Department of City Planning Appeal Recommendation Report

DEPARTMENT OF CITY PLANNING APPEAL RECOMMENDATION REPORT

Harbor Case No.: VTT-82249-SL Area Planning Commission CEQA No.: ENV-2018-4435-CE Council No.: 15 – Joe Buscaino Plan Area: Harbor Gateway Date: September 3, 2019 Certified NC: Harbor Gateway South Time: After 4:30 P.M. GPLU: Medium Residential, Light Place: Harbor Gateway Public Library Manufacturing, Limited 24000 South Western Avenue, Meeting Room Manufacturing Harbor City, CA 90710 Zone: R3-1, M2-1, M1-1 Public Hearing: May 8, 2019 Appeal Status: City Council Applicant: Richard Gaunt Jr. Expiration Date: September 5, 2019 The Gaunt Family Trust Representative: Larry Carr Storm Properties, Inc.

Appellant: Mercedes McLane

PROJECT 1600 Plaza del Amo; APN’s: 7347009800; 7347011800; 7347012BRK LOCATION:

PROPOSED To subdivide three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty- PROJECT: nine (39) will be for the construction, use and maintenance of thirty-nine (39) small-lot single- family dwellings in the R3-1 zone, and two remainder lots. One of the remaining lots is zoned M1-1 and the other is zoned M2-1 and will not be developed as a part of this subdivision. New lots will range in size from 1,853 square feet to 4,104 square feet. All units will be two stories in height with two covered parking spaces per lot. The project will also include 10 guest parking spaces. The site is currently undeveloped with no on-site trees.

REQUESTED ACTION: Appeal of the entire Advisory Agency’s Determination of the following:

1. The proposed project is exempt from CEQA pursuant to State CEQA Guidelines, Article 19, Section 15332 (Infill Development), and that there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies. 2. Approve a Tentative Tract map to subdivide three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty-nine (39) lots will be for the construction, use and maintenance of thirty-nine (39) small-lot single-family dwellings in the R3-1 zone, and two remainder lots, as shown on map stamp-dated May 15, 2019.

RECOMMENDED ACTIONS:

1. DETERMINE that based on the whole of the administrative record, Case No. ENV-2018-4435- CE, the Project is exempt from CEQA pursuant to CEQA Guidelines, Article 19, Section 15332 (Infill Development Projects), and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies. 2. DENY the appeal. 3. SUSTAIN the Deputy Advisory Agency’s determination to approve Vesting Tentative Tract Map No. VTT-82249-SL.

VTT-82249-SL

TABLE OF CONTENTS

Project Analysis ...... A-1 Background Public Hearing and Communication Appeal Points and Responses

Exhibits: A – Appeal Application B – Vesting Tentative Tract No. VTT-82249-SL C – Advisory Agency Reports D – Justification for Categorical Exemption E – Plotted Title Report - Easements F – County of Los Angeles Fire Department Site Mitigation Unit Letter G – Shell Pipeline Company Permission Letter H - Will Serve Letters (Sewer Availability, LADWP , Gas, Storm Drainage, Charter Cable, AT&T Phone)

VTT-82249-SL A-1

PROJECT ANALYSIS

Background

The subject site is located at 1600 Plaza del Amo that consists of three lots that is approximately 92,158 square feet in size. The site is zoned R3-1, M1-1, and M2-1, and is designated by the Harbor Gateway Community Plan with Medium Residential, Light Manufacturing, and Limited Manufacturing land uses. The site is a former railroad right-of-way down the center of Plaza del Amo, dividing the street in half, with an approximate right-of-way width of 40 feet north of the subject property and an approximate right-of-way width of 40 feet south of the subject property. The site has two frontages along Plaza del Amo, each measuring approximately 2,960 feet, and frontage along the eastern side of Western Avenue measuring approximately 32 feet. The site crosses Harvard Boulevard, Denker Avenue, and Halldale Avenue.

The proposed project is to subdivide three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty-nine (39) will be for the construction, use and maintenance of thirty-nine (39) small-lot single-family dwellings in the R3-1 zone, and two remainder lots. All units will be two stories in height with two covered parking spaces per lot and 10 guest parking spaces for the overall development. Homes are oriented with garages and vehicular access from Plaza del Amo north and residential front doors along Plaza del Amo south. The development of this tract is an infill of a mix-density multiple-family residential neighborhood.

Properties to the north across Plaza del Amo are zoned C2-1, RD2-1, RD1.5-1 and [Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. The properties adjacent to the east are zoned MR1-1VL and M2-1 and are developed with industrial uses. Properties to the south across Plaza del Amo are zoned MR1-1VL, RD1.5-1 and [T][Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. Properties to the west across Western Avenue are located outside of the City of Los Angeles jurisdiction.

Public Hearing and Communications

A public hearing was held by the Advisory Agency on May 8, 2019 at 9:30 a.m. in Room 1070, 200 North Spring Street, Los Angeles, CA 90012. The applicant presented the project and answered questions from the Advisory Agency. Three people spoke in opposition to the project citing concerns of traffic, density, environmental contamination, and the inability to turn vehicles around across the private property. Four people spoke in favor of the project including a representative for Council District 15, and supported the project based on the remediation of illegal dumping, increased circulation with the extension of Plaza del Amo to 227th Street and allowing Denker Avenue to cross Plaza del Amo, increased housing stock, and the addition of street parking on the east end of Plaza del Amo.

Nine letters were submitted (via email), expressing support for the project knowing the site would no longer be the subject of complaints for graffiti, illegal dumping, illegal parking, or car racing. Among these letters included one from LAPD Senior Lead Officer Adriana Bravo who echoed these sentiments and also expressed support of the current owners for their responsiveness to the needs of the community.

