DEPARTMENT OF EXECUTIVE OFFICES CITY PLANNING City of los Angeles 200 N. Spring Street, Room 525 CALIFORNIA Los Angeles, CA 90012-4801 CITY PLANNING COMMISSION VINCENT P. BERTONI, AICP DAVID H. J. AMBROZ DIRECTOR PRESIDENT (213) 978-1271 RENEE DAKE WILSON VICE-PRESIDENT KEVIN J. KELLER AICP EXECUTIVE OFFICER CAROLINE CHOE (213) 978-1272 VAHID KHORSAND JOHN W. MACK USA M, WEBBER, AICP SAMANTHA MILLMAN DEPUTY DIRECTOR MARC MITCHELL VERONICA PADILLA-CAMPOS ERIC GARCETTl (213) 978-1274 DANA M. PERLMAN MAYOR
http://planning.lacity.org ROCKY WILES COMMISSION OFFICE MANAGER (213)978-1300
December 22, 2017
Midtown Shopping Center Associates RE: Case No. AA-2017-730-PMLA LLC (O) (A) CEQA: ENV-2017-731-CE 4725 Venice Boulevard Adresses: 4645-4834 West Venice Los Angeles, CA 90019 Blvd., 4758-4858 West Pico Blvd. & 4645 4676 West San Vicente Blvd. Amin Badie (R) Council District: 10-Wesson T.W. Layman Associates Neighborhood Council: Greater Wilshire 20300 Ventura Boulevard Suite 250 Community Plan Area: Wilshire Woodland Hills, CA 91364 Zone: C2-1-0 Legal Description: Lot: Pt Francisca Abila Wife Of Theodore Rimpau Tract: Rancho Las Cienegas
LETTER OF CORRECTION
On October 16, 2017, the Advisory Agency conditionally approved Case No. AA-2017-730-PMLA for a Preliminary Parcel Map to subdivide the subject lot, a 14.52 acre (632,424.24 square-foot) site zoned C2-1-0 located in the Wilshire Community Plan Area, into two (2) separate lots. Proposed Lot “A” will have a net square-foot area of 65,588 or 1.51 acres and Lot “B” will contain a net square-foot area of 566,836.21 or 13.01 acres.
It was brought to the Department of City Planning’s attention on October 30, 2017 by the applicant’s representative that the original Determination Letter inadvertently contained an error under the Findings of Fact (Subdivison Map Act) section of the Letter of Determination. Therefore, the Letter of Determination for Case No. AA-2017-730-PMLA shall be corrected to read as follows:
Deleted text is shown in italicized and strikethrough and added text is italicized, underlined and in bold.
FINDINGS OF FACT (SUBDIVISION MAP ACT): (Page 11 Number 3(c) First Paragraph)
(c) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT.
The proposed lot “A” is approximately 1.5 acres and has a net area of 65,588.03 square- feet prior to required dedications. Per conditions, the subdivision is required to dedicate a 19-foot wide strip of land along San Vicente-Boulevard. The project-maintaies-a.15-foot Case No. AA-2017-730-PMLA Page 2 Letter of Correction
by 15-foot corner out dedication, modified corner out, or radius curb return when applicable as required improvements on Pico. San-Yfoente and Venice.Boulevards 10-foot wide concrete sidewalk along San Vicente Boulevard and construct a retaining wall with either extension of the wall vertically, or installation of guard rail for safety purposes all within the private property: close any unused driveway: repair and replace a portion of the damaged roadway along with any damaged roadway along with any broken or offgrade curb, gutter and driveway area: plant street trees, including tree wells and covers. In addition, the project will improve Venice Boulevard adjoining the subdivision by constructing a minimum 5-foot wide concrete sidewalk: Construct the necessary retaining walls along with guard rails for safety purposes all within the subdivision boundary area: repair and replace any broken or offgrade curb and gutter: plant trees and landscape the parkway areas. per Bureau of Engineering. In addition, the Project shall construct the necessary house connection sewers to serve each parcel acceptable to the Central Engineering District Office and improve the public right-of-way on Pico and San Vicente Boulevards adjoining the subdivision.
All other Conditions of Approval and Findings in the original Determination Letter, Case No. AA- 2017-730-PMLA, shall remain unchanged.
