city planning department of city of los angeles · 04/12/2018 · agoura hills, ca 91360 in...

DEPARTMENT OFCITY PLANNING

EXECUTIVE OFFICES200 N. Spring Street, Room 525

Los Angeles, CA 90012-4801City of Los Angeles

CALIFORNIACITY PLANNING COMMISSION

VINCENT P. BERTONL AICPDIRECTOR

(213) 978-1271

USA M. WEBBER, AICP DEPUTY DIRECTOR

(213) 978-1274

JAN ZATORSKIDEPUTY DIRECTOR

(213) 978-1273

DAVID H. J. AMBROZPRESIDENT

*3tARENEE DAKE WILSON VICE-PRESIDENT

ROBERT L AHN CAROUNE CHOE RICHARD KATZ JOHN W. MACK

SAMANTHA MILLMAN VERONICA PADILLA DANA M. PERLMAN

ERIC GARCETTIMAYOR FAX: (213) 978-1275

JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT

(213) 978-1300INFORMATION

http://planning.lacity.org

Decision Date: March 17, 2016

Appeal Period Ends: March 29, 2016

Parcel Map AA-2015-3420-PMLA-SL Address(s): 1304 and 1308 North Mansfield Avenue

Related Case(s): N/A Planning Area: Hollywood Zone : R3-1XL D. M. :144B181 C. D. : 4CEQA : ENV-2015-3422-MND

RE:Jonathan Dilworth (A) CS Design 2006 Vz Preuss Road Los Angeles, CA 90034

Bonnie Brae, LLC (O)21731 Ventura Boulevard, #205 Woodland Hills, CA 91364

Danny Cerezo, CS Design (R) 3684 Grayburn Avenue Los Angeles, CA 90018

Randall Greenwood, (E) Pacific Coast Civil, Inc.30141 Agora Road, Suite 200 Agoura Hills, CA 91360

In accordance with provisions of Los Angeles Municipal Code (LAMC) Sections 17.53 and 12.22-C.27, the Advisory Agency approved Parcel Map No. AA-2015-3420-PMLA- SL, located at 1304 and 1308 North Mansfield Avenue for a maximum of four (4) small lots for the purposes of a Small Lot Subdivision as shown on map stamp-dated February 24, 2016 in the Hollywood Community Plan. This unit density is based on the R3-1XL Zone. (The subdivider is hereby advised that the LAMC may not permit this maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety, which will legally interpret the Zoning code as it applies to this particular property.) For an appointment with the Development Services Center call (213) 482-7077 or (818) 374-5050. In accordance with Section 17.53-J of the LAMC, an 11.67 percent adjustment in height to allow parapet walls of 33 feet, six inches in lieu of the otherwise maximum height of 30 feet. The Advisory Agency’s approval is subject to the following conditions:

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

http://planning.lacity.org

PARCEL MAP NO. AA-2015-3420-PMLA-SL PAGE 2

BUREAU OF ENGINEERING - SPECIFIC CONDITIONS

That a three-foot wide strip of land be dedicated along Fountain Avenue adjoining the subdivision to complete a 33-foot wide half right-of-way dedication in accordance with Collector Street Standards, including a 15-foot radius property line return, or a 10-foot by 10-foot property line corner cut at the intersection with Mansfield Avenue.

1.

That a five-foot wide strip of land be dedicated along Mansfield Avenue adjoining the subdivision to complete a 30-foot wide half right-of-way dedication.

i i

That Board of Public Works approval be obtained prior to the recordation of the final map for the removal of any tree in the existing of proposed public right-of-way area. The Bureau of Street Services, Urban Forestry Division, is the lead agency for obtaining Board of Public Works approval for removal of such trees.

2.

3.

That if necessary and for street address purposes, if this parcel map approved as “Small Lot Subdivision”, then all the common access area to this subdivision be named on the final map.

4.

That if this parcel map is approved as small lot subdivision, then the final map be labeled as “Small Lot Subdivision per Ordinance 176354”.

5.

That any necessary public sanitary sewer easement be dedicated within the common access area on the final map based on an alignment approved by the Central Engineering District Office.