VTT-82249-SL A-2

Five letters in opposition to the project were submitted citing concerns of density, the petroleum pipeline within the area, the undeveloped remainder lots, circulation, traffic, parking, hazardous materials, infrastructure, and green space.

Appeal Points and Responses

On July 19, 2019 the Advisory Agency issued a Determination for the subdivision of three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty-nine (39) will be for the construction, use and maintenance of thirty-nine (39) small-lot single-family dwellings in the R3- 1 zone, and two remainder lots. On July 29, 2019, an appeal was files by Mercedes McLane.

The following statements are from the appeal findings submitted by the appellant. The appeal is attached for reference (See Exhibit A).

Appeal Point No. 1

The department erred in judgment granting the project a Categorical Exemption. An EIR is needed to address significant Project impacts in areas including a petroleum pipeline on the parcel, hazards and hazardous substances on site especially related to the installation of infrastructure, lack of public services, and public easements across the parcel.

Staff Response No. 1

As a small lot development, and a project which is characterized as an infill development, the project qualifies for the Class 32 Categorical Exemption. As provided in Exhibit E (Justification for Categorical Exemption), in accordance with the provisions of Section 17.03 and Section 12.22.C.27 of the Los Angeles Municipal Code (LAMC), the Advisory Agency determined based on the whole of the administrative record that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines, Article 19, Section 15332 (Infill Development) and that there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies.

The Appellant contends that a petroleum pipeline is located on the subject property. The pipeline is currently on the public right-of-way, and no buildings will be constructed above it. As part of the project, the applicant will dedicate 4-feet for public right-of-way and the creation of a sidewalk. The pipeline will remain below the public right-of-way. The land was excavated and the pipeline surveyed, and the applicant has a permission letter from Shell Oil stating there is no objection to the location of the project or proposed construction. (See Exhibit G).

The Los Angeles County Fire Department Site Mitigation Unit has reviewed and approved a soil management plan provided by the applicant’s consultant, Roux Associates Inc. The department further concurs with the consultant that the known site contamination has been satisfactorily assessed and mitigated for residential site use under the condition that the approved soil management plan be implemented at the site during future grading activities and that methane barriers be installed beneath all future residential structures. (See Exhibit F).

The Vesting Tentative Tract Map was distributed to all City agencies for comment and their respective conditions of approval are included as a part of the Letter of Determination issued by the Advisory Agency. It is required these conditions be addressed prior to the issuance of any certificate of occupancy and many, prior to the recordation of the final map. The conditions of approval should not to be confused for mitigation measures. No mitigation measures have been imposed on the subject project. The applicant further provided “Will-Serve” letters from all public utilities confirming their ability to service the proposed small-lot homes. (See Exhibit H).

VTT-82249-SL A-3

The Appellant further expressed concern over public easements that cross the subject parcel. The only public easements that cross the subject site are utility easements at the far east end in lot 41 (M-Zone lot). These easements do not affect the residential portion of the small lot subdivision as none of the small lot homes or their associated uses are located on either of the M-zoned remainder lots. (See Exhibits B and E).

Appeal Point No. 2

The information provided to the city/L.A. Planning Committee regarding the Harbor Gateway South Neighborhood Council's position, and the presentations before the board in this case was inaccurate. Harbor Gateway stakeholders detrimentally relied on inaccurate and incomplete presentations and information provided by applicants.

Staff Response No. 2

The applicant’s team gave a formal presentation to the Harbor Gateway South Neighborhood Council on March 24, 2019, two months prior to the Advisory Agency public hearing. All documents required to file a subdivision case as required by LAMC Sections 17.00, 17.06, and 17.15, and Small Lot Ordinance 185,462 were submitted prior to the public hearing held on May 8, 2019. Additional environmental documents, including initial testing for soils and borings findings (Both South Coast Air Quality Management District and Occupational Safety and Health Administration were involved), vapor analysis, work plan, methane report, approval letter from Shell Oil, and a letter from the Los Angeles County Fire Department Site Mitigation Unit, approving the Soil Management Plan, were requested by the Advisory Agency at the public hearing. All additional information provided by the applicant was taken into consideration and added to the case file on May 15, 2019, two months prior to the Advisory Agency issuing its determination on the subject case on July 19, 2019. A formal position from the Neighborhood Council dated May 9, 2019, in opposition to the project, was received by planning staff on May 19, 2019. Case files are available for public viewing by appointment at the Department of City Planning.

Appeal Point No. 3

This project is discretionary, not by right. This project will have significant and cumulative impacts. Given all the unmitigated environmental impacts and the inadequate study, the required land use findings cannot be made and are not supported by substantial evidence.

Staff Response No. 3

The local government is granted authority to approve subdivisions under the State Subdivision Map Act, Sections 66410 to 66499.58, inclusive, of the California State Government Code. The Land Use Element of the General Plan consists of the 35 Community Plans within the City of Los Angeles. The Community Plans establish goals, objectives, and policies for future developments at a neighborhood level. Additionally, through the Land Use Map, the Community Plan designates parcels with a land use designation and a range of corresponding zones. The Land Use Element is further implemented through the Los Angeles Municipal Code (LAMC), which regulates the maximum permitted density, height, parking, and the subdivision of land.

The subdivision of land is regulated pursuant to Article 7 of the LAMC. Specifically, Section 17.05 C requires that the vesting tentative tract map be designed in compliance with the zoning regulations applicable to the project site. The project site is located within the Harbor Gateway Community Plan, which designates the site with Medium Residential, Limited Manufacturing, and Light Manufacturing land use designations. The Medium land use designation lists the R3

VTT-82249-SL A-4 as the corresponding zone. Limited Manufacturing has corresponding zones of M1, and MR1. The Light Manufacturing land use designation has corresponding zones of M2 and MR2. The Project Site is zoned R3-1, M1-1, and M2-1, which is consistent with the land use designation. Pursuant to Small Lot Ordinance 185,462 Small Lot subdivisions are permitted within the R3 Zone. All proposed Small Lot homes are located within the R3 Zoned portion of the site.