VINCENT P. BERTONI, AICP Advisory Agency
aanarChoi, AICP Deputy Advisory Agency 213-978-1379 DEPARTMENT OF EXECUTIVE OFFICES CITY PLANNING City of Los Angeles 200 N. Spring Street, Room 525 CALIFORNIA Los Angeles, CA 90012-4801 CITY PLANNING COMMISSION VINCENT P. BERTONI, AICP DAVID H. J. AMBROZ DIRECTOR PRESIDENT (213) 978-1271 RENEE DAKE WILSON ft VICE-PRESIDENT KEVIN J. KELLER, AICP m \ EXECUTIVE OFFICER CAROLINE CHOE (213) 978-1272 VAHID KHORSAND A JOHN W. MACK USA M. WEBBER, AICP SAMANTHA MILLMAN MARC MITCHELL DEPUTY DIRECTOR VERONICA PADILLA-CAMPOS ERIC GARCETTI (213) 978-1274 DANA M. PERLMAN MAYOR
ROCKY WILES http://planning.lacity.org COMMISSION OFFICE MANAGER (213) 978-1300
Decision Date: October 16. 2017
Appeal End Date: October 31,2017
Midtown Shopping Center RE: Tentative Tract No. AA-2017-730-PMLA Associates LLC (O) (A) CEQA: ENV-2017-731-CE 4725 Venice Boulevard Location: 4645-4834 West Venice Los Angeles, CA 90019 Blvd., 4758-4858 West Pico Blvd. & 4645 4676 West San Vicente Blvd. Amin Badie (R) Council District: 10 - Wesson T.W. Layman Associates Neighborhood Council: Greater Wilshire 20300 Ventura Boulevard Suite 250 Community Plan Area: Wilshire Woodland Hills, CA 91364 Zone: C2-1-0 Legal Description: Lot: Pt Francisca Abila Wife Of Theodore Rimpau Tract: Rancho Las Cienegas
In accordance with provisions of Section 17.53 of the Los Angeles Municipal Code, the Advisory Agency determined that Categorical Exemption ENV-2017-731-CE adequately serves as the environmental clearance and approved Parcel Map Case No. AA-2017-730- PMLA to subdivide one existing lot into two (2) separate lots, located at 4645-4835 West Venice Boulevard, 4758-4858 West Pico Boulevard and 4645-4676 West San Vicente Boulevard, as shown on map stamp-dated February 23, 2017. Density is based on the C2- 1-0 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 any 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. PRELIMINARY PARCEL AP NO. AA-2017-730-PMLA Page 2
BUREAU OF ENGINEERING - SPECIFIC CONDITIONS
Bureau of Engineering approvals are conducted at the Land Development Group, located 201 N. Figueroa Street, Suite 200. Any questions regarding these conditions should be directed to Mr. Ray Saidi by calling (213) 202-3492.
1. That sufficient land be dedicated as sidewalk easement adjoining Venice Boulevard in the vicinity of the existing power poles for meandering the power poles satisfactory to the City Engineer.
2. That a Covenant and Agreement be recorded stating that the subdividers and subsequent owners of the created parcels of Parcel Map AA-2017-0730 shall be completely responsible for maintenance, repair and painting of the provided retaining wall and the guard rails along San Vicente Boulevard and Venice Boulevard within the subdivision and adjoining the subdivision at all times.
3. That a 15-foot by 15-foot corner cut dedication, or 20-foot radius property line return be dedicated at the intersection of San Vicente Boulevard and Pico Boulevard adjoining the subdivision.
4. That the applicant submit a request to the Central Engineering District Office to determine the capacity of the sewer system in the vicinity of the project acceptable to the City Engineer.
5. That a Covenant and Agreement be recorded advising all future owners and builders that prior to issuance of a building permit, a Notice of Acknowledgment of Easement to be recorded and application to do work in any sanitary sewer/ drainage easement and to construct over the existing sanitary sewer/ drainage facilities must be submitted to the City Engineer for approval.
6. That the following improvements be either constructed prior to recordation of the final map or that the construction be suitably guaranteed:
a. Improve San Vicente Boulevard being dedicated and adjoining the subdivision by the construction of a 10-foot wide full-wide concrete sidewalk, except for the approximately 180-foot of the existing sidewalk from Pico Boulevard southeasterly thereof; Construct a retaining wall with either extension of the wall vertically, or installation of guard rail for safety purposes all within the private property; close any unused driveway; repair and replace a portion of the damaged roadway along with any damaged roadway along with any broken or offgrade curb, gutter and driveway area; plant street trees, including tree wells and covers.