6.

That if necessary and for street address purposes, the owners of the property record an agreement satisfactory to the City Engineer that they will provide name signs for the common access driveways.

7.

That any fee deficit under Work Order No. EXT00130 expediting this project be8.paid.

That the parcels be correctly labeled on the final map as Parcel ”A”, Parcel ”B”, Parcel “C” and Parcel “D”.

9.

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

10.

Improve Fountain Avenue being dedicated and adjoining the subdivision by the reconstruction of an 11 -foot wide concrete sidewalk; repair or replace any broken or off grade curb, gutter and roadway pavement; close any unused driveway with standard improvements; and plant street trees, including tree wells and covers.

a.

Construct two concrete curb ramps at the northwesterly and southwesterly corners of the intersection of Fountain Avenue and Mansfield Avenue as required by the provisions of the “Americans with Disabilities Act.

b.

PARCEL MAP NO. AA-2015-3420-PMLA-SL

Improve Mansfield Avenue being dedicated and adjoining the subdivision by the construction of the following:

c.

A concrete curb, a concrete gutter, a five-foot wide concrete sidewalk, planting trees and landscaping of the parkway area.

Suitable surfacing to join the existing pavement and to complete an 18-foot wide half roadway.

i.

Any necessary removal and reconstruction of the existing improvements.

The necessary transitions to join the existing improvements.v.

Construct the necessary mainline sewer in the provided sewer easement, including house connections to serve each parcel; file application to determine the capacity of the existing sewer system in the vicinity of the project; or any other sewer connection arrangement acceptable to the Central Engineering District Office.

d.

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION

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

11.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

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

12.

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

a.

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

b.

Provide a 15-0” front yard setback after any dedication for Lot A along Mansfield Avenue per R3 Zone. Revise the Map to show compliance with the above requirement or obtain approval from the Department of City Planning for the setbacks indicated in the Setback Matrix.

c.


Resubmit the map to provide and maintain a minimum 20-foot common access strip open to the sky all the way to the public street for driveway access purpose for Lots D and C and for frontage and driveway access purposes for Lots A and B. No projection is allowed in the required common access strip. Revise the Map to show compliance with the above requirement or obtain approval from the Department of City Planning to allow any projection into access strip and to allow a reduced common access strip instead of the required 20-foot wide access strip all the public street.

d.

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

e.

Notes:

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

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

Backup space for parking space with less than 26’-8” shall provide sufficient parking stall width and garage door opening width to comply with the current Zoning Code requirement.

BUREAU OF STREET LIGHTING

No street lighting requirements.13.

Note:

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

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


DEPARTMENT OF TRANSPORTATION

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

14.

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

a.

FIRE DEPARTMENT

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

15.

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

a.

Site plans shall include all overhead utility lines adjacent to the site.b.

Any roof elevation changes in excess of three feet may require the installation of ships ladders.

c.

Note:

The applicant is further advised that all subsequent contact regarding these conditions must be with the Hydrant and Access Unit. This would include clarification, verification of condition compliance and plans or building permit applications, etc., and shall be accomplished BY APPOINTMENT ONLY, in order to assure that you receive service with a minimum amount of waiting please call (213) 482-6509. You should advise any consultant representing you of this requirement as well.

DEPARTMENT OF WATER AND POWER

The Department of Water and Power has issued a letter stating that the parcel can be supplied with water from the municipal system subject to the Los Angeles Department of Water and Power’s (LADWP) Water System Rules and upon payment of regular service connection charges. All required water mains have been installed. LADWP’s Water Services Organization (WSO) will not object to the recording of the subdivision.

16.


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

INFORMATION TECHNOLOGY AGENCY

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

17.

DEPARTMENT OF RECREATION AND PARKS

That the Quimby fee be based on the R3-1XL Zone.18.