The project site has approximately 92,158 square feet of lot area, 4,105 square-feet of which is located in the M1 Zone and 3,487 square-feet is located in the M2 zone, and these properties will not be developed with residential uses. Lots 1 and 41 are remainder lots reserved for an undetermined future use; and lots 2 through 40 are for single-family homes. The remaining 84,566 square-feet in the R-3 zone would potentially allow a maximum density of 106 dwelling units. As shown on the tract map, the Project proposes to subdivide the site into 41 lots for the construction, use, and maintenance of 39 single-family small lot homes, pursuant to LAMC Section 12.22 C,27, which is less than half the density permitted by the zone. The subdivision includes splitting the property into two, allowing Denker Avenue to continue through across Plaza del Amo. The subdivision also includes the extension of the southern half of Plaza del Amo eastward to connect to 227th Street. As such, the subdivision will increase the safe circulation of pedestrian and vehicular traffic within the vicinity.

As stated in the Justification for Categorical Exemption (See Exhibit D), the project will not result in significant impacts related to air quality because it falls below interim air threshold established by Department of City Planning (DCP). Interim thresholds were developed by DCP based on CalEEMod model runs relying on reasonable assumptions, consulting with AQMD staff, and surveying published air quality studies for which criteria air pollutants did not exceed the established SCAQMD construction and operational thresholds. There are no other vacant parcels within 1,000-feet of the property. Previously approved multi-unit developments in the area were spread out over 16 years and only half of them allow opportunity for single-family home ownership. There are no known significant impacts with the accumulation of these developments. As such, the addition of these 39 small-lot homes will not significantly impact the area. The proposed development will enhance vehicular and pedestrian circulation within the neighborhood by allowing Denker Avenue to cross Plaza del Amo and extending Plaza del Amo east to connect with 227th Street. Therefore, no foreseeable cumulative impacts from small-lot developments are expected.

The site is not in a wildland area, and is not inhabited by endangered, rare, or threatened species. Thus, there are no unusual circumstances that may lead to a significant effect on the environment. Concerns of LID Stormwater collection, ADA access and street design are beyond the scope of a subdivision review and determination, and would occur later in the plan check process.

Conclusion Staff recommends the Harbor Area Commission deny the appeal and sustain the Determination by the Advisory Agency in approving Vesting Tentative Tract Map VTT-82249-SL, and determine that project is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines, Article 19, Section 15332 (Infill Development), and that there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies. The proposed map is consistent with all applicable provisions of the Subdivision Map Act, General Plan, Los Angeles Municipal Code, and Small Lot Ordinance. The appellant did not provide substantial evidence to show that the Advisory Agency erred in approving Vesting Tentative Tract Map No. VTT-82249-SL.

VTT-82249-SL-1A

EXHIBIT A APPEAL APPLICATION

VTT-82249-SL-1A

EXHIBIT B VESTING TENTATIVE TRACT NO. VTT-82249-SL

VTT-82249-SL-1A

EXHIBIT C ADVISORY AGENCY REPORTS

VTT-82249-SL-1A DEPARTMENT OF RECREATION MICHAEL A. SHULL AND PARKS CITY OF LOS ANGELES GENERAL MANAGER CALIFORNIA BOARD OF COMMISSIONERS ANTHONY-PAUL (AP) DIAZ, ESQ. EXECUTIVE OFFICER & SYLVIA PATSAOURAS CHIEF OF STAFF PRESIDENT RAMON BARAJAS LYNN ALVAREZ ASSISTANT GENERAL MANAGER VICE PRESIDENT VICKI ISRAEL MELBA CULPEPPER ASSISTANT GENERAL MANAGER

PILAR DIAZ JOSEPH HALPERT SOPHIA PIÑA-CORTEZ ASSISTANT GENERAL MANAGER IRIS L. DAVIS ERIC GARCETTI BOARD SECRETARY (213) 202-2640 MAYOR (213) 202-2633, FAX (213) 202-2614

Letter sent via email to: [email protected]

December 7, 2018

Alan Como, Deputy Advisory Agency 200 N. Spring Street, 7th Floor Los Angeles, CA 90012

DEPARTMENT OF RECREATION AND PARKS REPORT AND RECOMMENDATIONS RELATIVE TO VTT-82249

Dear Mr. Como:

The City of Los Angeles Department of Recreation and Parks (RAP) has prepared the following report and recommendations in response to your request for comments relative to VTT-82249, a proposed development project described as a subdivision containing thirty-nine (39) new residential dwelling units located at APNS 7347-009-800, 7347-011-800, 7347-012-802, 7347-012-801.

RAP’s report and recommendation(s) regarding VTT-82249 are as follows:

General Comments: The applicant is requesting approval of VTT-82249, a residential subdivision. Los Angeles Municipal Code (LAMC) 12.33 requires most residential projects that create new dwelling units or joint living and work quarters to dedicate land or pay a fee for the purpose of developing park and recreational facilities and LAMC 19.17 specifies how those fees are to be calculated.

Effective January 11, 2017, RAP is responsible for calculating the required park fees owed by each residential development project, including subdivision projects, pursuant to LAMC 12.33, and issuing the fee calculation letters to applicants.

221 N. FIGUEROA STREET, SUITE 350, LOS ANGELES CA 90012 – www.LAPARKS.ORG PARK PROUD LA

VTT-82249 RAP Report and Recommendations December 7, 2018 Page 2

RAP Recommendation: The applicant is requesting approval of a subdivision that will contain residential dwelling units. Therefore, pursuant to Los Angeles Municipal Code sections 12.33.E and 19.17, RAP recommends the following be added as a condition of the approval of VTT-82249:

That the Park Fee paid to the Department of Recreation and Parks be calculated as a Subdivision (Quimby in-lieu) fee.

