city planning department of city of los ... - los...

DEPARTMENT OFCITY PLANNING

EXECUTIVE OFFICES200 N. Spring Street, Room 525 Los Angeles, CA 90012-4801

City of Los AngelesCALIFORNIA

CITY PLANNING COMMISSIONVINCENT P. BERTONI, AICP

DIRECTOR

(213) 978-1271

KEVIN J, KELLER, AICP DEPUTY director

(213) 978-1272

DAVID H. J. AMBROZPRESIDENT

RENEE DAKE WILSONVICE-PRESIDENT

fillROBERT L. AHN

CAROLINE CHOE RICHARD KATZ JOHN W. MACK

SAMANTHA MILLMAN VERONICA PADILLA-CAMPOS

DANA M, PERLMAN

USA M. WEBBER, AICPDEPUTY DIRECTOR

(213) 978-1274ERIC GARCETT1MAYOR JAN ZATORSKI

DEPUTY DIRECTOR

(213) 978-1273ROCKY WILES

COMMISSION OFFICE MANAGER

(213)978-1300

http://planning.lacity.org

December 7, 2016

Case No. AA-2014-1960-PMLA-SL Related Case: None 3443 Descanso Drive Silver Lake-Echo Park-Elysian Valley

Planning Area Zone D. M.C. D.CEQA: ENV-2014-1961 -CE Legal Description: TR 8918, Lot 4

Brent Clem (O)906 Sandcastle Drive Corona del Mar, CA 92625

Matthew Foss (R)Green City Building Company 3236 Peck Road El Monte, CA91731

RD1.5-1VL142.5 A 20313

LETTER OF CORRECTION 2

On May 15, in accordance with provisions of Section 17.53 of the Los Angeles Municipal Code, the Advisory Agency approved the Categorical Exemption, ENV-2014-1961-CE as the environmental clearance and Parcel Map AA-2014-1960-PMLA-SL composed of 2 small lots, pursuant to the Small Lot Subdivision Ordinance No. 176,354, for a maximum of 2 single family dwellings as shown on map stamp-dated June 10, 2014.

Subsequent to the issuance of the Letter of Determination, it was discovered that a cash- in-iieu payment option for street improvements was omitted from condition No. 4.a. In a Dec. 2, 2016 email to the Deputy Advisory Agency, Ray Saidi of the bureau of Engineering stated that, there was further review of the case and a field trip to the site; and that the cash-in-lieu payment option that was discussed at the public hearing, should be added to the Letter of Determination.

Therefore, the following condition shall be added to the Letter of Determination dated May 15. 2015:


That in lieu of constructing the improvements on Descanso Drive as outlined herein, the subdivider shall be permitted, as an option, and as agreed to by the City Engineer, to provide a non-refundable cash payment satisfactory to the city Engineer, including submittal of any necessary improvement plans for review and approval by the Central Engineering District Office.

4-4.

All other Conditions, including Condition 4 will remain as written for estimating purposes.

If you have any question in this regard, please contact Ray Saidi at.

Vincent P. Bertoni, AICP Advisory Agency

stsei 0 u '/'

KEVIN S. GOLDEN Deputy Advisory Agency

VPB:KSG

DEPARTMENT OFCITY PLANNING

EXECUTIVE OFFICES200 N. Spring Street, Room 525

Los Angeles, CA 90012-4801City of Los Angeles

CALIFORNIACITY PLANNING COMMISSION

MICHAEL J. LOGRANDEDIRECTOR

(213) 978-1271

USA M. WEBBER, AICP DEPUTY DIRECTOR

(213) 978-1274

JAN ZATORSKIDEPUTY DIRECTOR

(213)978-1273

DAVID H. J. AMBROZ PRESIDENT

RENEE DAKE WILSONVICE-PRESIDENT I

m,EROBERT L. AHN CAROUNE CHOE RICHARD KATZ

JOHN W. MACK SAMANTHA MILLMAN

VERONICA PADILLA DANA M. PERLMAN

X \6'^CTVofp' YV

ERIC GARCETTIMAYOR FAX: (213) 978-1275

INFORMATIONhttp://planning.lacity.org

JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT II

(213) 978-1300

December 11,2015



Planning Area Zone : RD1.5-1VL D. M. : 142.5 A 203 C. D. : 13CEQA: ENV-2014-1961-CE Legal Description: TR 8918, Lot 4

Matthew Foss (R)Green City Building Company 3236 Peck Road El Monte, CA 91731

LETTER OF CORRECTION

On May 15, in accordance with provisions of Section 17.53 of the Los Angeles Municipal Code, the Advisory Agency approved the Categorical Exemption, ENV-2014-1961-CE as the environmental clearance and Parcel Map M-2014-1960-PMLA-SL composed of 2 small lots, pursuant to the Small Lot Subdivision Ordinance No. 176,354, for a maximum of 2 single family dwellings as shown on map stamp-dated June 10, 2014.

On December 10, 2015, two typos were discovered on page 6 of the Letter of Determination. The LAMC section number referenced in Condition 11. i. is incorrect; 12.22 C 19 should read 12.22 C 13, and R3 Zone should read RD1.5 Zone. Therefore, the following correction shall be made.

Condition 11. i. reads as follows:

Note to City Zoning Engineer and Plan Check. The Advisory Agency has approved the following, from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site:

i.

Pursuant to LAMC section 12.22 C 19 reads that, “If a lot resulting from the acquisition of all or a portion of a parcel for public used does not comply with the area requirements of the zone in which it is

1)


located, or if a legally existing nonconforming lot is further reduced in size because of such acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half(1/2) of the minimum area or width required for the zone.” Therefore, this approval allows the subject nonconforming lot in the R3 Zone with a lot area of less than 5,000 square feet to be further reduced in lot area by way of the required street/alley dedication.

Condition 11. i. shall be corrected to read as follows:

Note to City Zoning Engineer and Plan Check. The Advisory Agency has approved the following, from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site:

i.

1) Pursuant to LAMC section 12.22 C 13 reads that, “If a lot resulting from the acquisition of all or a portion of a parcel for public used does not comply with the area requirements of the zone in which it is located, or if a legally existing nonconforming lot is further reduced in size because of such acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half(1/2) of the minimum area or width required for the zone.”

Therefore, this approval allows the subject nonconforming lot in the RD1.5 Zone with a lot area of less than 5,000 square feet to be further reduced in lot area by way of the required street/alley dedication.

All other conditions shall remain the same. If there are any questions regarding this Letter of Correction, please contact Kevin Golden at (231 )978-1396.

Michael J. LoGrande Advisory Agency


MJL:KSG

East Los Angeles Area Planning CommissionJ*

200 N. Spring Street, Room 272, Los Angeles, California 90012-4801, (213) 978-1300www.lacity.org/PLN/index.htm

JUL 2 7 2015Determination Mailing Date:

CASE NO.: AA-2014-1960-PMLA-SL-1A ,Location: 3443 Descanso Drive Council District: 13Plan Area: Silver Lake-Echo Park-Elysian Valley Zone: RD1.5-1VL District Map: 142.5A203 Legal Description: TR8918, Lot 4

CEQA: ENV-2014-1961-CE

Matthew FossApplicant:

Fred BeeseAppellant:

At its meeting on July 8, 2015, the following actions were taken by the East Los Angeles Area Planning Commission:

1. Denied the appeal.2. Sustained the actions of the Deputy Advisory Agency in approving AA-2014-1960-PMLA-SL.3. Adopted the Findings of the Deputy Advisory Agency.4. Affirmed the Categorical Exemption ENV-2014-1961-CE.

Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees.

This action was taken by the following vote:

Commissioner Stein Commissioner Choi Commissioners Diel and Membreno Commissioner Arellano

Moved:Seconded:Ayes:Absent:

4-0Vote:

Effective Date/Appeals:Effective upon mailing of this notice

Appeal Status:Not further appealable to City Council

lyC. Pingol, Commission Executive Assistant

East Los Angeles Area Planning CommissionFel

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.

Attachments: Staff Recommendation Report dated July 8,

c: Kevin S. Golden

http://www.lacity.org/PLN/index.htm

ITEM 3DEPARTMENT OF CITY PLANNING

£Appeal Recommendation Report

East Los Angeles Area Planning Commission

Case Nos.: CEQA No.: Related Case: Council No.: Plan Area:

AA-2014-1960-PMLA-SL-1A ENV-2014-1961 -CE NoneDate:

Time:Place:

July 8, 2015 After 4:30 p.m.*Ramona Hall Community Center 4580 North Figueroa Street Los Angeles, CA 90065

13Silver Lake - Echo Park -ElysianValleyNoneSilver LakeLow Medium II Residential RD1.5-1VL

Specific Plans: Certified NC: GPLU:Zone:

PublicHearing: Required Appeal Status: Last level of appeal. Expiration Date: July 8, 20115 Mulitiple Approval:

PROJECT LOCATION:

No.

3443 Descanso Drive

Pursuant to Los Angeles Municipal Code (LAMC) Section 17.53, a Preliminary Parcel to construct 2 single family dwelling units on two Small Lot parcels (one dwelling on each parcel), in the RD1.5-1VL zone.Matthew Foss Fred Beese

PROPOSEDPROJECT:

Applicant:Appellant:

REQUESTEDACTION:

Appeal part of the decision by the Advisory Agency in approving AA-2014- 1960-PMLA-SL.

RECOMMENDATION:

1. Deny the appeal.2. Sustain the actions of the Deputy Advisory Agency in approving AA-2014-1960-

PMLA-SL.3. Adopt the Findings of the Deputy Advisory Agency.



AA-2014-1960-PMLA-SL-1A Page 2

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Area Planning Commission Secretariat, 200 North Spring Street, Room 272, Los Angeles, CA 90012 (Phone No.213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to its programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300.


TABLE OF CONTENTS

Background 4

Appeal 4

Appeal Points with Staff Responses 4

Staff’s Recommendation 6

Exhibits:1. Vicinity Map

Radius MapPreliminary Parcel Map, Site Plan and ElevationsAppeal DocumentsLetter of DeterminationsEnvironmental DocumentParcel Profile ReportAerial PhotographsComment Letter from the Applicant

2.3.4.5.6.7.8.9.


STAFF APPEAL REPORT

Background

The proposed project consists of two single-family dwellings under the Small Lot Ordinance. As designed, Parcel 1 would be approximately 2,254 square feet; and parcel 2 would be 2,551 square feet. Both lots meet the minimum 600 square-foot lot size requirement of the Small Lot Ordinance. Both lots also meet the minimum 16 foot lot width requirement of the Small Lot Ordinance. As designed, the dwellings would be a maximum 36 feet in height. The proposed project is consistent with the height and density requirements of the RD1.5-1VL Zone.

The subject property is a trapezoidal lot with a curved frontage 64.08 feet wide, and with a depth of 77.48 feet on the west boundary, and 99.24 feet on the east boundary. The parcel is currently vacant, thus requiring no demolition. The lot was previously a garden with thirteen (13) fruit and citrus trees which will all be removed for the project. There are no trees on this property that would be considered native or protected within the City of Los Angeles Protected Tree Ordinance.

The subject property is zoned RD1.5-1VL and is designated as Low Medium II Residential in the General Plan. R2-1VL and [Q] C2-1VL zones are within 500 feet of the property. The subject property is located in the Silver Lake-Echo Park-Elysian Valley Community Plan area.

The site is not located in any type of hazardous area, nor is it located within 500 feet of a school. According the Geology and Soils Report approval letter, the site consists of a partially graded hillside lot.

THE APPEAL

What is before the East Los Angeles Area Planning Commission is the appeal of the Advisory Agency’s conditional approval of Preliminary Parcel Map No. AA-2014-1960- PMLA-SL, comprised of a 2-lot subdivision under the Small Lot Ordinance, on an approximately 5,261 square foot lot.

There is one appellant of the project: Fred Beese, do Silver Lake/Descanso Neighborhood Conservancy. He is appealing the tract map based on the design of the project.

Appellant: Fred Beese, c/o Silver Lake/Descanso Neighborhood Conservancy.

Appeal Points

1. The appellant states that, the proposed project will not conform to the Small Lot Subdivision guidelines pursuant to requirements of Specific Plans, Community Design Overlays and Historic Preservation Overlays.; maximizing green space while minimizing the amount of driveway space; variation of building placement;


avoidance of 4-foot-tall or higher shrubs immediately adjacent to the sidewalk; and location of parking to the rear of dwellings where homes front the public street.

Staffs Response

The Small Lot Design Guidelines allow the Advisory Agency to implement the purposes, intent, and provisions of the General Plans and its various elements, and effectively provide the Advisory Agency with the tools to make the consistency findings with the General Plan for the purposes of approving a small lot subdivision. The Small Lot Guidelines are not an ordinance. The Small Lot Guidelines cannot be used as a basis for approving or denying a project.

According to the City’s ZIMAS, the proposed project is not within a Specific Plan area, Community Design Overlay zone, or Historic Preservation Overlay zone, thus there are no such ordinances that regulate the design of this project.

Based on the width of the approved small lots, the existing configuration of the driveways is necessary for adequate access. The City’s representative for The Department of Transportation (DOT), on the Subdivision Committee, recommended using a common access for the 2 parcels. One 2-way driveway 26 to 30 feet wide would serve both lots. The garages would therefore be next to each other, minimizing driveway space. Garages on surrounding properties are in similar locations.

Variation of building placement and height of shrubs is regulated by the City’s Building and Safety Department, and, as approved, the project meets the requirements of the Small Lot Ordinance. As conditioned a landscape plan, prepared by a licensed landscape architect, is to be submitted to, and approved, by the Advisory Agency. 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.

2. The appellant states that the proposed project will not conform to the CEQA guidelines pursuant to the aesthetics criteria, including scenic vista, maintaining trees and greenery, visual character of the site, and quality of natural light.

Staff’s Response

On June 3, 2014 staff issued Categorical Exemption (CE), Class 15 as CEQA clearance. The justification for Project Exemption is as follows: The division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was


not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have a slope greater than 20% (Exhibit 6).