URBAN FORESTRY DIVISION AND THE DEPARTMENT OF CITY PLANNING

Prior to the issuance of a grading permit, the applicant shall submit a Tree report and a landscape plan prepared by a Tree Expert, as required by LAMC Ordinance No. 177,404, for approval by the City Planning Department and the Urban Forestry Division, Bureau of Street Services. The Tree Report shall contain the Tree Expert’s recommendations for the preservation for as many desirable (eight inches diameter or greater) trees as possible and shall provide species, health and condition of all trees with locations plotted on a site survey. An on-site 1:1 tree replacement shall be required for the unavoidable loss of any desirable on-site trees.

19.

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS

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

20.

A Certificate of Occupancy (temporary or final) for the building(s) in Parcel Map No. AA-2015-3420-PMLA-SL shall not be issued until after the final map has been recorded.

a.

Limit the proposed development to a maximum of four (4) small lots.b.

Provide a minimum of two (2) covered off-street parking spaces per dwelling unit. (Note: At least one space shall be a standard space. Tandem parking is allowable.)

c.

Rooftop railings shall not exceed three (3) feet, six (inches).d.


Solid parapet walls shall be limited to internal walls and not those walls facing a public street.

e.

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

f.

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

9-

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

h.

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

i.

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

J-

Approved Variations as follows:

SetbacksSouthNorth EastLot West

No.A O’-O’ 7-6’ 5’-0 5-0’B 5-0 7-6’ O’-O 5’-0’C 5’-0’ O’-O5-0 7’-6D 5’-05’-0’ 5’-0’ 7-6

Railings on roof decks fronting Mansfield Avenue and Fountain Avenue are permitted to be three feet, six inches above the 30-foot height limit. Internal parapet walls, between units, are permitted to be 33 feet, 6 inches as shown on Exhibit “A”.

n.

21. Small Lot Standards

Residential structures located on Lot C shall be configured to front along Fountain Avenue and shall be designed to have the primary entryway facing and accessible from this street. Lots A and D shall be configured to front along Mansfield Avenue and shall be designed to have the primary entryway facing and accessible from this street.

a.

Individual residences shall incorporate transitions such as landscaping, paving material, porches, stoops, and canopies at each primary entrance and at the main pedestrian entrance to the development from the sidewalk.

b.


Permeable paving materials (such as porous asphalt, porous concrete, permeable concrete pavers, and/or a grid system filled with gravel or grass) shall be used where allowed by the Alternative Paving Material Ordinance No. 182431.

c.

A Certificate of Occupancy (temporary or final) for the building(s) in Parcel Map No. AA-2015-3420-PMLA-SL shall not be issued until after the final map has been recorded.

d.

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

The common access driveway shall utilize permeable paving materials (such as porous asphalt, porous concrete, permeable concrete pavers, and/or a grid system filled with gravel or grass).

e.

f.

A Maintenance Agreement shall be signed by all property owners to maintain all common areas such as trees, landscaping, trash, parking, community driveway, walkways, monthly service for private fire hydrant (if required), etc. Each owner and future property owners shall automatically become part of the agreement and shall be subject to a proportionate share of the maintenance. The Maintenance Agreement shall be recorded as a Covenant and Agreement to run with the land. The subdivider shall submit a copy of this Agreement, once recorded to the Planning Department for placement in the tract file.

9-

No vehicular gates shall be permitted within the development.h.

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

Prior to the recordation of a final map, the final map shall be reflective of four (4) Small Lots as shown on the attached revised map stamp dated February 22,2016.

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

i.

22.

23.

INDEMNIFICATION AND REIMBURSEMENT OF LITIGATION COSTS.24.

Applicant shall do all of the following:

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

a.


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

b.

Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no evei^t shall the initial deposit be less than $25,000. Th4 City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b).

c.

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

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

e.

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

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

For purposes of this condition, the following definitions apply:

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

“Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits.


Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law.

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

DEPARTMENT OF CITY PLANNING-STANDARD SMALL LOT CONDITIONS

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

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

(a)

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

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

Landscaping within the combined front yard area of all lots shall comply with the applicable regulations of Section 12.21-C, 1(g) of the Los Angeles Municipal Code.

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

Note:

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

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

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


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

The Advisory Agency hereby finds that this tract conforms to the California Water Code, as required by the Subdivision Map Act.The subdivider should consult the Department of Water and Power to obtain energy saving design features, which can be incorporated into the final building plans for the subject development. As part of the Total Energy Management Program of the Department of Water and Power, this no-cost consultation service will be provided to the siibdivider upon his request.