b. Improve Venice Boulevard adjoining the subdivision by constructing a minimum 5-foot wide concrete sidewalk; Construct the necessary retaining walls along with guard rails for safety purposes all within the subdivision boundary area; repair and replace any broken or offgrade curb and gutter; plant trees and landscape the parkway areas. PRELIMINARY PARCE IAP NO. AA-2017-730-PMLA Page 3
c. Construct the necessary house connection sewers to serve each parcel and evaluate the efficiency of the existing house connection sewers, acceptable to the Central Engineering District Office.
d. Improve Pico Boulevard adjoining the subdivision by repairing and replacing any broken or offgrade curb, gutter and uneven sidewalk area, including pavement of the dedicated corner cut area with San Vicente Boulevard ; close any unused driveway area; plant street trees, including tree wells with covers.
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 condition(s) above, requiring an improvement that will change the geometries of the public roadway may require additional or the reconstruction of street lighting improvements as part of that condition.
DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION
7. That prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division, with all the requirements and conditions contained in the Inter-Departmental Letter dated June 15, 2017, attached to the case file for Parcel Map Case No. AA-2016-730-PMLA.
DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION
Building and Safety approvals are conducted by appointment only. Contact Laura Duong at (213) 482-0434 to schedule an appointment. Any proposed structures or uses on the site have not been checked for Building or Zoning Code requirements. Plan check may be required before any construction, occupancy or change of use. Unless filed concurrently and included as part of the hearing notice with this subdivision, any additional deviations from the Los Angeles Municipal Code (LAMC) required by the Department of Building and Safety Office of the Zoning Engineer preliminary to the Zoning Engineer clearing the items on the report to the Advisory Agency, shall be separately filed through the City Planning Department Office of the Zoning Administrator.
8. 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 existing on the subject site. In addition, the following items shall be satisfied:
a. Provide copy of building records, plot plan, and certificate of occupancy of all existing structures to verify the last legal use and the number of parking spaces required and provided on each site.
b. Provide a copy of affidavit AF-94-1171613-OB, AF-94-1171614-MB and PKG- Layout-6. Show compliance with all the conditions/requirements of the above PRELIMINARY PARCE: AP NO. AA-2017-730-PMLA Page 4
affidavit(s) as applicable. Termination of above affidavit(s) may be required after the Map has been recorded. Obtain approval from the Department, on the termination form, prior to recording.
c. Provide a copy of recorded Certificate of Compliance for PMEX-175 to establish the existing boundary.
d. The existing lot lines were cut after 7/29/1962. Provide a copy of the Certificate of Compliance that show the legal lot cut and adjustment of the existing lot lines.
e. Show all street dedication(s) 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(s).
Notes:
This property is located in a Methane Zone.
Any proposed structures or uses on the site have not been checked for and shall comply with Building and Zoning Code requirements. Plan check will be required before any construction, occupancy or change of use.
An appointment is required for the issuance of a clearance letter from the Department of Building and Safety. The applicant is asked to contact Eric Wong at (213) 482 6876 to schedule an appointment.
DEPARTMENT OF TRANSPORTATION
9. That the project be subject to any recommendations from the Department of Transportation.
FIRE DEPARTMENT
Fire Department approvals and review are conducted in Room 300, 201 North Figueroa Street. 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) 482-6502. You should advise any consultant representing you of this requirement as well.
10. That prior to 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: PRELIMINARY PARCE. ,AP NO. AA-2017-730-PMLA Page 5
a. Access for Fire Department apparatus and personnel to and into all structures shall be required.
b. No building or portion of a building shall be constructed more than 150 feet from the edge of a roadway of an improved street, access road, or designated fire lane.
Policy Exception: L.A.M.C. 57.09.03.B Exception:
• When this exception is applied to a fully fire sprinklered residential building equipped with a wet standpipe outlet inside an exit stairway with at least a 2 hour rating the distance from the wet standpipe outlet in the stairway to the entry door of any dwelling unit or guest room shall not exceed 150 feet of horizontal travel AND the distance from the edge of the roadway of an improved street or approved fire lane to the door into the same exit stairway directly from outside the building shall not exceed 150 feet of horizontal travel.
• It is the intent of this policy that in no case will the maximum travel distance exceed 150 feet inside the structure and 150 feet outside the structure. The term “horizontal travel” refers to the actual path of travel to be taken by a person responding to an emergency in the building.
• This policy does not apply to single-family dwellings or to non-residential buildings.