Technically, any construction on a site would alter the visual character of the site, however the project approved with conditions, including a landscape plan, would minimize any negative impacts to the aesthetics and scenic vistas.

Staff Recommendation:

In consideration of the foregoing, it is submitted that the Advisory Agency acted reasonably in approving Preliminary Parcel Map No. AA-2014-1960-PMLA-SL. Staff recommends that decision of the Advisory Agency be sustained and the appeals be denied.

EXECUTIVE OFFICES200 N. Spring Street, Room 525

Los Angeles, CA 90012-4801

DEPARTMENT OF CITY PLANNING JITY OF LOS ANGELE^

CaliforniaCITY PLANNING COMMISSION

MICHAEL J. LOGRANDE DtRECTOR

(213) 978-1271

USA M. WEBBER, AICPDEPUTY DIRECTOR

(213) 978-1274

JAN ZATORSKIDEPUTY DIRECTOR

(213) 978-1273

DAVID H. J. AMBROZPRESIDENT

1RENEE DAKE WILSONVICE-PRESIDENT

ROBERT L. AHN MARIA CABILDO CAROLINE CHOE RICHARD KATZ JOHN W. MACK

DANA M. PERLMAN MARTA SEGURA

ERIC GARCETTIMAYOR FAX: (213) 978-1275

JAMES K. WILLIAMS COMMISSION EXECUTIVE ASSISTANT II

(213)978-1300

INFORMATION


Decision Date: May 15. 2015

Appeal End Date: June 1. 2015


Planning Area Zone D. M.C. D.CEQA: ENV-2014-1961-CE Legal Description: TR 8918, Lot 4


Matthew Foss (R)Green City Building Company 3236 Peck Road El Monte, CA 91731

RD1.5-1VL142.5 A 20313

In accordance with provisions of Section 17.53 of the Los Angeles Municipal Code, the Advisory Agency approved the Categorical Exemption, ENV-2014-1961-CE as the environmental clearance and Parcel Map AA-2014-1960-PMLA-SL composed of 2 small lots, pursuant to the Small Lot Subdivision Ordinance No. 176,354, for a maximum of 2 single family dwellings as shown on map stamp-dated June 10, 2014. This unit density is based on the RD1.5-1VL zone and subject to the following conditions. The subdivider is hereby advised that the Municipal Code may not permit this maximum approved density. Therefore, verification should be obtained from the Department of Building and Safety which shall legally interpret the Zoning Code as it applies to this particular property.

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. A copy of the first page of this grant and all conditions and/or anv subsequent appeal of this grant and its resultant conditions and/or letters of clarification shall be printed on the building plans submitted to the Department of Building and Safety for purposes of having a building permit issued.


PARCEL MAP NO. AA-2014-1960-PMLA-SL

BUREAU OF ENGINEERING

That a 3-foot wide strip of land be dedicated along Descanso Drive adjoining the subdivision to complete an 18-foot wide half right-of-way dedication.

1.

That the proposed parcels be labeled as Parcel “A” and Parcel “B” on the final map in lieu of Parcel 1 and Parcel 2, respectively.

2.

That if this parcel map is approved as small lot subdivision, then the final map be labeled as “Small Lot Subdivision per Ordinance No. 176354”.

3.

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

4.

Improve Descanso Drive being dedicated and adjoining the subdivision by the construction of the following:

a.

A concrete curb, a concrete gutter, and a 4-foot concrete sidewalk.(1)

Suitable surfacing to join the existing pavement and to complete a 14- foot wide half roadway.

(2)

Any necessary removal and reconstruction of existing improvements, including retaining wall.

(3)

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

b. Construct the necessary house connections to serve each parcel in Descanso Drive and evaluate the efficiency of the existing house connection.

Any questions regarding this report should be directed to Ray Saidi of the Land Development Group, located at 201 North Figueroa Street, Suite 200, or by calling (213) 202-3492.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION

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 the subject site. In addition, the following items shall be satisfied:

5.

Obtain permits for the demolition or removal of existing structure on the site. Aerial photo of existing lot shows a structure at the rear of the lot. Provide a copy of the demolition permit and signed inspection card to show completion of the demolition work.

a.

b. Show all street dedication(s) as required by the Bureau of Engineering and provide net lot area after all dedication. “Area” requirements shall be re-

PARCEL MAP NO. AA-2014-1960-PMLA-SL Page 3

checked as per net lot area after street dedications. Front yard requirement shall be required to comply with current code as measured from new property lines after all dedications.

If street dedications are required, maintain a minimum 5,000 S.F. lot area for the two combined lots calculated after the required dedication is taken or obtain an approval from the Department of City Planning to allow the lot in the RD1.5 Zone to be less than 5,000 sq. ft. lot area.

c.

Dimension and identify the purpose for the private easement for between Parcel A and B in the final map. Separate easement covenant shall be recorded if the easement is not shown on the final map.

d.

Notes:

This property is in the RD3 Zone within the Hillside Grading Area and may require to comply with the Hillside Ordinance (Section 12.21A.17 LAMC).

The 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.

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

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

DEPARTMENT OF TRANSPORTATION

6. That the project be subject to any recommendations from the Department of Transportation.

That a common 2-way driveway access 26 to 30 feet wide serving both parcels shall be provided satisfactory to the Department of Transportation.

FIRE DEPARTMENT

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

7.

PARCEL MAP NO. AA-2014-1960-PMLA-SL Page 4

Submit plot plans for Fire Department approval and review prior to recordation of Parcel Map Action.

a.

All homes shall have noncombustible (non-wood) roofs.b.

The brush in the area adjacent to the proposed development shall be cleared or thinned periodically by the homeowner’s association under supervision to the Los Angeles City Fire Department in order to reduce the risk of brush fires spreading to the homes.

c.

Construction of public or private roadway in the proposed development shall not exceed 15 percent in grade.

d.

Where rescue windows access is required, provide conditions and improvements necessary to meet accessibility standards as determined by the Los Angeles Fire Department.

e.

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

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 RECREATION AND PARKS

8. That the Quimby fee be based on the RD1.5 Zone.

BUREAU OF STREET LIGHTING-SPECIFIC CONDITIONS

9. Prior to the recordation of the final map or issuance of the Certificate of Occupancy (C of O), street lighting improvement plans shall be submitted for review and the owner shall provide a good faith effort via a ballot process for the formation or annexation of the property within the boundary of the development into a Street Lighting Maintenance Assessment District

IMPROVEMENT CONDITION: One new street light on Descanso Drive.10.

NOTES:

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 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:

11.

Use. Limit the proposed development to a maximum of 2 units on 2 parcels.a.

Parking. That a minimum of 2 parking spaces per dwelling unit shall be provided. All exterior parking area lighting shall be shielded and directed onto the site.

b.

Landscape Plans. That a landscape plan, prepared by a licensed landscape architect, be submitted to and approved by the Advisory Agency in accordance with CP-6730 prior to obtaining any permit. 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. Failure to comply with this condition as written shall require the filing of a modification to this parcel map in order to clear the condition.

c.