Thank you for the opportunity to provide information relative to recreation and park issues related to this proposed project. Please provide the RAP contact listed below with any and all agendas, notices, and staff reports for the Advisory Agency actions and/or hearings related to this application.

If you have any questions or comments regarding this information please feel free to contact Melinda Gejer, of my staff, at (213) 202-2657, at your convenience.

Sincerely,

RAMON BARAJAS Assistant General Manager

CATHIE SANTO DOMINGO Superintendent

RB/CSD:ln cc: The Gaunt Family Trust; Richard Gaunt Jr., 2812 W. 232nd Street; Torrance, CA 90505 Reading File

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CITY OF LOS ANGELES INTER-DEPARTMENTAL CORRESPONDENCE

DATE: December 19, 2018

TO: Alan Como, Deputy Advisory Agency 200 N. Spring Street, 7th Floor Department of City Planning

FROM: Laura Duong, Subdivision Review Peter Kim, Zoning Engineer 201 N. Figueroa Street, Room 1080A Department of Building and Safety

SUBJECT: TRACT MAP NO. 82249 - SL – Vesting APNS: 7347-009-800, 7347-011-800, 7347-012-802, 7347-012-801

The Department of Building and Safety Zoning Section has reviewed the above Subdivision Map, date stamped on November 6, 2018 by the Department of City Planning. The site is designated as being in a R3-1/M2-1 Zone. This Small Lot Subdivision shall comply with the requirements pursuant to Ordinance No. 185,462. A clearance letter will be issued stating that no Building or Zoning Code violations exist relating to the subdivision on the subject site once the following items have been satisfied.

a. The submitted Map does not comply with the minimum 15 ft. front yard setback for the Lot 21 fronting (facing) along Denker Avenue as required for the R3-1 Zone. Revise the Map to show compliance with the above requirement or obtain written approval from the Department of City Planning Advisory Agency to allow the setbacks as indicated Setback Matrix.

b. Show all street dedications 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.

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

Notes:

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. Plan check will be required before any construction, occupancy or change of use.

The proposed buildings may not comply with City of Los Angeles Building Code requirements concerning exterior wall, protection of openings and exit requirements with respect to the proposed and existing property lines. Compliance shall be to the satisfactory of LADBS at the time of plan check.

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.

cc: Kyle Winston

+FORM. GEN. 160 (Rev. 6-80) CITY OF LOS ANGELES INTER-DEPARTMENTAL CORRESPONDENCE

January 14, 2019

TO: Vincent Bertoni, AICP, Director of Planning Department of City Planning Attention: Kyle Winston

FROM: Los Angeles Fire Department

SUBJECT: TRACT MAP NO.: 82249-SL (APN’S: 7347-009-800, 7347-011-800, 7374- 012-802, 7347-012-801)

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

RECOMMENDATIONS:

The Fire Department has no objection to Merger and Re-subdivision.

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

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

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.

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.

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.

Kyle Winston January 14, 2019 TRACT MAP NO.: 82249-SL Page 2

On small lot subdivisions, any lots used for access purposes shall be recorded on the final map as a “Fire Lane”.

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

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

The Fire Department may require additional vehicular access where buildings exceed 28 feet in height.

The Fire Department may require additional roof access via parapet access roof ladders where buildings exceed 28 feet in height, and when overhead wires or other obstructions block aerial ladder access.

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.

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) 220-8066. You should advise any consultant representing you of this requirement as well.

RALPH M. TERRAZAS Fire Chief

Kristin Crowley, Fire Marshal Bureau of Fire Prevention and Public Safety

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Tr82249-SL

VTT-82249-SL-1A

EXHIBIT D JUSTIFICATION FOR CATEGORICAL EXEMPTION

VTT-82249-SL-1A

DEPARTMENT OF City of Los Angeles EXECUTIVE OFFICES 200 N. SPRING STREET, ROOM 525 CITY PLANNING CALIFORNIA LOS ANGELES, CA 90012-4801 COMMISSION OFFICE (213) 978-1271 (213) 978-1300 VINCENT P. BERTONI, AICP CITY PLANNING COMMISSION DIRECTOR

SAMANTHA MILLMAN PRESIDENT KEVIN J. KELLER, AICP EXECUTIVE OFFICER

VAHID KHORSAND SHANA M.M. BONSTIN VICE-PRESIDENT DEPUTY DIRECTOR

DAVID H. J. AMBROZ ERIC GARCETTI TRICIA KEANE CAROLINE CHOE MAYOR DEPUTY DIRECTOR

HELEN LEUNG ARTHI L. VARMA, AICP KAREN MACK DEPUTY DIRECTOR

MARC MITCHELL LISA M. WEBBER, AICP VERONICA PADILLA-CAMPOS DEPUTY DIRECTOR DANA M. PERLMAN

JUSTIFICATION FOR PROJECT EXEMPTION CASE NO. ENV-2018-3490-CE

On July 19, 2019, the Planning Department determined that the City of Los Angeles Guidelines for the implementation of the California Environmental Quality Act of 1970 and the State CEQA Guidelines designate the subject project as Categorically Exempt under Article 19, Section 15332, Class 32, Case No. ENV-2018-3490-CE.

Class 32 consists of projects characterized as in-fill development which meet the conditions described:

(a) The project is consistent with the applicable General Plan Designation and all applicable General Plan Policies as well as with applicable Zoning Designation and Regulations.

The project site is located within the Harbor Gateway Community Plan with a Medium Residential, Light Manufacturing, and Limited Manufacturing land use designations with corresponding zones R3, M1, MR1, M2, and MR2. The subject property is zoned R3-1, M1-1, and M2-1. The proposed subdivision of thirty-nine (39) single-family dwellings is a use allowed by the General Plan and the corresponding R3 zone. There will be two remainder lots created as a result of this subdivision.