Building designs for multi-storied residential buildings shall incorporate at least one access stairwell off the main lobby of the building; But, in no case greater than 150ft horizontal travel distance from the edge of the Public Street, Private Street or Fire Lane. This stairwell shall extend onto the roof.
Entrance to the main lobby shall be located off the address side of the building.
Any required Fire Annunciator panel or Fire Control Room shall be located within 50 feet visual line of site of the main entrance stairwell or to the satisfaction of the Fire Department.
Fire lane width shall not be less than 20 feet. When a fire lane must accommodate the operation of Fire Department aerial ladder apparatus or where fire hydrants are installed, those portions shall not be less than 28 feet in width. The width of private roadways for general access use and fire lanes shall not be less than 20 feet, and the fire lane must be clear to the sky.
Fire lanes, where required and dead ending streets shall terminate in a cul-de-sac or other approved turning area. No dead ending street or fire lane shall be greater than 700 feet in length or secondary access shall be required.
Submit plot plans indicating access road and turning area for Fire Department approval. PRELIMINARY PARCE AP NO. AA-2017-730-PMLA Page 6
No framing shall be allowed until the roadway is installed to the satisfaction of the Fire Department. Any required fire hydrants to be installed shall be fully operational and accepted by the Fire Department prior to any building construction.
All parking restrictions for fire lanes shall be posted and/or painted prior to any Temporary Certificate of Occupancy being issued.
Plans showing areas to be posted and/or painted, “FIRE LANE NO PARKING” shall be submitted and approved by the Fire Department prior to building permit application sign-off.
Electric Gates approved by the Fire Department shall be tested by the Fire Department prior to Building and Safety granting a Certificate of Occupancy.
Any roof elevation changes in excess of 3 feet may require the installation of ships ladders.
Adequate off-site public and on-site private fire hydrants may be required. Their number and location to be determined after the Fire Department's review of the plot plan.
SECTION 510 - EMERGENCY RESPONDER RADIO COVERAGE
5101.1 Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems.
That in order to provide assurance that the proposed common fire lane and fire protection facilities, for the project, not maintained by the City, are properly and adequately maintained, the sub-divider shall record with the County Recorder, prior to the recordation of the final map, a covenant and agreement (Planning Department General Form CP-6770) to assure the following:
A. The establishment of a property owners association, which shall cause a yearly inspection to be, made by a registered civil engineer of all common fire lanes and fire protection facilities. The association will undertake any necessary maintenance and corrective measures. Each future property owner shall automatically become a member of the association or organization required above and is automatically subject to a proportionate share of the cost.
B. The future owners of affected lots with common fire lanes and fire protection facilities shall be informed or their responsibility for the maintenance of the devices on their lots. The future owner and all successors will be presented with a copy of the maintenance program for their lot. Any amendment or modification that would defeat the obligation of said association as the Advisory Agency must approve required hereinabove in writing after consultation with the Fire Department. PRELIMINARY PARCEL AP NO. AA-2017-730-PMLA Page 7
C. In the event that the property owners association fails to maintain the common property and easements as required by the CC and R's, the individual property owners shall be responsible for their proportional share of the maintenance.
D. Prior to any building permits being issued, the applicant shall improve, to the satisfaction of the Fire Department, all common fire lanes and install all private fire hydrants to be required.
E. That the Common Fire Lanes and Fire Protection facilities be shown on the Final Map.
The plot plans shall be approved by the Fire Department showing fire hydrants and access for each phase of the project prior to the recording of the final map for that phase. Each phase shall comply independently with code requirements.
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 application, etc., and shall be accomplished BY APPOINTMENT ONLY.
DEPARTMENT OF WATER AND POWER
11. Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power (LADWP) for compliance with LADWP’s Water System Rules and requirements. Upon compliance with these conditions and requirements, LADWP’s Water Services Organization will forward the necessary clearances to the Bureau of Engineering.
BUREAU OF STREET LIGHTING-SPECIFIC CONDITIONS
Street Lighting clearance for this Street Light Maintenance Assessment District Condition is conducted at 1149 S. Broadway Suite 200, 213-847-1341. Street Lighting improvement condition clearance will be conducted at the Bureau of Engineering District Office. Contact 213-847-1547 for information regarding the street lighting design/plan.
12. 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.
a. Construct new street lights seven (7) on Venice Boulevard. If no street widening per BOE improvement conditions, relocate and upgrade street lights, six (6) on Pico Boulevard, four (4) on San Vicente Boulevard and seven (7) on Venice Boulevard. PRELIMINARY PARCE 1AP NO. AA-2017-730-PMLA Page 8
Notes:
The quantity of street lights identified may be modified slightly during the plan check process based on illumination calculations and equipment selections.