FOR SMALL LOT:

The planting and irrigation system shall be completed by the developer/builder prior to the close of escrow of each housing unit.

i.

The developer/builder shall maintain the landscaping and irrigation for 60 days after completion of the landscape and irrigation installation.

n.

The developer/builder shall guarantee all trees and irrigation for a period of six months and all other plants for a period of 60 days after landscape and irrigation installation.

in.

Plans. Prior to the issuance of building permits, detailed development plans, including a project design plan shall be prepared consistent with the Silver Lake - Echo Park - Elysian Valley Community Plan.

d.

Fence. That prior to issuance of a certificate of occupancy, a minimum 6- foot-high slump stone or decorative masonry wall shall be constructed adjacent to neighboring residences, if no such wall already exists, except in

e.


required front yard. The wall shall be covered with clinging vines or screened by vegetation capable of spreading over the entire wall.

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

f.

Air Filtration. The applicant shall install air filters capable of achieving a Minimum Efficiency Rating Value (MERV) of at least 8 or better in order to reduce the effects of diminished air quality on the occupants of the project.

9-

Indemnification. Upon the effective date of this conditional approval, the applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

h.

Note to City Zoning Engineer and Plan Check. The Advisory Agency has approved the following variations from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site:

i.

Pursuant to LAMC section 12.22 C 19 reads that, “If a lot resulting from the acquisition of all or a portion of a parcel for public used does not comply with the area requirements of the zone in which it is located, or if a legally existing nonconforming lot is further reduced in size because of such acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half(1/2) of the minimum area or width required for the zone.” Therefore, this approval allows the subject nonconforming lot in the R3 Zone with a lot area of less than 5,000 square feet to be further reduced in lot area by way of the required street/alley dedication.

1)

That the subdivider shall record and execute a Covenant and Agreement (Planning Department General Form CP-6974) that a Certificate of Occupancy (temporary or final) for the building(s) shall not be issued until the final map has been recorded.

12.

13. Small Lot Subdivision. Pursuant to Ordinance Number 176354 (Small Lot Subdivisions) and Section 17.53 J (Minor Deviations) of the Los Angeles Municipal Code, the Advisory Agency has approved the following variations from the Los Angeles Municipal Code as it applies to this subdivision and the proposed development on the site:

PARCEL MAP NO. AA-ku14-1960-PMLA-SL

SETBACK MATRIXa.

SetbackNorth(Rear)

Setback SetbackSouth(Front)

SetbackWest(Side)

Net AreaLot(SF)Number East

(Side)2,254.4 12-10 5’-0 7’-9Parcel A 0-32,551.5 18-10 7’-9' 5’-0 0'-3Parcel B

All structures on any one parcel shall occupy no more than 80% of the lot area for that parcel; and

b.

A Maintenance Association shall be formed, composed of 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 members of the association and shall be subject to a proportionate share of the maintenance. The subdivider shall submit a copy of this Agreement to the Planning Department for placement in the tract file.

c.

NEW CONSTRUCTION:

A covenant and agreement shall be recorded satisfactory to the Advisory Agency stating as follows:

14.

During construction, exposed earth surfaces shall be sprayed with water at least twice a day by the contractor to minimize dust generation.

a.

b. The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

Hauling and grading equipment shall be kept in good operating condition and muffled as required by law. Additionally, there shall be no staging of construction equipment and materials on the public streets.

c.

d. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.

One flag person shall be required at the job site to assist the trucks in and out of the project area. Flag person and warning signs shall be in compliance with the 1996 Edition of “Work Area Traffic Control Handbook”.

e.

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

All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust.

9-

PARCEL MAP NO. AA-2u14-1960-PMLA-SL

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

h.

The project shall comply with the City of Los Angeles Noise Ordinances No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible.

i.

Construction shall be restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday.

J-

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

k.

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

The project sponsor must comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment.

m.

Construction 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:

15.

Air Quality

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

CM-1

The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

CM-2

CM-3 All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.

CM-4 All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust.

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

CM-5

PARCEL MAP NO. AA-2u14-1960-PMLA-SL Page 9

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

CM-6

Noise

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

CM-7

Construction and demolition shall be restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday.

CM-8

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

CM-9

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

CM-10

The project sponsor must comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment.

CM-11

Grading

CM-12 Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity.

CM-13 Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned. These shall shield and bind the soil.

CM-14 Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting.

General Construction

CM-15 Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April 1), construct diversion dikes to channel runoff around


the site. Line channels with grass or roughened pavement to reduce runoff velocity.

Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned. These shall shield and bind the soil.

CM-16

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

CM-17

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

CM-18

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

CM-19

Conduct all vehicle/equipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted offsite. Use drip pans or drop clothes to catch drips and spills.

CM-20

FINDINGS OF FACT (CEQA):

The Department of City Planning staff, on June 3, 2014, determined that the City of Los Angeles Guidelines for the Implementation of the California Environmental Quality Act of 1970 designates the subject project as categorically exempt under Article III, Section 3, Class 15, ENV-2014-1961-CE.

FINDINGS OF FACT (SUBDIVISION MAP ACT):

In connection with the approval of Parcel Map No. AA-2014-1960-PMLA-SL, pursuant to Section 66474 of the State of California Government Code (the Subdivision Map Act), the Advisory Agency of the City of Los Angeles makes the prescribed findings as follows:

PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.

(a)

The adopted Silver Lake-Echo Park-Elysian Valley Community Plan designates the subject property for Low Medium II Residential density with corresponding zones of RD2 and RD1.5. The approximately 5,260 gross square foot property is zoned RD1.5-1VL. The adopted zone allows for the proposed subdivision. Therefore, as conditioned, the proposed parcel map is consistent with the intent and purpose of the applicable General Plan. The property does not lie within a Specific Plan area.


The proposed project consists of 2 new single-family dwellings under the Small Lot Ordinance. New lot sizes will be approximately 2,254 square feet and 2,551 square feet, thereby meeting the minimum lot size requirement of 600 square feet for the Small Lot Ordinance. The site plan indicates that lot widths will be approximately 30 feet each, thereby meeting the minimum lot width requirement of 16 feet. As required by the Ordinance, the proposed project is consistent with the density requirements of the RD1.5-1VL Zone. As conditioned, the proposed small lot subdivision conform to applicable general and specific plans.

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

(b)

The proposed type of development is called a “Small Lot” parcel map. It would be 2 single family dwellings on 2 individual new lots that would be approximately 2,254 square feet and 2,551 square feet in size, in accordance with the Small Lot subdivision ordinance. One dwelling unit would be on each lot. Two parking spaces would be on each new lot and be accessible in front.

The Bureau of Engineering has reviewed the proposed parcel map and found that the parcel map layout is generally satisfactory. As conditions of approval, the subdivider is required to make improvements on Descanso Drive abutting the site in order to meet current standards. Those conditions are included in this letter. See conditions under department.