(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The proposed development is wholly within the City of Los Angeles, on an approximately 1.615 acre site (i.e., less than five acres). Properties to the north across Plaza del Amo are zoned C2-1, RD2-1, RD1.5-1 and [Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. The properties adjacent to the east are zoned MR1-1VL and M2-1 and are developed with industrial uses. Properties to the south across Plaza del Amo are zoned MR1-1VL, RD1.5-1 and [T][Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. Properties to the west across Western Avenue are located outside of the City of Los Angeles jurisdiction. ENV-2018-3216-CE

The site is not a wildland area, and is not inhabited by endangered, rare, or threatened species. The immediate vicinity is highly urbanized and is comprised of dense residential development with nearby commercial corridors. NavigateLA and the Los Angeles City Planning Department’s Environmental and Public Facilities map for Significant Ecological Areas show that the subject site is not located in any of these areas.

(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

The proposed project consists of work typical to a residential neighborhood, no unusual circumstances are present or foreseeable. The site is zoned R3-1, M1-1, and M2-1. The property is currently undeveloped and is located within the Harbor Gateway Community Plan, which designates the site for Medium Residential, Limited Manufacturing, and Light Manufacturing land uses. The proposed project is to subdivide three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty-nine (39) will be for the construction, use and maintenance of thirty-nine (39) small-lot single-family dwellings in the R3-1 zone, and two remainder lots. The subject property is zoned and designated for such development.

The new units will be two stories in height with two covered parking spaces per lot. Vehicular access will be via Plaza del Amo. The proposed small lots have an area ranging from 1,855 square feet to 4,832. The dwellings have floor area ranging from 1,852 square feet to 2,236 square-feet. The M1-1 zoned remainder lot will have an area of 4,105 square feet and the M2-1 zoned remainder lot will have an area of 3,487 square- feet. One phase of construction is proposed. The site is currently undeveloped. The project is compatible with the surrounding neighborhood and does not result in significant effects relating to traffic, noise, air quality or water quality.

The project is beneath the 500 daily trip threshold established by LADOT for preparing a traffic study. Therefore, the project will not have any significant impacts to traffic. The project will not result in significant impacts related to air quality because it falls below interim air threshold established by Department of City Planning (DCP) staff. Interim thresholds were developed by DCP staff based on CalEEMod model runs relying on reasonable assumptions, consulting with AQMD staff, and surveying published air quality studies for which criteria air pollutants did not exceed the established SCAQMD construction and operational thresholds.

(e) The site can be adequately served by all required utilities and public services.

The project site will be adequately served by all required public utilities and services given that the proposed construction of the thirty-nine (39) new single-family dwellings will be located on a currently undeveloped site. Based on the facts herein, it can be found that the project meets the qualifications of the Class 32 Exemption.

2 ENV-2018-3216-CE

CEQA Section 15300.2: Exceptions to the Use of Categorical Exemptions

There are five (5) Exceptions which must be considered in order to find a project exempt under Class 32:

(a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.

The project is consistent with the type of development permitted for the areas zoned R3- 1 and designated Medium Residential land use. There will be no development of the two remainder lots. There are no other vacant parcels within 1,000-feet of the property. Previously approved multi-unit developments in the area include:

Case No. TT-63530 – On March 3, 2006, the Advisory Agency approved a 1-lot subdivision for the construction, use, and maintenance of a 6-unit condominium development on a 10,825 square-foot lot in the RD1.5-1 zone located at 1519 West Plaza del Amo.

Case No. TT-62079 – On December 9, 2005, the Advisory Agency the subdivision of a 91,433 square-foot lot into 35 lots for the construction, use, and maintenance of 35 single family homes in the RD2-1 zone located at 1307-1331 Plaza del Amo.

Case No. VTT-61427 – On December 6, 2004, the Advisory Agency approved a 1-lot subdivision for the construction, use and maintenance of a 14-unit condominium in the RD2-1 located at 1445 West 225th Street.

Case No. TT-54239 – On December 22, 2003, the Advisory Agency approved a 1-lot subdivision for the construction, use, and maintenance of a 16-unit condominium in the [T][Q]RD1.5 Zone located at 1367-1369 Plaza del Amo.

These developments were spread out over 16 years and only half of them allow opportunity for single-family home ownership. There are no known significant impacts with the accumulation of these developments. As such, the addition of these 39 small-lot homes will not significantly impact the area. The proposed development will enhance vehicular and pedestrian circulation within the neighborhood by allowing Denker Avenue to cross Plaza del Amo and extending Plaza del Amo east to connect with 227th Street. Therefore, no foreseeable cumulative impacts from small-lot developments are expected.

(b) Significant Effect Due to Unusual Circumstances. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

The proposed project consists of development typical to a residential neighborhood, no unusual circumstances are present or foreseeable. The site is zoned R3-1, M1-1, and M2- 1. The property is currently undeveloped and is located within the Harbor Gateway Community Plan, which designates the site for Medium Residential, Limited Manufacturing, and Light Manufacturing land uses. The proposed project is to subdivide three (3) lots, totaling 92,158 square-feet into forty-one (41) lots, of which thirty-nine (39) will be for the construction, use and maintenance of thirty-nine (39) small-lot single-family dwellings in the R3-1 zone, and two remainder lots, in an area zoned and designated for such development.