DEPARTMENT OF CITY PLANNING-ENVIRONMENTAL MITIGATION MEASURES

Prior to recordation of the final map the subdivider shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department requiring the subdivider to identify mitigation monitors who shall provide periodic status reports on the implementation of mitigation items required by Mitigation Condition Nos. 25 and 26 of the Tract’s approval satisfactory to the Advisory Agency. The mitigation monitors shall be identified as to their areas of responsibility, and phase of intervention (preconstruction, construction, postconstruction / maintenance) to ensure continued implementation of the above mentioned mitigation items.

25.

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

26.

MM-1. Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties, the public right-of-way, nor from above.

MM-2. The exterior of the proposed structure shall be constructed of materials such as, but not limited to, high-performance and/or non-reflective tinted glass (no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces to minimize glare and reflected heat.

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

27.

CM-1. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.


CM-2. Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

CM-3. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

DEPARTMENT OF CITY PLANNING-STANDARD SINGLE-FAMILY CONDITIONS

SF-1. That approval of this tract constitutes approval of model home uses, including a 1 sales office and off-street parking. If models are constructed under this tract

approval, the following conditions shall apply:

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

(a)

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

(b)

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

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

Note:

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

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

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


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

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

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

FINDINGS OF FACT (CEQA)

The Department of City Planning issued Mitigated Negative Declaration No. ENV-2015- 3422-MND on February 4, 2016. The Planning Department found that potential negative impact could occur from the project’s implementation due to:

Aesthetics (light, glare); and Noise (construction).

The Deputy Advisory Agency, certifies that Mitigated Negative Declaration No. ENV- 2015-3422-MND reflects the independent judgment of the lead agency and determined that this project would not have a significant effect upon the environment provided the potential impacts identified above are mitigated to a less than significant level through implementation of Condition Nos. 26 and 27 of the Parcel Map’s approval. Other identified potential impacts not mitigated by these conditions are mandatorily subject to existing City ordinances, (Sewer Ordinance, Grading Ordinance, Flood Plain Management Specific Plan, Xeriscape Ordinance, etc.) which are specifically intended to mitigate such potential impacts on all projects.

In accordance with Section 21081.6 of the Public Resources Code (AB-3180), the Deputy Advisory Agency has assured that the above identified mitigation measures will be implemented by requiring reporting and monitoring as specified in Condition No. 25.

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

FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Preliminary Parcel Map No. AA-2015-3420-PMLA-SL, the Advisory Agency of the City of Los Angeles, pursuant to Sections 66473.1,66474.60, .61 and .63 of the State of California Government Code (the Subdivision Map Act), makes the prescribed findings as follows:


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

The requested Small Lot Subdivision allows for the subdivision of underutilized land in multi-family and commercial areas into fee-simple homes. Intended as an infill development and a smart-growth alternative to traditional, suburban style single-family subdivisions, small lot homes have smaller lot areas with compact building footprints and reduced yard setbacks, street frontages, passageways between buildings, and open space. As such, small lot subdivisions often times create parcels with a unique set of design and spatial complexities.

The project site is located in the Hollywood Community Plan Area with a land use designation of Medium Residential land use corresponding to the R3 Zone. The property is zoned R3-1XL with a maximum permitted density of one dwelling unit per 800 square-feet. The subject site is permitted up to eight dwelling units. The applicant is proposing to develop four (4) small lot homes, per the Small Lot Ordinance and the Subdivision Map Act. The applicant is also seeking an 11.67 percent increase in height to allow a project with a maximum height of 33 feet, six inches in lieu of the maximum 30 feet allowed under the 1XL Height District. The proposed parking and density complies with the LAMC regulations for Small Lot Subdivision projects.

The Hollywood Community Plan, a part of the Land Use Element of the City’s General Plan, states the following goal relevant to the current project:

Goal 1: To make provision for the housing required to satisfy the varying needs and desires of all economic segments of the Community, maximizing the opportunity for individual choice.