Condition 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.
BUREAU OF SANITATION
11. Wastewater Collection Systems Division of the Bureau of Sanitation has inspected the sewer/storm drain lines serving the subject tract and found potential problems to their structures or potential maintenance problem, as stated in the memo dated June 8, 2017. Upon compliance with its conditions and requirements, the Bureau of Sanitation, Wastewater Collection Systems Division will forward the necessary clearances to the Bureau of Engineering.
DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS
12. 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:
a. Use. Limit the proposed subdivision to a maximum of two (2) lots. No development project is being proposed in conjunction with this subdivision.
b. Parking. Parking for the existing use shall be maintained for lot “B”.
c. INDEMNIFICATION AND REIMBURSEMENT OF LITIGATION COSTS.
Applicant shall do all of the following:
(i) 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. PRELIMINARY PARCE IAP NO. AA-2017-730-PMLA Page 9
(ii) 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.
(iii) 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 event shall the initial deposit be less than $50,000. 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 (ii).
(iv) 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 (ii).
(v) If the City determines 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.
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, of 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. PRELIMINARY PARCEE AP NO. AA-2017-730-PMLA Page 10
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. Action 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.
13. That the subdivider shall record and execute a Covenant and Agreement to comply with the Community Redevelopment Agency of the City of Los Angeles (CRALA) prior to the issuance of a building permit, grading permit and the recordation of the final tract map.
FINDINGS OF FACT fCEQA):
On May 5, 2017, the Planning Department 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 1, Class 15, (Minor Land Division) ENV-2017-731-CE.
FINDINGS OF FACT (SUBDIVISION MAP ACT):
In connection with the approval of Parcel Map Case No. AA-2017-730-PMLA, 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:
(a) PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.
The adopted General Plan Land Use Element is made up of 35 Community Plans. The subject project is within the Wilshire Community Plan. Land use Designation for the subject property is Community Commercial with associated parking. This requires at least 5,000 square-feet of area per lot. Proposed lot “A” has a net square-foot area of 65,588 or 1.51 acres and lot “B” has a net square-foot area of 566,836.21 or 13.01 acres. There are no maximum density requirements after required dedications because no development is being proposed at this time on either lots. The proposed project is to subdivide one lot into two lots. Therefore, the project is consistent with the General Plan Land Use Designation. PRELIMINARY PARCE IAP NO. AA-2017-730-PMLA Page 11
The project is not within any Wilshire Community Specific Plan Areas, however it is in the Mid-City Recovery Redevelopment Project. The Community Redevelopment Agency (CRA) does address development issues and is advised that any future proposed development be coordinated with CRA/LA.
(b) THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.
According to the Bureau of Sanitation letter dated June 8, 2017, there is an existing sanitary sewer along Pico Boulevard adjoining the subdivision. The infrastructure can support future construction of commercial or housing connection sewers and will be required to serve each parcel. Current easements must be met and the applicant must secure approval from the Department of Public Works if any development is proposed. Pursuant to the request no development project is granted under the Preliminary Parcel Map Case No. AA-2017-730-PMLA and all improvements must conform to the conditions of the Advisory Agency. The design and improvement of the subdivision of land is consistent with applicable general and specific plans.
The site is level and is not located in a liquefaction area, a flood zone, or a landslide area. On June 15, 2017, a memo by the Department of Building and Safety, Grading Division, tentatively approved the proposed project, subject to requirements and conditions of the Department of Building and Safety, Grading Division for recordation of the final map. The subject property is located outside of a City of Los Angeles Hillside Area; is exempt or located outside of a State of California liquefaction, earthquake induced landslide, or fault-rupture hazard zone; and, does not require any grading or construction of an engineered retaining structure to remove potential geologic hazards.
Therefore, as conditioned, the design and improvement of the proposed preliminary parcel map is consistent with the applicable General and Specific Plans.
(c) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT.
The proposed lot “A” is approximately 1.5 acres and has a net area of 65,588.03 square-feet prior to required dedications. Per conditions, the subdivision is required to dedicate a 19-foot wide strip of land along San Vicente Boulevard. The project maintains a 15-foot by 15-foot corner cut dedication, modified corner cut, or radius curb return when applicable as required improvements on Pico, San Vicente and Venice Boulevards per Bureau of Engineering.