3 ENV-2018-3216-CE

Properties to the north of the subject site across Plaza del Amo are zoned C2-1, RD2-1, RD1.5-1 and [Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. The properties adjacent to the east are zoned MR1-1VL and M2-1 and are developed with industrial uses. Properties to the south across Plaza del Amo are zoned MR1-1VL, RD1.5-1 and [T][Q]RD1.5-1 and developed with one and two-story commercial structures, and a mix of one and two-story single-family and multi-family dwellings. Properties to the west across Western Avenue are located outside of the City of Los Angeles jurisdiction. The site is not in a wildland area, and is not inhabited by endangered, rare, or threatened species. Thus, there are no unusual circumstances that may lead to a significant effect on the environment.

(c) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.

According to Caltrans’ Scenic Highway Routes Map, the subject site is not a designated state scenic highway. Based on this, the proposed project will not result in damage to scenic resources, including trees, historic buildings, rock outcroppings, or similar resources within an officially designated state scenic highway.

(d) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code

The project site is not listed on EnviroStor, the Department of Toxic Substances Control’s online database for hazardous waste facilities and sites in California. Building permit history for the project site does not indicate the site may be hazardous or otherwise contaminated. Therefore, this exception does not apply.

(e) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

The project site is not designated a historical resource by local or state agencies, and has not been determined to be eligible for listing in the National Register of Historic Places, the California Register of Historical Resources, and the Los Angeles Historic-Cultural Monuments Register, and/or any local register. In addition, the project site is not listed in HistoricPlacesLA or SurveyLA as a potential historical resource. The proposed project would not cause an adverse change in the significance of a historical resources as defined in Section 15064.5 of the State CEQA Guidelines. Thus, the proposed project would not result in a substantial adverse change in the significance of a historical resource and this exemption does not apply.

4 VTT-82249-SL-1A

EXHIBIT E PLOTTED TITLE REPORTS

VTT-82249-SL-1A

EXHIBIT F COUNTY OF LOS ANGELES FIRE DEPARTMENT SITE MITIGATION UNIT LETTER

VTT-82249-SL-1A

EXHIBIT G SHELL PIPELINE COMPANY PERMISSION LETTER

VTT-82249-SL-1A

11/20/2017

VTT-82249-SL-1A

EXHIBIT H WILL SERVE LETTERS

VTT-82249-SL-1A BOARD OF PUBLIC WORKS DEPARTMENT OF MEMBERS CITY OF LOS ANGELES PUBLIC WORKS KEVIN JAMES CALIFORNIA BUREAU OF PRESIDENT ENGINEERING HEATHER MARIE REPENNING VICE PRESIDENT GARY LEE MOORE, PE, ENV SP MICHAEL R. DAVIS CITY ENGINEER PRESIDENT PRO TEMPORE 1149 S BROADWAY, SUITE 700 JOEL F. JACINTO LOS ANGELES, CA 90015-2213 COMMISSIONER AURA GARCIA http://eng.lacity.org COMMISSIONER ERIC GARCETTI DR. FERNANDO CAMPOS MAYOR EXECUTIVE OFFICER 03/08/2018

DAVID J. CURTIS 555 FLOWER ST LOS ANGELES, CA, 90071

Dear DAVID J. CURTIS,

SEWER AVAILABILITY: PLAZA DEL AMO

The Bureau of Sanitation has reviewed your request of 02/21/2018 for sewer availability at PLAZA DEL AMO. Based on their analysis, it has been determined on 03/08/2018 that there is capacity available to handle the anticipated discharge from your proposed project(s) as indicated in the attached copy of the Sewer Capacity Availability Request (SCAR) .

This determination is valid for 180 days from the date shown on the Sewer Capacity Availability request (SCAR) approved by the Bureau of Sanitation.

While there is hydraulic capacity available in the local sewer system at this time, availability of sewer treatment capacity will be determined at the Bureau of Engineering Public Counter upon presentation of this letter. A Sewer Connection Permit may also be obtained at the same counter provided treatment capacity is available at the time of application.

A Sewerage Facilities Charge is due on all new buildings constructed within the City. The amount of this charge will be determined when application is made for your building permit and the Bureau of Engineering has the opportunity to review the building plans. To facilitate this determination a preliminary set of plans should be submitted to Bureau of Engineering District Office, Public Counter.

Provision for a clean out structure and/or a sewer trap satisfactory to the Department of Building and Safety may be required as part of the sewer connection permit.

Sincerely,

Michael Castillo

Central District, Bureau of Engineering

Scar Request Number: 2257 City of Los Angeles Bureau of Engineering

SEWER CAPACITY AVAILABILITY REVIEW FEE (SCARF) - Frequently Asked Questions SCAR stands for Sewer Capacity Availability Review that is performed by the Department of Public Works, Bureau of Sanitation. This review evaluates the existing sewer system to determine if there is adequate capacity to safely convey sewage from proposed development projects, proposed construction projects, proposed groundwater dewatering projects and proposed increases of sewage from existing facilities. The SCAR Fee (SCARF) recovers the cost, incurred by the City, in performing the review for any SCAR request that is expected to generate 10,000 gallons per day (gpd) of sewage.

The SCARF is based on the effort required to perform data collection and engineering analysis in completing a SCAR. A brief summary of that effort includes, but is not limited to, the following: 1. Research and trace sewer flow levels upstream and downstream of the point of connection. 2. Conduct field surveys to observe and record flow levels. Coordinate with maintenance staff to inspect sewer maintenance holes and conduct smoke and dye testing if necessary. 3. Review recent gauging data and in some cases closed circuit TV inspection (CCTV) videos. 4. Perform gauging and CCTV inspection if recent data is not available. 5. Research the project location area for other recently approved SCARs to evaluate the cumulated impact of all known SCARs on the sewer system. 6. Calculate the impact of the proposed additional sewage discharge on the existing sewer system as it will be impacted from the approved SCARs from Item 6 above. This includes tracing the cumulative impacts of all known SCARs, along with the subject SCAR, downstream to insure sufficient capacity exist throughout the system. 7. Correspond with the applicant for additional information and project and clarification as necessary. 8. Work with the applicant to find alternative sewer connection points and solutions if sufficient capacity does not exist at the desired point of connection.