The Subdivision Map Act requires the Advisory Agency find that the proposed map be consistent with the General Plan, which includes Urban Form and Neighborhood Design (Chapter 5 of the General Plan Framework Element). The project’s density, height, setbacks, and massing are consistent with the site’s existing zoning regulations, the Small Lot Ordinance, and Chapter 5 of the General Plan Framework Element.

The proposed small lot project, as conditioned, will meet the intent of the aforementioned Community Plan’s Goals and Objectives and will provide much needed new home ownership opportunities for the Hollywood Community Plan area in the form of small lot dwellings as part of an infill development. The site is not subject to the Specific Plan for Management of Flood Hazards (floodways, floodplains, mud prone areas, coastal high-hazard and flood-related erosion hazard areas.

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-related erosion hazard areas). As such, the Advisory Agency concludes that the proposed tract map is consistent with the intent and purpose of the General Plan.


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

(b)

The design and improvement of the proposed subdivision are consistent with the Hollywood Community Plan. Fountain Avenue is a Collector Street dedicated to a width of 80 feet at the project’s southerly frontage. Mansfield Avenue is a Local Street-Standard dedicated to a width of 50 feet at the project’s westerly frontage. Both streets are improved with concrete curbs, gutters, and sidewalks. For the purposes of approving a small lot subdivision, the “design” of the parcel map refers to the configuration and layout of the proposed lots in addition to the proposed site plan layout and building design. Easements and/or access and “improvements” refer to the infrastructure facilities serving the subdivision. The project was reviewed by various city agencies that have the authority to make improvement recommendations. Staff received recommendations from the Bureau of Engineering for the construction of the necessary house connection sewers and improving Fountain Avenue adjoining the subdivision by the construction of an 11- foot wide sidewalk, repair and replace any broken or off-grade existing concrete sidewalk, close any unused driveway with standard improvements and plant trees and landscape the parkway area. In addition, two ADA ramps will be constructed on the northwesterly and southwesterly corners of the intersection of Fountain Avenue and Mansfield Avenue. Mansfield Avenue will also be improved with a concrete curb, a concrete gutter, a five-foot wide concrete sidewalk, planting trees and landscaping of the parkway area. All improvements are required to be ADA- compliant. As conditioned the design and improvements of the proposed project are consistent with the applicable General and Specific Plans.

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

A mix of low- to medium-density residential uses, including single- and multi-family residential structures, makes up the general character of the surrounding neighborhood. The abutting property to the north is zoned RD1.5-1XL and is developed with a 33-unit apartment building. The abutting property to the east is zoned R3-1XL and is developed with an eight-unit dwelling. The parcel directly south of the project site, across Fountain Avenue, is zoned R3-1XL and is developed with a six-unit dwelling. The properties to the west, across Mansfield Avenue, are zoned R3-1XL and are developed with an 18-unit apartment building and a four-unit dwelling.

While the project site is currently developed with two homes, the underlying R3 Zone would permit a density of eight homes, therefore, the project site is underutilized with regard to its housing potential. The proposed project would be developed in a neighborhood that is comprised of a mix of single- and multi-family uses and without authorizing the height increase to allow solid three-foot, six-inch parapet walls, the project would be consistent with the density and Height District of the R3-1XL Zone. The project site is within the Hollywood Fault, a Type B fault. The site is not within a Hillside Area per the Zoning Code, a Very High Fire Severity Zone, nor a part of the Bureau of Engineering’s Special Grading Area. The site is not within a liquefaction zone. The site is not in a Methane Zone or a landslide


area, a tsunami-inundation zone, flood-prone area, or a High Wind Velocity Area. The site is not identified as having hazardous waste or past remediation. The site is within Flood Zone Type C, which denotes areas of minimal flooding.

The Grading Division of the Department of Building and Safety reviewed the project and determined that a geology/soils report was not required prior to approval of the Parcel Map. Therefore, the site will be physically suitable for the proposed type of development.