The subject site is level and not located in a flood zone, liquefaction, or landslide area. On February 23, 2017, the Department of Building and Safety, Grading Division, PRELIMINARY PARCE !AP NO. AA-2017-730-PMLA Page 12
stamped and tentatively approved the preliminary parcel map. The project has been conditioned so that prior to issuance of a grading or building permit, or prior to recordation of the final map, the subdivider shall make suitable arrangements to assure compliance, satisfactory to the Department of Building and Safety, Grading Division.
The preliminary parcel map was circulated to various City departments and agencies for their review and recommendations. Their comments are incorporated into the project’s conditions of approval. Therefore, as conditioned, the site is physically suitable for a two-lot subdivision.
(d) THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT
No development is proposed as part of this subdivision request. The subject site is zoned C2-1-0, and contains existing commercial uses on lot “B”. Lot “A” is currently vacant with no proposed density or development and is over one (1) acre making it sufficient in size for future development. The C2-1 -O Zone allows densities of both commercial and residential use.
(e) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITAT.
The Department of City Planning issued a Categorical Exemption, ENV-2017-731- CE, as the environmental clearance for the subject property on May 5, 2017. Furthermore, the surrounding area is presently developed with structures and does not provide a natural habitat for either fish or wildlife.
(f) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.
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 reported that existing sanitary sewer is available on Pico Boulevard adjoining the subdivision. Construction of house connection sewer may be required to serve the proposed 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.
(9) THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE PRELIMINARY PARCE JAP NO. AA-2017-730-PMLA Page 13
FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION
Easements are known to exist on the Subject Property and described as such a 6- foot wide sewer easement and a 60-foot wide storm drain easement. Necessary public access for roads and utilities will be acquired by the City in addition to any other necessary Clearance/ Permits prior to recordation of the proposed Parcel Map.
THE FOLLOWING NOTES ARE FOR INFORMATIONAL PURPOSES AND ARE NOT CONDITIONS OF APPROVAL OF THIS PARCEL MAP:
Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power, Power System, to pay for removal, relocation, replacement or adjustment of power facilities due to this development. The subdivider must make arrangements for the underground installation of all new utility lines in conformance with Section 17.05-N of the Los Angeles Municipal Code (LAMC).
To assure that cable television facilities will be installed in the same manner as other required improvements, please email [email protected] that provides an automated response with the instructions on how to obtain the Cable TV clearance. The automated response also provides the email address of three people in case the applicant/owner has any additional questions.
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 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 October 31,2017 at one of the City Planning Department Public Counters, located at:
Downtown Office Valley Office Marvin Braude West Los Angeles Office Figueroa Plaza Constituent Service Center Development Services Center 201 North Figueroa Street 6262 Van Nuys Boulevard 1828 Sawtelle Boulevard 4th Floor Suite 251 2nd Floor Los Angeles, CA 90012 Van Nuys, CA 91401 Los Angeles, CA 90025 (213) 482-7077 (818) 374-5050 (310) 231-2901
*Please note the cashiers at the public counters close at 3:30 PM.
Appeal forms are available on-line at http://planning.lacity.org/
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 PRELIMINARY PARCE iAP NO. AA-2017-730-PMLA Page 14 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. on October 31, 2017.
No requests for time extensions or appeals received by mail shall be accepted. If you have any questions, please call the Development Services Center at (213) 482-7077 or (818) 374 5050.
These findings shall apply to both the preliminary and final maps for Parcel Map Case No. AA-2017-730-PMLA.