The proposed project would provide an appropriate residential development that is consistent with the RD1.5-1VL Zone and the Low Medium II Residential land use designation in the Silver Lake-Echo Park-Elysian Valley Community Plan. There are comparable multifamily developments, in the surrounding area.

THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT.

(c)

According to the Bureau of Engineering (BOE) letter dated December 5,2014 there is an existing sanitary sewer available in Descanso Drive adjoining the subdivision. The construction of mainline and house connection sewers within suitable easement will be required to serve each parcel. BOE recommends conditions of approval that include dedications and improvements along Descanso Drive, and any necessary sewer repair, should this Preliminary Parcel Map be approved. Those conditions are included in this letter.

The site is not located in a Methane Hazard Area, Flood Zone, Landslide area, Very High Fire Hazard Severity Zone, or Liquefaction area.

The soils and geology at the proposed site were found to be adequate by the Grading Division of the Department of Building and Safety.

The site is one of several unimproved properties in the vicinity. The project is providing an appropriate development that is consistent with the RD1.5-1VL Zone

PARCEL MAP NO. AA-2u 14-1960-PMLA-SL

and the Low Medium II Residential land use designation on the Silver Lake-Echo Park-Elysian Valley Community Plan.

With respect to the parking layout, the project is consistent with LAMC Sec. 12.21 A 5(i)(1), which reads, “No automobile is required to back onto any public street or sidewalk to leave the parking stall, parking bay or driveway, except where such parking stalls, parking bays or driveways serve not more than two dwelling units and where the driveway access is to a street other than a major or secondary highway.”

THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT

(d)

The proposed development is in a single and multiple-family residential neighborhood and the proposed density of 2 units on 2 small-lots is consistent with the density of the development in the surrounding area. Descano Drive and the abutting streets are zoned for multiple family residential use, RD1.5-1VL (minimum of 1,500 square feet of lot area per dwelling unit).

The small lots are a total of 4,805 square feet after dedication, which is smaller in area than the 5,000 square feet required for new lots. However, this lot is a legal nonconforming lot, which means it lawfully existed at the time that the 5,000 square foot minimum area regulations became effective. Section 12.22 C 13 of the LAMC states that, “...if a legally existing nonconforming lot is further reduced in size because of such [for public use] acquisition, said lot may be utilized and a building permit shall be issued for any purpose permitted in the zone, so long as the lot is not smaller in size or width than one-half (1/2) of the minimum area or width required for the zone.”

The site is not located in a Methane Hazard Area, Flood Zone, Landslide area, Very High Fire Hazard Severity Zone, or Liquefaction area.

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 Department of City Planning staff, on June 3,2014, determined that the City of Los Angeles Guidelines for the Implementation of the California Environmental Quality Act of 1970 designates the subject project as categorically exempt under Article III, Section 3, Class 15, ENV-2014-1961-CE. .

Furthermore, the area surrounding the project site is presently developed with residential structures and does not provide a natural habitat for either fish or wildlife.

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

(f)

There are no apparent health problems that might be caused by the design or construction of the proposed condominium units. The Bureau of Engineering has

PARCEL MAP NO. AA-2u 14-1960-PMLA-SL Page 13

reported that an existing sanitary sewer is available under Descanso Drive adjoining the subdivision. This development is required to be connected to the City’s 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 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. However, needed public access for roads and utilities will be acquired by the City prior to recordation of the proposed Parcel Map.

As part of the construction of your project, you may wish to make arrangements, with the Telecommunications Bureau, located at 200 N. Main Street Room 1255, regarding the cable television franchise holder for this area, or by calling (213) 978-0856.

The above action shall become effective upon the decision date noted at the top of this letter unless an appeal has been submitted to the Silver Lake-Echo Park-Elysian Valley Area Planning Commission within 15 calendar days of the decision date. If you wish to appeal, a Master Appeal Form No. CP-7769, must be submitted, accepted as complete, and appeal fees paid by 5:00 PM on June 1,2015* at one of the City Planning Department Public Counters, located at:

Marvin Braude San Fernando Valley Constituent Service Center

6262 Van Nuys Bl., Room 251 Van Nuys, CA 91401 (818) 374-5050

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

‘Please note the cashiers at the public counters close at 3:30 PM.Appeal forms are available on-line at www.lacity.org/pln.

There is no longer a second level of appeal to the City Council for Parcel Map actions of the Advisory Agency.

The time in which a party may seek judicial review of this determination is governed by California Code of Civil Procedure Section 1094.6. Under that provision, a petitioner may seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, only if the petition for writ of mandate pursuant to that section is filed no later than the 90th day following the date on which the City’s decision becomes final, including all appeals, if any.

No sale of separate parcels is permitted prior to recordation of the final parcel map. The owner is advised that the above action must record within 36 months of the date of approval, unless an extension of time has been requested in person before 5:00 p.m.May 15, 2018.

http://www.lacity.org/pln

PARCEL MAP NO. AA-2^ (4-1960-PMLA-SL Page 14

No requests for time extensions or appeals received by mail shall be accepted.

If you have any questions, please call Kevin Golden, City Planner, at (213) 978-1396.


JOSE CARLOS ROMERO-NAVARRO Deputy Advisory Agency

MJL:JCR:KSG:AEB:thb

LEGEND MONUMENT NOTES: PRELIMINARY PARCEL MAP©----- ----- (50C)--------------- EXISTING CONTOUR FD. SPK DN 4" FITS TIES PER CITY F.B. 14603 PAGE

IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA

BEING A SUBDIVISION OF LOT 4 OF TRACT NO. 8918, AS PER MAP RECORDED

IN BOOK 118 PAGES 44 AND 45 OF MAPS, IN THE OFFICE OF THE

COUNTY RECORDER OF SAID COUNTY.

FOR SMALL LOT SUBDIVISION PURPOSES

20. < **v

2EXISTING BUILDING

>' X// C/L INT. ESTAB. BY FD. 4 NAILS STRADS FITS TIES PER CITY F.B. 7603 PAGE 74.-------- EXISTING WOOD FENCE

X— EXISTING CHAIN LINK FENCE------— EXISTING WALL

)))-----------))}--------- EXISTING WROUGHT IRON FENCE--------------------------------PROPERTY LINE

TOP OF WALL EDGE OF PAVEMENT ASPHALTIC CONCRETE POWER POLE

(488.01 )PCC EXISTING ELEVATIONCENTERLINE

EDGE OF GUTTER

PORTLAND CEMENT CONCRETE

TOP of CURB

vi*

\.if*--------- x

Li----------1: ESTAB. CA B.c. BY TIESSEARCHED * FD. NOTHING.

PER CITY F.B. 14603 PAGE 52. $ i

© . iSEARCHED & FD. NOTHING. F.B. 144-201 PAGE 166.

TW ESTAB. BY TIES PER CITY8/ PROJECTEP

AC I 2-PARCEL SUBDIVISIONSEARCHED & FD. NOTHING.PER CITY F.B. 144-201 PAGE 1G7.

