PARCEL MAP AA-2017-730-PMLA-CN (stamped map dated February 23, 2017)

HEARING DATE: August 24, 2017

PLANNING DEPARTMENT STAFF REPORT

PURSUANT TO ORDINANCE 164,845, IF A CERTIFICATE OF POSTING HAS NOT BEEN SUBMITTED BEFORE THE DATE OF THE PUBLIC HEARING, IT MUST BE PRESENTED AT THE HEARING, OR THE CASE MUST BE CONTINUED.

REQUEST

A request for the approval of a Preliminary Parcel Map for a two-lot subdivision to permit the separation of an existing vacant portion of the property containing 65,588 net square-feet (1.506 acres) of the existing 632,424 net square-foot (13.01 acres) parcel zoned C2-1-O in the Wilshire Community Plan.

ADDRESS

4645-4835 West Venice Boulevard & 4748-4858 West Pico Boulevard & 4645-4676 West San Vicente Boulevard

OWNER/APPLICANT

Midtown Shopping Center Associates LLC 4725 Venice Boulevard 2nd Floor Los Angeles, CA 90019

REPRESENTATIVE

Amin Badie, AIA T.W. Layman Associates 20300 Ventura Boulevard Woodland Hills CA, 91364

RELEVANT CASES

ON-SITE:

There are no previous or existing cases relevant to this subdivision.

OFF-SITE:

There are no previous or existing relevant cases within 500 feet from the project site.

PUBLIC RESPONSES

On June 29, 2017, Elizabeth Tooke of Craig Lawson & Co., LLC requested to and viewed PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 2

the case file.

On May 23, 2017 an email from Michael Salman a history teacher at UCLA was asked to be placed on the interested parties listing for Case No. AA-2017-730-PMLA and provided an address.

In April of 2017 a phone called was received from Thomas Hagen a prospective buyer inquiring about a potential hearing date.

GENERAL COMMENTS

The project site is located within an irregular-shaped lot having an estimated frontage of 925 feet on the northern side of the site along Pico Boulevard, frontage of 1,504 feet on the southern side along Venice Boulevard and frontage of 734 feet on the eastern side along San Vicente Boulevard. The project site adjoins Pico Boulevard, San Vicente Boulevard and Venice Boulevard. Pico Boulevard is a designated Avenue I dedicated to a road width of 70 feet and right-of-way width of 100 feet. San Vicente Boulevard is a designated Avenue I dedicated to a road width of 70 feet and right-of-way width of 100 feet. Venice Boulevard is a designated Modified Boulevard II dedicated to a road width of 190 feet and right-of-way width of 210 feet. Existing topography for the site is relatively flat. The subject parcel is zoned C2-1-O and designated Community Commercial uses in the Wilshire Community Plan Area. The subject site is approximately 632,424 net square-feet. The proposed size of the newly created lot is approximately 65,588 net square-feet.

Public Street Designation

Pico Boulevard is designated Avenue I with an approximate 100-foot right-of-way designation and a 70-foot roadway width designation, improved with a curb, gutter, and sidewalk.

Venice Boulevard is designated Modified Boulevard II with an approximate 130-foot right-of- way designation and a 110-foot roadway width designation, improved with a curb, gutter, and sidewalk.

San Vicente Boulevard is designated Avenue I with an approximate 100-foot right-of-way designation and a 70-foot roadway width designation, improved with a curb, gutter, and sidewalk.

Development

The site is currently developed with a multitude of commercial uses such as Bank of America and the Broadway Federal Bank, Subway and Yoshinoya restaurants, Planet Fitness, Living Spaces, Metro PCS, UPS Store, Midtown Cleaners, a beauty supply store, Ralph’s Supermarket and a CVS Pharmacy. On June 1, 2016 a new building permit was issued to Ralph’s for an installation of a new Starbucks kiosk, new deli/bakery and sushi station, and minor kitchen alterations and repair. A change of use permit was issued on June 2, 2017 for PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 3

this renovation, and the remodeling of Ralph’s Starbuck Kiosk is currently underway.

Surrounding Properties

Surrounding properties are zoned C4-1-O, C2-1-O, [Q] C2-1-O, RD1.5-1-O, R3-1-O, [Q] CM-1-O and [Q] PF-1XL-O. Nearby properties are developed with a high concentration of retail, commercial uses and multi-family dwellings. The subject parcel is located approximately 350 feet from another major shopping center to the east. Adjacent property to the west is a one-story Wilshire Community Police station building. Property to the south, across from Venice Boulevard, is developed with one and two-story single and multi-family dwellings. Adjacent properties to the north across Pico Boulevard are additional retail stores and restaurants servicing the neighboring community.

Parking

The subject parcel is not requesting the construction of any physical building(s) or proposing a use. Any future development would be required to adhere to the Zoning Code’s parking provisions or the Advisory Agency’s Parking Policy AA-2006-2.

Trees

Per preliminary parcel map stamped and dated February 23, 2015, the applicant indicates nine (9) existing protected Sycamore trees onsite that are to remain protected in place, and 14 existing London Plane trees were found on the site. All existing trees are to remain and be preserved.