VINCENT P. BERTONI, AICP Advisory Agency
KEVIN S. GOLDEN JANEpHOI, AICP Deputy Advisory Agency Senior City Planner
KG:JC:KG:AC LOS ANGELES DEPT. OF CITY PLANNING SUBMITTED FOR FILING PARCEL MAP
FEB 2 3 2017 SHEET 1 OF 1 □ REVISED MAP □ EXTENSION OF TIME VICTNTTY MAP: Not To S' □ FINAL MAP UNIT DMODIFIED DEPUTY ADVISORY AGENCY %■ * i §$£■ f>yv^'nr/J&t / *€ ■>. PRELIMINARY PARCEL MAP NO. 2017 ...... ' LEGAL DESCRIPTION: LEGAL DESCRIPTION CONTINUED: illll NOTES: r THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE CITY OF LOS ANGELES, it' *** II' ** t *1 COUNTY' OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: SITE ADDRESSES ARE 4645-4835 W. VENICE BLVD, 4758-4858 & W PICO BLVD. LOS ANGELES, THAT CERTAIN PARCEL OF LAND IN THE RANCHO LAS CIENAGAS, IN THE CITY OF LOS NORTH 10*05’30” WEST 105.12 FEET, NORTH 13*45*32” EAST 256.01 FEET AND SOUTH ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING THOSE PORTIONS OF THE 82° 18’45" WEST 157.71 FEET TO THE SOUTHEASTERLY BOUNDARY LINE OF TRACT 21401, AS . AND 4645-4676 W. SAN VICENTE BLVD. LOS ANGELES, CA. 90Q19 535 ACRES TRACT ALLOTTED TO FRANCISCA ABILA DE RIMPAU, BY A DECREE IN PARTITION OF PER MAP RECORDED IN BOOK 606 PAGES 21 AND 22 OF MAPS, IN THE OFFICE OF THE 2 SAID RANCHO, RENDERED IN THE DISTRICT COURT OF THE FIRST JUDICIAL DISTRICT OF THE COUNTY RECORDER OF SAID COUNTY; THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY I STATE OF CALIFORNIA, IN AND FOR THE COUNTY OF LOS ANGELES, BEING THE CASE NO. LINE, NORTH 17” 42’30*’ EAST 216.77 FEET TO A POINT IN THE SOUTHERLY BOUNDARY OF 3. TOTAL AREA PARCELS A & B 632,424.24 SQ FT 14.52 ACRE'S 1661 ON THE CALENDAR OF SAID DISTRICT COURT, WHEREIN H. H. GIRD, ET AL., WHERE PICO BOULEVARD, 100 FEET WIDE, AS ESTABLISHED BY DECREE OF CONDEMNATION, ENTERED a PLAINTIFFS AND ABILA ET AL,, WHERE DEFENDANTS, WHICH JUDGMENT IS RECORDED IN BOOK s IN THE LOS ANGELES COUNTY SUPERIOR CASE NO. 185739, A CERTIFIED COPY OF WHICH PROPERTY ZONED C2-T-0 ”B" OF JUDGMENTS ON PARCEL 298 OF SAID COUNTY RECORDS, DESCRIBED AS FOLLOWS: WAS RECORDED JULY 13, 1929 AS INSTRUMENT NO. 1271 IN BOOK 8194 PAGE 312, OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY; '-/sA J4; BEGINNING AT THE INTERSECTION OF THE NORTHEASTERLY PROLONGATION OF A LINE 5. PROPOSED PARCEL ”A” 65,588.0285 SQ. FT. 1.51 ACRES THENCE EASTERLY ALONG SAID SOUTHERLY BOUNDARY OF PICO BOULEVARD TO THE Sf* < PARALLEL WITH AND DISTANT 125 FEET SOUTHEASTERLY AT RIGHT ANGIES FROM THE SOUTHWESTERLY BOUNDARY OF THE LAND DESCRIBED IN PARCEL 1-B, IN THE DEED TO THE SOUTHEASTERLY LINE OF HIGHLAND AVENUE, 50 FEET WIDE, EXTENDING SOUTHERLY FROM CITY OF LOS ANGELES, RECORDED DECEMBER 12, 1957 AS INSTRUMENT NO. 1354 IN BOOK 6. PROPOSED PARCEL ”B” 566,836.21 SQ.FT. 13.01 ACRES VENICE BOULEVARD, FORMERLY SIXTEENTH STREET, AS SAID STREETS ARE SHOWN ON THE 56235 PAGE 365, OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID MAP OF TRACT NO. 5870, RECORDED IN BOOK 61 PAGE 35 OF MAPS, IN THE OFFICE OF COUNTY; THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY BOUNDARY AS FOLLOWS: 7. PARCEL A IS VACANT WITH NO PLANS AS OF YET FOR DEVELOPMENT AS SHOWN ON THIS MAP , 6 THE COUNTY RECORDER OF