ESTAB. C/L P.l. BY TIESA\ NOTE:THIS MAP REPRESENTS A SMALL LOT SINGLE FAMILY SUBDIVISION IN THE RD1.5-1VI ZONE, PURSUANT TO ORDINANCE NO. 176,354

pp

r

I 6,I OWNER© iSEARCHED & FD. NOTHING. ESTAB. BY REC. DISTANCE

(50.93’) PER +EG I

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/PCC !

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©•TOP of GRATE FINISHED SURFACE FINISHED FLOOR FLOW LINE LAWN

TG AFS fif/©,

I UTILITIES NOTEFFI WATERMAIN AND GASUNE ARE

AVAILABLE ON THE STREET.THE LOCATIONS ARE TO BE VERIFIED WITH UTILITY COMPANIES.

FLI© TRACT NO. 8918, M.B. 118-44-45.

(A) PROPOSED 3‘ WIDE STREET DEDICATION TO CITY OF LOS ANGELES.

(B) EXISTING 5’ WIDE EASEMENT FOR POLES, CONDUITS AND INCIDENTAL PURPOSES, PER DEED RECORDED IN BOOK 6210, PAGE 83 OF OFFICIAL RECORDS.

LWN I IDRT DIRT I I

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& W.O. NO.FIELD BOOK REF.0" MAP PREPARED BY:PREPARED FOR: CITY OF LOS ANGELES

iVESTING PRELIMINARY PARCEL MAPBENCH MARK 20fJ-MSCITY BENCHMARK NO: 12-19510

4®ROAD NO.

VICINITY MAPNOT TO SCALE

’ SURVEYED BY DRAWN BY | DATE KL, KE

BRENT CLEM

906 SANCASTLE DRJVE CORONA DEL MAR, CA 92625

CaliLand Engineering, Inc. OS/1S/2014KE

VACANT LAND ON DESCANSO DRIVE LOS ANGELES, CA 90026

CITY DISC5B IN CEM HEAD WALL ON W END OF PED SUBWAY ON 5W SIDE OF SUNSET

BLVD 40FTSE OF GOLDEN GATEAVE

FILE NO.% Civil Engineering • Lord Surveying • Subdivision

1216 SOUTH GARFIELD AVENUE, SUITE 200, ALHAMBRA, CA Phong: (626)281-2288 Fax: (626)281-2088

Visit us at: www.Colitanrf.nefSHEET OF

APN NO.; 5427-028-004. 1 1ELEVATION: 375.700'

20i4»mo~P^YEAR OF ADJUSTMENT: 2000

http://www.Colitanrf.nef

TGCBCARCHITECTURE . DEVELOPMENT CONSULTING

SHEET INDEXGREENCITY i 3236 Peck Road El Monte, California 91731

www.greendtyco.com [email protected] T+1 310 227 6577 T+1 626 278 8167

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PPM.Q1 PPM.02 PPM.03 PPM.04 PPM.05

PROJECT INFOSITE PLAN. SETBACK MATRIX FLOOR PLANS BUILDING SECTIONS EXTERIOR ELEVATIONS SURVEYPRELIMINARY PARCEL MAP

OUTLINE OF ALLOWABLE ENVELOPE RD1,5-1VL ZONE 3 APARTMENTS, 45' HEIGHT

lnde**»<J by Itwaa ■» ths proparty «ndcopyrtsMornt aicNdctmd (Mlary other work nor bo to any otfw pwm

_______________ i HablKy oriwponoMtty farpn*t#m»tMtm(y occur wMnlM«p>*r»,PROPOSED PROJECT MASSING

2 SINGLE FAMILY HOMES, 36* HEIGHT PROJECT DATAwithout the pro<(«ionefa guidance.

3443 DESCANSO DRIVE L03 ANGELES, CA 90020

ADDRESSCONSULTANT:

OWNER BRENT CLEM906 SANDCASTLE DRIVECORONA DEL MAR, CA 92325

OT. 714.290.6968

h~i j APti 5427-028-004J' oi

P LOT SIZE 5,169 SQ. FT. 3t 7*fffjrj V. LOTS 1+2 859 SQ. FT. 1,030 SQ. FT

■ (MAIN LEVEL) (UPPER LEVEL) TOTAL LIVING (GARAGE) (ROOF DECK)

. STAMP:PER HOUSEs«E-4

a/?.<AI 1,889 SQ. FT.Z T COI *483 SQ. FT. O

i 538 SQ.FT. ( f WAgSEE \ \

★ No. G&792 ★I ■-Lf-" l■1i

V"-pr■ i rr^ 3,778 SQ. FT. TOTAL LIVING AREA

FOR LOTS 1 + 2 COMBINEDr IM1 Tfi\\ CL\V±-M

I EXP 15O’

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L i -Jr'S. TCto,/>v REVISIONS:

\ ■%’V. PROJECT DESCRIPTION•1

V \\ \04.07.14 - PI iSUBMITTAL

T'- A CONSTRUCT TWO NEW SINGLE-FAMILY HOUSES UNDER THE SMALL LOT SUBDIVISION ORDINANCE ON A VACANT LOT.-’-Ur• \\ " v\ \\ \\ : . 1®. r

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or\ V. CDA PROPOSEDALLOWED NOTES ADJACENT DUPLEXES (EACH)\ ■\ o\\

DENSITY 3 2 BOTH SINGLE FAMILY HOMES 2* ocuaFLOOR AREA RATIO

(BUILDABLESF)1.0x3.0k UNKNOWN\ (10,899 SF) (3,778 SF)

HEIGHT 3ff 38- FOR SINGLE-FAMILY FOR MULTI-FAMILY

+/-3S451

SITE SETBACKS FRONT REAR SIDE

V FROM EXISTING PROPERTY +F01OWNER:12‘-10" T018'-10"

51 TOP-9-UNE UNKNOWN

+A4‘-6* TO 6-3‘5'

Brent Clem 906 Sandcastle Dr.Corona del Mar, CA 92625

PRIVATE OPEN SPACE N/A PATIOS/ROOF DECKS PATIOS / DECKSPROVIDED FOR EACH HOME. ROOF DECKS SETBACK FROM PERIMETER

T. (714)290-89682 SPACES 6 LOT 1 2 SPACES © LOT 2

PARKING 2 SPACES/UN IT ALL PARKING SIDE BY SIDE (NO TANDEM) IN GARAGE INFORMAL 3RD AND 4TH SPACES IN DRIVEWAY

1 SPACES/UNITE. [email protected]

Cfin&

/ A•Prevaifvw Set6acfC^u[ator

City Of Los $n$eles /deportment Of SuuJoing unfSafety

V VICINITY MAP*A(®,DBS

awunuror iwub« iwcum

/r-N1 PROJECT:T7

/ImportantNote

Prevailing SetbackInches to Feet Conversionladbs HeliRefreshCode Information BulletinTablehome DESCANSO

Prevailing Setback 2 38 ft

j Calculate | DUOLot | [Frontage] [Setback|Frontage SetbackNo Setback Mo Lot FrontageLot fo