REPORTS RECEIVED

BUREAU OF ENGINEERING: In a memo dated July 10, 2017, BOE reports that the Preliminary Parcel Map layout is satisfactory as submitted and recommends approval subject to conditions pertaining to improvements along Pico Boulevard. See recommended conditions in Draft Preliminary Parcel Map Report with Conditions under department.

DEPARTMENT OF BUILDING AND SAFETY, GRADING DIVISION: Tentatively approves the tract map subject to conditions stated in the memo dated July 15, 2017. See recommended conditions in Preliminary Parcel Map Report with Conditions under department.

DEPARTMENT OF BUILDING AND SAFETY, ZONING DIVISION: A clearance letter will be issued stating that no Building and Zoning Code violations exist on the subject site once the items identified in the memo dated June 11, 2017 have been satisfied. See recommended conditions in Draft Preliminary Parcel Map Report with Conditions under department.

BUREAU OF SANITATION: In a memo dated June 8, 2017, reports that Wastewater Collection Systems Division of the Bureau of Sanitation has inspected the sewer/storm drain PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 4

lines serving the subject tract and found potential problems to their structures or potential maintenance problem. See recommended conditions in Draft Preliminary Parcel Map Report with Conditions under department.

BUREAU OF STREET LIGHTING: Recommends that the project be subject to conditions stated in the memo dated July 5, 2017. See recommended conditions in Draft Preliminary Parcel Map Report with Conditions under department.

DEPARTMENT OF TRANSPORTATION: No comments were available at the writing of the staff report.

DEPARTMENT OF WATER AND POWER: No comments were available at the writing of the staff report.

FIRE DEPARTMENT: No comments were available at the writing of the staff report.

LOS ANGELES UNIFIED SCHOOL DISTRICT: No comments were available at the writing of the staff report.

ENVIRONMENTAL CLEARANCE

On February 2, 2015, the Department of City Planning determined based on the whole of the administrative record, that the Project is exempt from CEQA pursuant to CEQA Guidelines, Article III, Section 1, Class 15 (the division of property for residential, commercial or industrial use into four or fewer parcels), log No. ENV-2017-731-CE. There is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies

TENANTS

The subdivider has not provided a list of tenants as the site is currently a vacant lot.

STAFF RECOMMENDATIONS

The Planning Department staff recommends approval of Preliminary Parcel Map AA-2017- 730-PMLA with conditions in the Draft Preliminary Parcel Map Report.

Prepared by:

Andre Calderon Planning Assistant

Note: Recommendation does not constitute a decision. Changes may be made by the Advisory Agency at the time of the public hearing. PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 5

DRAFT PRELIMINARY PARCEL MAP REPORT WITH CONDITIONS

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 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-O 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.

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 a 19-foot wide strip of land be dedicated along San Vicente Boulevard adjoining the subdivision to complete a 50-foot wide half right-of-way dedication in accordance with Avenue I, based on the Mobility Plan Designation.

2. That sufficient width of land be dedicated along Venice Boulevard to provide a minimum 10-foot wide sidewalk adjoining the subdivision whenever the dedication can physically be obtained, based on the Mobility Plan Designation.

3. That a 15-foot by 15-foot corner cut dedication, or 20-foot radius property line return be dedicated at all applicable corners of the project, if no structures exist within the dedicated area. If there is a structure within the proposed dedicated corner area, then a modified corner cut, or a radius curb return is required.

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 drainage easement and to construct over the existing drainage facilities must be submitted to the City Engineer for approval. PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 6

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 the following:

1. A concrete curb, a concrete gutter, a 15-foot wide and variable width concrete sidewalk as existing structures may prevent wider sidewalk in some areas; install tree wells with cover and plant street trees with root barriers as necessary.

2. Suitable surfacing to join the existing pavement and to complete a 35-foot wide half roadway.

3. Any necessary removal and reconstruction of the existing improvements.

4. The necessary transitions to join the existing improvements.

b. Improve Venice Boulevard being dedicated and adjoining the subdivision by the construction of a 10-foot wide and variable width concrete sidewalk as existing structures may prevent a 10-foot wide sidewalk, install tree wells with cover and plant street trees with root barriers as necessary.

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.

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 geometrics 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 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 PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 7

(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 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.

PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 8

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:

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

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

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

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 RECREATION AND PARKS

Please Note: Park fees are now paid at 221 N. Figueroa Street, Suite 400, Los Angeles, CA 90012. If you have any questions or comments regarding this information please feel free to contact the RAP Park Fee staff at (213) 202-2682.

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

DEPARTMENT OF WATER AND POWER

12. 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 PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 9

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.

13. 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.

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 geometrics 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

14. 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

15. 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 PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 10

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.

(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 PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 11

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.

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.

16. 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 (CEQA):

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, ENV-2017-731-CE. PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 12

FINDINGS OF FACT (SUBDIVISION MAP ACT):

In connection with the approval of Parcel Map 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.

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 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 PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 13

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, 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-O, 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- PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 14

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.

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

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 __date, 2017 at one of the City Planning Department Public Counters, located at:

PRELIMINARY PARCEL MAP NO. AA-2017-730-PMLA Page 15

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 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__date, 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 AA-2017- 730-PMLA.

VINCENT P. BERTONI, AICP Advisory Agency

______KEVIN S. GOLDEN JANE CHOI, AICP Deputy Advisory Agency Senior City Planner

KG:JC:KG:AC