SAID COUNTY, SAID NORTHEASTERLY PROLONGATION LYING IN THE WESTERLY LINE OF SAID ALLOTMENT, WITH THE NORTHERLY LINE OF VENICE BOULEVARD, AS SOUTH 66°25’47” EAST 357.62 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE iSi i DESCRIBED IN PARCEL 1-A, IN THE DEED TO THE CITY OF LOS ANGELES, RECORDED PARCEL B IS MUTl —TENANT COMMERCIAL SHOPPING CENTER AS SHOWN ON THIS MAP SOUTHWESTERLY AND HAVING A RADIUS OF 934.89 FEET, AND SOUTHEASTERLY ALONG SAID DECEMBER 12 1957 AS INSTRUMENT NO. 1354 IN BOOK 56235 PAGE 365, OFFICIAL CURVE, AN ARC DISTANCE OF 376.40 FEET TO THE NORTHWESTERLY TERMINUS OF THAT RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY; 9. REQUIRED PARKING IS 687 EXISTING IS 687 CERTAIN CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 25.82 FEE, AS RECITED LEGEND IN PARCEL 1 —A IN SAID HEREINABOVE MENTIONED DEED TO THE CITY OF LOS ANGELES; THENCE EASTERLY ALONG A CURVE IN SAID NORTHERLY LINE CONCAVE NORTHWESTERLY AND THENCE ALONG THE BOUNDARIES OF THE LAND AS DESCRIBED IN PARCEL 1-A IN SAID 10. THERE ARE 9 CALIFORNIA SYCAMORE TREES ON SITE Ty HAVING A RADIUS OF 938,4.2 FEET; HEREINABOVE MENTIONED DEED TO THE CITY OF LOS ANGELES, AS FOLLOWS; TELEPHONE POLE FIRE SPRINKLER RISER FL FLOW LINE 11. SUBJECT PROPERTY IS IN A METHANE ZONE o POWER POLE * SIGN POST TO TOP OF CURB THENCE NORTHEASTERLY ALONG SAID NORTHERLY LINE AN ARC DISTANCE OF 64.92 FEE; SOUTHWESTERLY ALONG A CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 25.82 SEWER MANHOLE GUARD POST GB GRADE BREAK THENCE TANGENT TO SAID CURVE, NORTH 79*54*30” EAST 349.43 FEET ALONG SAID FEE, AN ARC DISTANCE OF 60,99 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE ® STORM DRAIN MANHOLE ■ TELEPHONE PULLBOX BW BACK OF WALK NORTHERLY LINE TO THE SOUTHEAST CORNER OF THE LAND, AS DESCRIBED IN THE DEED TO 12. ASSESSOR’S PARCEL NUMBER IS 5070-013-003 SOUTHWESTERLY AND HAVING A RADIUS OF 1015.50 FEET; TELEPHONE MANHOLE RAILROAD SIGN (12.56) EXISTING ELEVATION THE CITY OF LOS ANGELES, RECORDED JUNE 14. 1972 AS INSTRUMENT NO. 587, IN THE v FIRE HYDRANT ® RAILROAD SIGNAL 13.45 PROPOSED ELEVATION OFFICE OF THE COUNTY RECORDER, SAID SOUTHEAST CORNER BEING THE TRUE POINT OF THENCE NORTHWESTERLY ALONG SAID CURVE, AN ARC DISTANCE OF 214.29 FEET, SOUTH 13. FEMA FLOOD ZONE MAP IS 06037C1615F ZONE AO DEPTH 2 FEET BEGINNING OF THIS DESCRIPTION; THENCE NORTHERLY AND WESTERLY ALONG THE EASTERLY « SPRINKLER RISER FIRE DPT. CONNECTION PROPERTY LINE 79'54'30” WEST 369.17 FEET, SOUTH 1Q*G5’30” EAST 1.50 FEET AMD SOUTH 79*54*30”' WEST AND NORTHERLY BOUNDARIES OF SAID LAST MENTIONED DEED TO THE CITY OF LOS ANGELES, P° WATER FAUCET —* WIRE FENCE
SIXTY FOOT \MDE CITY OF LOS ANGELES STORM DRAIN EASEMENT PER BOOK 4036 PAGE 278 O.R. X> 1. <~?A\ I- • JOB NO.. CARL BETZ . SIX FOOT WIDE CITY OF LOS ANGELES SEWER EASEMENT PER BOOK 18344 PAGE 54 O.R. DRAWN BY:. 2 • T ) REVISIONS;. * GJlaai, ★ THIS MAP HAS BEEN FOUND TO BE SUrX,_ , \ PLS 56501'
ISSUANCE OF CITY PLANNING DEPARTMENT RECciP f X. ★ * 26030 DOROTHY DRIVE 5T£. 203 of cx5 , 02/11/17 AGOURA, CALIFORNIA 91301 (818)865-0025 ______EMAIL: [email protected]______CARL BETZ L.’S.”5650 "DATE T* S 1 FF CASEm- L ^ i VJ
DATE: 2- I 731 2joIX
I