Total no of lots eflter«fc=4

Total frontage entered=258 .00 ft

40% of Total frontage entered=103.20 ft

No of lots used in the calculations^

Setback range us«M) -10 ft Total frontage used in die calculations194 24 ft

No of trials=1

Lots Used

E.ot Frontage Setback

1 50 89 9 5

2 50.19 0

4 58.26 0

5 34.90 0

3443 Descanso Dr.Los Angeles, CA 90026

|p409E 150 89’ bQ 19 3 3!9.5 2 01 2LOT FRONTAGE SETBACK5 |5 634 90 0

, j»Vr4 * /

4 158.264 io

0B3443 DHChM Dr APN: 5427-028-0047 I 50.89' 9.5'1].L11 1210

O0 1513; 0-2 50.19’181?16

[20 \n b619 SUBJECT64.08'3

22 124

§I L 0-55.26'425 126

/^ /

30: cza SCALE:28

ZO'34.90'3[ ’133'3231 NO SCALE(

r35 3634 i SHEET:

]L PREVAILING SETBACK: 2.38’393837View CdcidaSons Detail 1

424140 MIN. REQUIRED SETBACK: 5.0’ {+3.0’ DEDICATION)PROJECT INFO. 4543 44 '■V;:'OIIRC.r Hevigatnl A * ‘.A Cnumv Assessor

NUMBER:

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mailto:[email protected]


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SETBACK MATRIX GREENCITY ,/INGC yp NN'3236 Peck Road

SETBACK WEST (SIDE)

El Monte, California 91731SETBACK SOUTH (FRONT)

SETBACK NORTH (REAR)

SETBACK EAST (SIDE)LOT NUMBER

www. greencityco .com [email protected] T+1 310 227 6577 T+1 626 278 8167

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18-10- r-r Bf-O' ff-3-LOT 2

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£'EU. +487.B-

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L.S.PROJECT:3’-0" REQ. STREET

DEDICATIONAREA

" ASLOPE 1:2 ’*• MAX.(N) DRIVEWAY

MAX. 50* OF FRONT YARD DESCANSO

DUO(E) DRIVEWAY EDGE TO BE REPLACED

(N) RETAINING WALL. MAX+42-TYP.-

(E) DRIVEWAY EDGE - TO BE REPLACED

A(s 3443 Descanso Dr.Los Angeles, CA 90026

APN: 5427-028-004

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SCALE:

\ 1/8" = r-o"\X

\X

SHEET:

©SITE PLAN

SITE PLANLOT 1 LOT 2

NUMBER:

PPM.02

K 201 XL

4■‘V '



GCBCAPCHiTECTlSE DEVELOPMENT j CONSULTING

GREENCITY .1 in,c .),vp^.v3236 Peck RoadEl Monte, California 91731

www.greencityco.com [email protected] T+1 310 227 6577 T+1 626 278 8167

indfcatM by Dan drawing* aretha propartympyrighf of tha andtftaiJanri shal notbeinedany otttar worfc ner ba dadoaed to any other psrm

ArdatociaPaa I

CONSULTANT:

O

O3

iai.STAMP: .s*B

CO•sWAgaE

No. ©792 ★

P^^O-\ EXP^

%..ar15

at

&At

trREVISIONS:

5?SUBMITTAL04.07.14-PI:DIN^ (KIT

BD.2 BD.3 :kl«3UJ

Dtl

n COI—'51Bt COi'i=iROOF DECK COI

EL: +619.5'UlI----------- 1

ED oro% b*? ? ?? IIs

□[s IY oIs fEL: •HMjTI

-f or+r ahhEl: +50S.I ------T-------

rm L_J—x---------- 1 i \

H b QEL:| +497.01GAR':M. BD. OWNER:

B ------- 1-4

/ V\ /l i4U*

Brent Clem 906 Sandcastle Dr.Corona del Mar, CA 92625 T. (714)290-8968 E. [email protected]

VcJ? 1fnV

---------\4n22-O’ 22-O'22 O'22 or

PROJECT:

DESCANSODUO3443 Descanso Dr.Los Angeles, CA 90026MAIN LEVEL GARAGEUPPER LEVELROOF DECK LOT 1 (LOT 2 REVERSED) LOT 1 (LOT 2 REVERSED)LOT 1 (LOT 2 REVERSED)LOT 1 (LOT 2 REVERSED)

859 SQ. F.T (1,869 SQ. FT. TOTAL LIVING) 463 SQ. F.T1,030 SQ. F.T (1.889 SQ. FT. TOTAL LIVING)538 SQ. F.TAPN: 5427-028-004

SCALE:

i/8" = r-o"

SHEET:

FLOOR PLANSNUMBER:

PPM .03M zOh

http://www.greencityco.com



BUILDING SECTION B-B

TOP OF RAILING/ BUILDING HEIGHT EL +523. ttEL: +523.O'

SbEL: +521.ff ~

TOP OF RAILINGit

TOP OF PARAPET ROOF DECKit HI- ;mmEL: +519.5'

5 UPPER PL UPPER PL.

7/ t?

M. BD.BD. 2 \EL: +509.0'UPPER SUBFLR.

LIV. RM.~PL. 'EL: +508.0* UPPER SUBFLR.

MA1NP1_______■

yK1\

L ) !?&s ECKLIV.PATIO KULi

4ihEL: +496.5' MAIN SUBFLR. r EL: ■497.0'LIV. RM. SUBFLR.

'GARAGE PL. ___

GAR.EL: +457.5'GARAGE SLAB4r

BUILDING SECTION A-A

GCBCARCHTECTLSE : CEVELOPMENT , CCNS'JLTiNG

GREENCITY. lINGCOM^ANV3236 Peck RoadEl Monte, California 91731

www.greendtyco.cofn i nfo@greendtyco .com T+1 310 227 6577 T+1 626 270 8167

rfrwfngaira me property andcopyright ot tha anJiHact id «M not ba

without the architect1* i i written cmeent

without tha profaniorWi guidance.

CONSULTANT:

Oh~

OSdfi.

STAMP: sto(?f

%CO*WAjJ^E

^^792★ No. ★V EXPOS'

‘/’a-15

AL

trREVISIONS:

04.07.14-P SUBMITTAL

i

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UJCOCOCOLUorCDo

ora.

OWNER:

Brent Clem 906 Sandcastle Dr.Corona del Mar, CA 92625T. {714)290-8968E. [email protected]

PROJECT:

DESCANSODUO3443 Descanso Dr,Los Angeles, CA 90026

APN: 5427-028-004

SCALE:

1/8"= 1’-0"SHEET:

BUILDINGSECTIONSNUMBER:

PPM.0I i3)TAJT

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TT GCBC

ARCHITECTURE . CEVELOPMEIT • CONSULTING

GREENCITY iGCOWPANY3236 Peck RoadEl Monte, California 91731

www.greendtyco.com [email protected] T+1 310227 6577 T+1 626 278 8167

oopyiigtit ot tha aictntocd Bid ihd not bo i*od■nyottwrwwt no* b any oth» jmvn

.ordwtewaretdawd1 wtttioul aw pro«M*ion*r< guidance.zl zl

£CONSULTANT:ui

TOP OF RAILING/ BUILDING HEIGHT oTOP OF RAILING/

JUILDING HEIGHTTOP OF RAILING/BUILDING HEIGHT

EL: *523.5'EL: +523-0'EL: +523.0" TOP OF RAILINGE

EL: +521.O' y ?^ TOP OF PARAPET

-IoInEL: +519.5" ROOF DECK I-5 UPPER PL 3UPPER PL.UPPER PL.UPPER PL.