Questions and Answers:

1. When is the SCARF applied, or charged? It applies to all applicants seeking a Sewer Capacity Availability Review (SCAR). SCARs are generally required for Sewer Facility Certificate applications exceeding 10,000 gpd, or request from a property owner seeking to increase their discharge thru their existing connection by 10,000 gpd or more, or any groundwater related project that discharges 10,000 gpd or more, or any proposed or future development for a project that could result in a discharge of 10,000 gpd. 2. Why is the SCARF being charged now when it has not been in the past? The City has seen a dramatic increase in the number of SCARs over 10,000 gpd in the last few years and has needed to increase its resources, i.e., staff and gauging efforts, to respond to them. The funds collected thru SCARF will help the City pay for these additional resources and will be paid by developers and property owners that receive the benefit from the SCAR effort. 3. Where does the SCARF get paid? The Department of Public Works, Bureau of Engineering (BOE) collects the fee at its public counters. Once the fee is paid then BOE prepares a SCAR request and forwards it to the BOS where it is reviewed and then returned to BOE. BOE then informs the applicant of the result. In some cases, BOS works directly with the applicant during the review of the SCAR to seek additional information and work out alternative solutions

Scar Request Number: 2257 City of Los Angeles Los Angeles Department of Water and Power - Water System

SAR NUMBER 66831 Fire Service Pressure Flow Report SERVICE NUMBER 626889

For: 1341 PLAZA DEL AMO Approved Date: 4-3-2018

Proposed Service 6 INCH off of the

8 inch main in PLAZA DEL AMO on the NORTH side approximately

260 feet EAST of EAST of HALLDALE AVE The System maximum pressure is

84 psi based on street curb elevation of 48 feet above sea level at this location.

The distance from the DWP street main to the property line is 22 feet System maximum pressure should be used only for determining class of piping and fittings.

Residual Flow/Pressure Table for water system street main Meter Assembly at this location Capacities Flow Press. Flow Press. Flow Press. Domestic Meters (gpm) (psi) (gpm) (psi) (gpm) (psi) 1 inch= 56 gpm 0 78 1365 60 1-1/2 inch= 96 gpm 285 77 1405 59 2 inch= 160 gpm 415 76 1445 58 3 inch= 220 gpm 520 75 1485 57 4 inch= 400 gpm 6 inch= 700 gpm 605 74 1525 56 8 inch= 1500 gpm 685 73 1560 55 10 inch = 2500 gpm 755 72 820 71 Fire Service 880 70 2 inch= 250 gpm 4 inch= 600 gpm 940 69 6 inch= 1400 gpm 995 68 8 inch = 2500 gpm 1045 67 10 inch= 5000 gpm 1100 66 1145 65 FM Services 8 inch = 2500 gpm 1195 64 10 inch= 5000 gpm 1240 63 1280 62 1325 61 These values are subject to change due to changes in system facilities or demands.

Notes: This SAR is for a proposed 6-inch fire and 2-inch domestic combo service.

This information will be sent to the Department of Building and Safety for plan checking. This SAR is valid for one year from 04-03-18. Once the SAR expires, the applicant needs to re-apply and pay applicable processing fee.

For additional information contact the Water Distribution Services SectionHARBOR (213) 367-1232

LUISITO S. RAMOS LUISITO S. RAMOS 046-195 Prepared by Approved by Water Service Map City of Los Angeles Los Angeles Department of Water and Power - Water System

SAR NUMBER 66832 Fire Service Pressure Flow Report SERVICE NUMBER 626891

For: 1537 PLAZA DEL AMO Approved Date: 4-3-2018

Proposed Service 6 INCH off of the

6 inch main in PLAZA DEL AMO on the NORTH side approximately

360 feet EAST of EAST of HARVARD BLVD The System maximum pressure is

82 psi based on street curb elevation of 52 feet above sea level at this location.

The distance from the DWP street main to the property line is 17 feet System maximum pressure should be used only for determining class of piping and fittings.

Residual Flow/Pressure Table for water system street main Meter Assembly at this location Capacities Flow Press. Flow Press. Flow Press. Domestic Meters (gpm) (psi) (gpm) (psi) (gpm) (psi) 1 inch= 56 gpm 0 77 1-1/2 inch= 96 gpm 340 76 2 inch= 160 gpm 490 75 3 inch= 220 gpm 610 74 4 inch= 400 gpm 6 inch= 700 gpm 715 73 8 inch= 1500 gpm 805 72 10 inch = 2500 gpm 890 71 965 70 Fire Service 1040 69 2 inch= 250 gpm 4 inch= 600 gpm 1105 68 6 inch= 1400 gpm 1170 67 8 inch = 2500 gpm 1235 66 10 inch= 5000 gpm 1295 65 1350 64 FM Services 8 inch = 2500 gpm 1405 63 10 inch= 5000 gpm 1460 62 1510 61 1560 60 These values are subject to change due to changes in system facilities or demands.

Notes: This SAR is for a proposed 6-inch fire and 2-inch domestic combo service.

For additional information contact the Water Distribution Services SectionHARBOR (213) 367-1232

LUISITO S. RAMOS LUISITO S. RAMOS 046-195 Prepared by Approved by Water Service Map City of Los Angeles Los Angeles Department of Water and Power - Water System

SAR NUMBER 66833 Fire Service Pressure Flow Report SERVICE NUMBER 626890

For: 1414 PLAZA DEL AMO Approved Date: 4-3-2018

Proposed Service 6 INCH off of the

6 inch main in PLAZA DEL AMO on the SOUTH side approximately

150 feet WEST of WEST of HALLDALE AVE The System maximum pressure is

83 psi based on street curb elevation of 50 feet above sea level at this location.