(d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT. ' I

A mix of low- to medium-density residential uses, including single - and multi-family residential structures, makes up the general character of the surrounding neighborhood. The abutting property to the north is zoned RD1.5-1XL and is developed with a 33-unit apartment building. The abutting property to the east is zoned R3-1XL and is developed with an eight-unit dwelling. The parcel directly south of the project site, across Fountain Avenue, is zoned R3-1XL and is developed with a six-unit dwelling. The properties to the west, across Mansfield Avenue, are zoned R3-1XL and are developed with an 18-unit apartment building and a four-unit dwelling.

The project site is located in the Hollywood Community Plan Map with a Medium Residential land use designation corresponding to the R3 Zone. The property is zoned R3-1XL with a maximum permitted density of one dwelling unit per 800 square-feet. The subject site is permitted up to eight dwellings. The applicant is proposing to develop four (4) small lot homes on a site consisting of four (4) small lots, per the Small Lot Ordinance and the Subdivision Map Act. The proposed density complies with the LAMC regulations for Small Lot Subdivision projects.

The proposed project will comply with all the Los Angeles Municipal Code requirements for parking, yards, and open space in accordance with Ordinance No. 176,354. As conditioned, the proposed parcel map is physical suitable for the proposed density of the development.

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

(e)

The project site, as well as the surrounding area are presently developed with structures and do not provide a natural habitat for fish. The Department of Fish and Wildlife has recommended that mitigation measure regarding nesting native birds be conditioned with the approval of the tract. On February 4, 2016, the City Planning Department issued Mitigated Negative Declaration No. ENV-2015-3422- MND. This Mitigated Negative Declaration reflects the independent judgment of the lead agency and determined that this project would not have a significant effect upon the environment provided the potential impacts are mitigated to a less than significant level. The custodian of the documents or other material which constitute


the record of proceedings upon which the decision is based are located with the City of Los Angeles, Planning Department located at 200 North Spring Street, Room 750, Los Angeles, California 90012.

THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.

(f)

There appears to be no potential public health problems caused by the design or improvement of the proposed subdivision. The development is required to be connected to the City's sanitary sewer system, where the sewage will be directed to the LA Hyperion Treatment Plant, which has been upgraded to meet statewide ocean discharge standards.

The Bureau of Engineering has reported that the proposed subdivision does not violate the existing California Water Code because the subdivision will be connected to the public sewer system and will have only a minor incremental impact on the quality of the effluent from the Hyperion Treatment Plant.

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

(g)

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

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

(h)

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

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

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

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

In addition, prior to obtaining a building permit, the subdivider shall consider building construction techniques, such as overhanging eaves, location of windows, insulation, exhaust fans, planting of trees for shade purposes and the height of the


buildings on the site in relation to adjacent development.

ADJUSTMENT FINDINGS

(a) SITE CHARACTERISTICS OR EXISTING IMPROVEMENTS DO NOT MAKE STRICT ADHERENCE TO THE ZONING REGULATIONS IMPRACTICAL OR INFEASIBLE, THE PROJECT DOES NOT CONFORM WITH THE INTENT OF THOSE REGULATIONS.

The Los Angeles Municipal Code regulates the height of buildings to ensure uniformity and standardization of structures within communities. The 1XL Height District limits the height of buildings to 30 feet. This is to provide consistency of buildings on properties located in the same zone.

The applicant is requesting an 11.67 percent height increase to allow internally- facing parapet walls to be made of solid material, up to three feet, six inches above the 30-foot height limit. The project will provide glass handrails along the perimeter of the rooftop decks, as permitted in the R3 Zone. However, the interior-facing portions of the building will observe solid parapet walls of up to 33 feet, six inches to allow for adequate separation of roof deck space between buildings.

The Small Lot Subdivision development is proposing to provide much desired private outdoor space for each of the four units in the form of rooftop decks, thus necessitating the railings. The 6,466 square-foot site places limitations on the applicant to provide usable outdoor space, as much of the ground level will be either dedicated to required setbacks or the paved driveway. No external walls will be over the height limit with the exception of the permitted handrails. The unique nature of the small lot project and the project site makes strict adherence to the zoning regulations impractical while providing suitable private outdoor space for the future owners, however the project will substantially conform with the intent of those regulations.