K5J/\

STAMP:: \: a /s co .oWAgSEE

©792

EL: +509.5'UPPER SUBFLR. UV-RMT PL. " _$ EL: +508.0' UPPER SUBFLR.

UV. RM. PL. "UPPER SUBFLR. LIV. RM. PL____

EL: +50S.0' UPPER SUBFLR. MAIN EL______ =:=:q:=:=* + No.

3expS -15x

\ %QC_% ????!?:a> aM-'/ \ / \ / \/ TT$ REVISIONS:EL: +498.5" MAIN SUBFLR. EL: +497JLIV. RM. SUBFLR.

OARAGE PL. ~__EL: +497.0"LIV. RM. SUBFLR. GARAGE PL____

JJKJ9UUBB&.GARAGE PL.____ 1 04.07.14-P SUBMITTAL

y*?1

KEL: +468.0"GARAGE SLABEL: +4fl7.5" GARAGE SLABGARAGE SLAB*~T LU

COCOCOUJorFRONT (SOUTH) ELEVATIONSIDE (WEST) ELEVATION 0OLOT 1 LOT 2 (REVERSED)LOT 1

ora

OWNER:

Brent Clem 906 Sandcastle Dr.Corona del Mar, CA 92625 T. (714)290-8968 E. [email protected]

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£eIEELOr

TOP OF RAJUNG/ BUILDING HEIGHTTOP OF RAILING/

BUILDING HEIGHT EL: +523.5’~l-

EL: +523.5" TOP OF RAILINGEL: +S23.5’ EL: +523.0"TOP OF RAILING5, TOP OF PARAPETm

ROOF DECK y' UPPER PL.

EL: +521.0" £TOP OF PARAPET HOOF DECK UPPER PL.

EL: +520.0’EL: +520.0" ROOF DECK UPPER PL,

EL: +S1B.5' ----T EL: +518.5'EL: +51 ft?:=c: UPPER PL.EL: +51B.5"

PROJECT:s!? S :N.

1 DESCANSO4-

EL: +509.5"

4-EL: +509.5" UPPER SUBFLR.

LIV. RM. PL-___'_________UPPER SUBFLR.________ _VAJNP1________

EL: +509.5* UPPER SUBFLR.; MAIN PL. ‘

EL: +509.0* ■ to__UPPER SUBFLR.JM£L____ DUO+ r//'

-b

X/1 3443 Descanso Dr.

Los Angeles, CA 90026y5 ,*? <D / \/ \ / \3

\EL: +499.0"■___MAIN SUBFLR.___MAIN SUBFLR. EL: +496.5" APN: 5427-028-004MAIN SUBFLR.

EL: +497.5" UV. RM. SUBFLR. GARAGE PL.__I

If

EL: +466.0" GARAGE SLAB

SCALE:

i/8" = r-0"SIDE (EAST) ELEVATONREAR (NORTH) ELEVATON SHEET:

LOT 2 (REVERSED) XTERIORIEVATIONS

LOT 2(REVERSED) LOT 1

NUMBER:

PPM .05ftnLft

14 yyu 20 V y-'u/

http://www.greendtyco.com



DATE OF HELD SURVEY: DECEMBER 24, 2013

BENCH MARK CITY BENCHMARK NO: 12-19510

CITY DISC 5B IN CEM HEAD WALL ON W END OF PEP SUBWAY ON SWSIDE OF SUNSET

BLVD 40FT SE OF GOLDEN GATE AVE

ELEVATION: 375.7BO'YEAR OF ADJUSTMENT: 2000

LEGEND-(500) ------- EXISTING CONTOUR

1 EXISTING BUILDINGV

-------------- EXISTING WOOD FENCE— X— EXISTING CHAIN LINK FENCE□ -------- EXISTING WALL

---------- ))) ------------)))--------- EXISTING WROUGHT IRON FENCE-----------------PROPERTY LINE

I TOP OF WALL EDGE OF PAVEMENT

ASPHALTIC CONCRETE

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POWER POLE (48S.01 )PCC EXISTING ELEVATION

CENTERLINE EDGE OF GunER

PORTLAND CEMENT CONCRETE

TOP of CURB

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TC

TG TOP of GRATE FINISHED SURFACE FINISHED FLOOR FLOW LINE LAWN

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CONTROL POINT EDGE OF WALK BACK OF WALK WATER METER PULL BOX GAS METER TOP OF STONE WALL TOP OF PLANTER WALL

CPEWBWWM-'BGM

TSV*TPW

LEGAL DESCRIPTION:LOT 4 OF TRACT NO. 891B, IN THE CITY OF LOS ANGELES. COUNTY OF LOS ANGELES. STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 118 PAGES 44 AND 45 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

MONUMENT NOTES:

© FD. SPK DN 4" FITS TIES PER CITY F.B. 14603 PAGE20.

© C/L INT. ESTAB. BY FD. 4 NAILS STRAOS FITS TIES PER CITY F.B. 7603 PAGE 74.

SEARCHED Sc FD. NOTHING.PER CITY F.B. 14603 PAGE 52.

ESTAB. C/L B.C. BY TIES

© SEARCHED & FD. NOTHING. F.B. 144-201 PAGE 166.

ESTAB. BY TIES PER CITY

© ESTAB. C/L P.l- BY TIESSEARCHED * FD. NOTHING.PER CITY F.B. 144-201 PAGE 167.

© SEARCHED St. FD. NOTHING. (50.93’) PER©

ESTAB. BY REC. DISTANCE

© FD. L/N ON PCC SIDEWALK AT PROP. LINE PROD. PER ki i■j1©• 33as

© TRACT NO. 8918, M.B. 118-44-45. IGW

3s:@ NORTHEASTERLY LINE OF 5' WIDE EASEMENT FOR POLES, CONDUITS AND INCIDENTAL PURPOSES, PER DEED RECORDED x / IN BOOK 6210, PAGE 83 OF OFFICIAL^ RECORDS. *

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W.O. NO.

TOPOGRAPHICAL SURVEYS 2013-939

ROAD NO.

VACANT LAND ON DESCANSO DRIVE ’0026 <S

FILE HO.

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FIELD BOOKREF.MAP PREPARED ST;PREPARED FOR: CITY OF LOS ANGELESSVRVEYEP BY | DRAWN &Y |PATE

XL KEBRENT CLEM

3447 DESCANSO DRIVE LOS ANGELES, CA 90026

CaliLand Engineering, Inc. KE 1/22/2014

Civil Engineering « Land Surveying • Subdivision 1216 SOUTH GARFIELD AVENUE SUITE 200, ALHAMBRA. CA 91801

Phone: (626)281-2288 Fax: (626)281-2088 Visit Lis at- www.CallLand.net

REVISIONS APPR DATE

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