The distance from the DWP street main to the property line is 17 feet System maximum pressure should be used only for determining class of piping and fittings.

Residual Flow/Pressure Table for water system street main Meter Assembly at this location Capacities Flow Press. Flow Press. Flow Press. Domestic Meters (gpm) (psi) (gpm) (psi) (gpm) (psi) 1 inch= 56 gpm 0 77 1475 59 1-1/2 inch= 96 gpm 310 76 1515 58 2 inch= 160 gpm 450 75 1560 57 3 inch= 220 gpm 560 74 4 inch= 400 gpm 6 inch= 700 gpm 655 73 8 inch= 1500 gpm 740 72 10 inch = 2500 gpm 815 71 885 70 Fire Service 950 69 2 inch= 250 gpm 4 inch= 600 gpm 1015 68 6 inch= 1400 gpm 1075 67 8 inch = 2500 gpm 1130 66 10 inch= 5000 gpm 1185 65 1235 64 FM Services 8 inch = 2500 gpm 1285 63 10 inch= 5000 gpm 1335 62 1385 61 1430 60 These values are subject to change due to changes in system facilities or demands.

Notes: This SAR is for a prioposed 6-inch fire and 2-inch domestic combo service.

For additional information contact the Water Distribution Services SectionHARBOR (213) 367-1232

LUISITO S. RAMOS LUISITO S. RAMOS 046-195 Prepared by Approved by Water Service Map City of Los Angeles Los Angeles Department of Water and Power - Water System

SAR NUMBER 66834 Fire Service Pressure Flow Report SERVICE NUMBER 626892

For: 1624 PLAZA DEL AMO Approved Date: 4-3-2018

Proposed Service 6 INCH off of the

6 inch main in PLAZA DEL AMO on the SOUTH side approximately

280 feet WEST of WEST of HARVARD BLVD The System maximum pressure is

81 psi based on street curb elevation of 55 feet above sea level at this location.

The distance from the DWP street main to the property line is 17 feet System maximum pressure should be used only for determining class of piping and fittings.

Residual Flow/Pressure Table for water system street main Meter Assembly at this location Capacities Flow Press. Flow Press. Flow Press. Domestic Meters (gpm) (psi) (gpm) (psi) (gpm) (psi) 1 inch= 56 gpm 0 75 1-1/2 inch= 96 gpm 350 74 2 inch= 160 gpm 510 73 3 inch= 220 gpm 630 72 4 inch= 400 gpm 6 inch= 700 gpm 740 71 8 inch= 1500 gpm 830 70 10 inch = 2500 gpm 920 69 1000 68 Fire Service 1075 67 2 inch= 250 gpm 4 inch= 600 gpm 1145 66 6 inch= 1400 gpm 1210 65 8 inch = 2500 gpm 1275 64 10 inch= 5000 gpm 1335 63 1395 62 FM Services 8 inch = 2500 gpm 1450 61 10 inch= 5000 gpm 1505 60 1560 59

These values are subject to change due to changes in system facilities or demands.

Notes: This SAR is for a proposed 6-inch fire and 2-inch domestic service.

For additional information contact the Water Distribution Services SectionHARBOR (213) 367-1232

LUISITO S. RAMOS LUISITO S. RAMOS 046-192 Prepared by Approved by Water Service Map

AT&T California 100 West Alondra Boulevard, Room A202 G ardena, CA 90248

“September 28, 2018

MUROW CM 1151 Duryea Avenue Irvine, CA 92614

Attn: Justin Skaggs Assistant Project Manager

Re: Plaza del Amo/Western Avenue Project

I have completed research on your request for the above-referenced project. There is one conduit record( at the billing rate of $200.00 for the first 1-10 records and $20.00 for each additional record.

The administration fee of $218.00 is required to proceed with this request. Upon receipt of this fee AT&T will process your request and records will be emailed to your firm within 3 days.

Please make checks payable to AT&T California. Payment should be sent to 100 West Alondra Blvd., Room A202, Gardena CA 90248 ATTN: Carl Randolph. Please reference your project on your check.

If you have any questions or concerns please contact me at (310) 515-4029.

Thank you and have a pleasant day.

Best regards,

Carl Randolph Engineering Administrator AT&T

July 12, 2018

STORM PROPERTIES, INC. 23223 NORMANDIE AVENUE TORRANCE CA 90501

RE: Will Serve Letter Request for – MEDIAN OF PLAZA DEL AMO IN TORRANCE CA 90501 BETWEEN WESTERN AVENUE AND NORMANDIE AVENUE

To whom it may concern:

Thank you for inquiring about the availability of natural gas service for your project. We are pleased to inform you that Southern California Gas Company (SoCalGas) has facilities in the area where the above named project is being proposed. The service would be in accordance with SoCalGas’ policies and extension rules on file with the California Public Utilities Commission (Commission) at the time contractual arrangements are made. This letter should not be considered a contractual commitment to serve the proposed project, and is only provided for informational purposes only. The availability of natural gas service is based upon natural gas supply conditions and is subject to changes in law or regulation. As a public utility, SoCalGas is under the jurisdiction of the Commission and certain federal regulatory agencies, and gas service will be provided in accordance with the rules and regulations in effect at the time service is provided. Natural gas service is also subject to environmental regulations, which could affect the construction of a main or service line extension (for example, if hazardous wastes were encountered in the process of installing the line). Applicable regulations will be determined once a contract with SoCalGas is executed. If you need assistance choosing the appropriate gas equipment for your project, or would like to discuss the most effective applications of energy efficiency techniques, please contact our area Service Center at 800-427-2200. Thank you again for choosing clean, reliable, and safe natural gas, your best energy value. Sincerely,

Jason P. Jones Planning Associate SoCalGas-Compton HQ