(b) IN LIGHT OF THE PROJECT AS A WHOLE INCLUDING ANY MITIGATION MEASURES IMPOSED, THE PROJECT'S LOCATION, SIZE, HEIGHT, OPERATIONS AND OTHER SIGNIFICANT FEATURES WILL NOT BE COMPATIBLE WITH AND WILL ADVERSELY AFFECT OR FURTHER DEGRADE ADJACENT PROPERTIES, THE SURROUNDING NEIGHBORHOOD, OR THE PUBLIC HEALTH, WELFARE AND SAFETY.

As conditioned by this grant, the 33-foot, six-inch high internally-facing parapet walls will not adversely impact the adjacent properties in regards to light, air, privacy or emergency access. Additionally, the proposed project will not further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare and safety. The proposed rooftop decks require the installation of railings, which are allowable under the R3 Zone. However, with regard to function within the internally-facing parapet walls of the rooftop, the applicant is proposing an additional three feet, six inch solid wall over the allowable 30 feet to enhance the private outdoor space for the future owners in a way that does not impede on the privacy of existing neighbors.

The project complies with the setback requirements for small lot projects adjacent


to residential properties and the stairway and mechanical structures are pushed back from the building to reduce mass and reduce visibility from the front of the property line along Mansfield Avenue and Fountain Avenue. The permitted rooftop railings have been designed to be minimally evasive to neighbors by incorporating glass panels.

No adverse impacts will be created from the proposed project. Furthermore, the proposed project is subject to review by responsible City agencies, including the Department of Building and Safety to assure compliance with statutory requirements as well as the specific Conditions imposed by this grant.

THE PROJECT IS NOT IN SUBSTANTIAL CONFORMANCE WITH THE PURPOSE, INTENT AND PROVISIONS OF THE GENERAL PLAN, THE APPLICABLE COMMUNITY PLAN, AND ANY SPECIFIC PLAN.

(c)

The project site is located within the Hollywood Community Plan which designates the property for Medium Residential land use corresponding to the R3 Zone. The property is not located within any specific plan areas. The Community Plan does not directly discuss increases in allowable building height in regards to individual properties.

There are eleven elements of the General Plan. Each of the elements establishes policies that provide for the regulatory environment in managing the City and for addressing environmental concerns and problems. The majority of the policies derived from these Elements are in the form of Code Requirements of Los Angeles Municipal Code. The request is in line with City Policies and Objectives and is consistent with the general spirit and intent of the Planning and Zoning Code, the General Plan and the Hollywood Community Plan. The project is subject to numerous conditions which are intended to protect the public welfare and secure compliance with the requirements set forth by the Los Angeles Municipal Code and all eleven elements of the General Plan.

The requested internal parapet height increase to allow for solid parapet walls of 33 feet, six inches along internally-facing walls, will provide much needed private outdoor space for the future owners. As conditioned herein, granting the adjustment to allow internally-facing solid parapet walls of up to 33 feet six inches will not adversely affect the public welfare or safety, and, therefore, will be in conformance with the spirit, intent and provisions of the Hollywood Community Plan, General Plan and LAMC.


These findings shall apply to both the preliminary and final maps for Parcel Map No. AA- 2015-3420-PMLA-SL.

Vince Bertoni Advisory Agency

HENRY CHU Deputy Advisory Agency

HC:HB

Note: If you wish to file an appeal, it must be filed within 10 calendar days from the decision date as noted in this letter. For an appeal to be valid to the Central Area Planning Commission, it must be accepted as complete by the City Planning 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 at the Department’s Public Offices, located at:

Figueroa Plaza 201 N. Figueroa St., 4th Floor Los Angeles, CA 90012 213 482-7077

Marvin Braude San Fernando Valley Constituent Service Center

6262 Van Nuys Blvd., Room 251 Van Nuys, CA 91401 818 374-5050

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

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

If you have any questions, please call Development Services Center staff at (213) 482-7077 or (818) 374-5050.

http://cityplanning.lacity.org/

city planning department of city of los angeles · 04/12/2018 · agoura hills, ca 91360 in...

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