freeway on/off ramp in the PF-1XL Zone. Theproposed project would provide an appropriate transitional development betweenthe existing light industrial uses located on the property and single-family andmulti-family residential uses adjoining the site to the west. The proposed projectwould provide 67 residential condominium units. The proposed project willcomply with all L.A.M.C requirements for parking, yards, and open space. Asconditioned the proposed tract map is physically suitable for the proposed densityof the development. .

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

The Initial Study prepared for the project identifies no potential adverse impact onfish or wildlife resources as far as earth, air, water, plant life, animal life, and riskof upset are concerned. Furthermore, the project site, as well as the surrounding


area is presently developed with structures and does not provide a naturalhabitat for either fish or wildlife.

In light of the above, the project qualifies for the De Minimis Exemption for Fishand Game fees (AB-3158).

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

There appear to be no potential public health problems caused by the design orimprovement 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 hasbeen upgraded to meet Statewide ocean discharge standards. The Bureau ofEngineering has reported that the proposed subdivision does not violate theexisting California Water Code because the subdivision will be connected to thepublic sewer system and will have only a minor incremental impact on the qualityof the effluent from the Hyperion Treatment Plant.

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

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

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

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

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

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


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

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

These findings shall apply to both the tentative and final maps for Tract Map No. 67952.

S. Gail Goldberg, AICP~,so~ Agency

~~lA-_A ~- -...~~Theodore L.~Deputy Advisory Agency

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Note: If you wish to file an appeal, it must be fUed within 10 calendar days from thedecision date as noted in this letter. For an appeal to be valid to the East LosAngeles Area Planning Commission, it must be accepted as complete by the CityPlanning 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 en-line at www.lacity.org/pln.

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

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

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