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									      DEPARTMENT OF                                                                                            EXECUTIVE OFFICES
     CITY PLANNING
 200 N. SPRING STREET, ROOM 525                                                                                S. GAIL GOLDBERG, AICP
  LOS ANGELES, CA 90012-4801                                                                                           DIRECTOR
            AND                                                                                                    (213) 978-1271
 6262 VAN NUYS BLVD., SUITE 351
     VAN NUYS, CA 91401                                                                                       VINCENT P. BERTONI, AICP
                C                                                                                                   DEPUTY DIRECTOR
CITY PLANNING COMMISSION                                                                                           (213) 978-1272
      WILLIAM ROSCHEN                                                                                           JOHN M. DUGAN, AICP
            PRESIDENT
                                                                                                                    DEPUTY DIRECTOR
        REGINA M. FREER
          VICE-PRESIDENT                                                                                           (213) 978-1274
        SEAN O. BURTON                                                                                          EVA YUAN-MCDANIEL
        DIEGO CARDOSO                              Antonio R. Villaraigosa                                          DEPUTY DIRECTOR
       ROBIN R. HUGHES                                         MAYOR                                               (213) 978-1273
     FR. SPENCER T. KEZIOS
       CINDY MONTAÑEZ                                                                                            FAX: (213) 978-1275
      BARBARA ROMERO
        MICHAEL K. WOO
                C                                                                                                  INFORMATION
       JAMES WILLIAMS                                                                                               (213) 978-1270
  COMMISSION EXECUTIVE ASSISTANT
         (213) 978-1300                                                                                        www.planning.lacity.org




          Decision Date: July 13, 2009

          Appeal Period Ends: July 28, 2009


          Edward Klein (O/R)                                           Case: AA-2008-2917-PMLA
          6533 Valmont Ave.                                            Related Case: none
          Tujunga, CA 91402                                            Community Plan: Sunland-Tujunga-Lake
                                                                          View Terrace-Shadow Hills-East La
                                                                          Tuna Canyon
                                                                       Address: 10049 N. Leona Street
                                                                       Zone : R1-1-RFA
                                                                       D. M. : 202-5A203
                                                                       C. D. : 2
                                                                       CEQA: ENV-2008-2918-MND
                                                                       Legal Description: Tract WESTERN
                                                                             EMPIRE TRACT, Lot 257, Arb 2

          In accordance with provisions of Section 17.53 of the Los Angeles Municipal Code, the
          Advisory Agency approved Parcel Map AA-2008-2917-PMLA, for a maximum three-parcel
          single-family development, and a side yard reduction between existing residences by 10%
          (5’ to 4’-6”) on Parcel B, and 11% (6’ to 5’-4”) on Parcel C, shown on map stamp-dated July
          17, 2008, and subject to the following conditions. This unit density is based on the R1-1-
          RFA Zone. 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
AA-2007-4714-PMLA                                                                        PAGE 2

Safety for purposes of having a building permit issued.
BUREAU OF ENGINEERING
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) 977-7097.

1.      That a 10-foot wide strip of land be dedicated for future street purposes along
        Leona Avenue adjoining the subdivision.

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

        a.      Improve Leona Avenue being dedicated and adjoining the subdivision by the
                construction of the following:

                (1)     A concrete curb, a concrete gutter, and a 5-foot concrete sidewalk
                        adjacent to the property line, planting trees and landscaping of the
                        parkway.

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

                (3)     Any necessary            removal   and   reconstruction     of   existing
                        improvements.

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

        b.      Construct the necessary house connections to serve each parcel, or
                evaluate the efficiency of the existing house connections.

3.      That in lieu of constructing the improvement in Leona Avenue as outlined herein,
        the subdivider be permitted, at their option, and as concurred by the City Engineer
        to provide a non-refundable cash payment with the necessary plans. In addition, the
        owner is to repair and construct any broken or missing pavement and berm along
        the subdivision.

4.      Install street lighting facilities to serve the Parcel as required by the Bureau of Street
        Lighting.

        a.      Construct one new light on Leona Avenue.

                NOTES: New light to be installed on Leona Avenue as close to the T-
                intersection as possible while maintaining some clearance from the mature
                tree. 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
AA-2008-2917-PMLA                                                             PAGE 3


             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 – ZONING DIVISION
Building and Safety approvals are conducted by appointment only- contact Nick Trotta at
(213) 482-6880 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 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.

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

      a.     Provide copy of building permit records, plot plan and certificate of
             occupancy of all the existing structures on the lot to verify the last legal use
             and the number of parking spaces provided on site.

      b.     Show all street dedication as required by Bureau of Engineering and provide
             net lot area after all dedication. AArea@ requirements shall be re-checked as
             per net lot area after street dedication.

      c.     The submitted Map does not comply with the minimum side yard (five ft. plus
             one ft. for each 10 ft. or fraction thereof above the first 18 ft. height of the
             building) requirement of the R1 Zone. Revise the Map to show compliance
             with the above requirement or obtain approval from the Department of City
             Planning.

DEPARTMENT OF TRANSPORTATION
Transportation approvals are conducted at 201 N. Figueroa Street, 4 th Floor, Station 3.
Please contact DOT at (213) 482-7024 for any questions regarding the following.

6.    A parking area and driveway plan be submitted to the Citywide Planning
      Coordination Section of the Department of Transportation for approval prior to
      submittal of building permit plans for plan check by the Department of Building and
      Safety. In addition, the following items shall be satisfied:

      a. A minimum of 20-foot reservoir space be provided between any security gate(s)
         and the property line.

      b. That a fee in the amount of $197 be paid for the Department of Transportation
AA-2008-2917-PMLA                                                               PAGE 4


            as required per Ordinance No. 180542 and LAMC Section 19.15 prior to
            recordation of the final map. Note: the applicant may be required to comply with
            any other applicable fees per this new ordinance

FIRE DEPARTMENT
Fire Department approvals and review are conducted in Room 1500, 221 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.

7.     Submit plot plans indicating access road and turning area for Fire Department
       review and approval prior to recordation of this Parcel Map Action. Access for Fire
       Department apparatus and personnel to and into all structures shall be required. In
       addition, the following items shall be satisfied:

       a.      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.

       b.      No building or portion of a building shall be constructed more than 300 feet
               from an approved fire hydrant. Distance shall be computed along path of
               travel. Exception: Dwelling unit travel distance shall be computed to front
               door of unit.

       c.      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.

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

       e.      All parking restrictions for fire lanes shall be posted and/or painted prior to
               any Temporary Certificate of Occupancy being issued.

       f.      Hydrants and sprinklers may be required after review of plot plans.

       g.      Any roof elevation changes in excess of 3 feet may require the installation of
               ships ladders.

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. Street Lighting improvement condition
AA-2008-2917-PMLA                                                             PAGE 5


clearance will be conducted at the Bureau of Engineering District Office, See Condition 4.

8.    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.

DEPARTMENT OF RECREATION AND PARKS
Park fees are paid at 1200 West 7th Street, Suite 700, Los Angeles

9.    That the Quimby fee be based on the R1 Zone. However, when there is an existing
      residential structure to remain, a covenant and agreement satisfactory to the
      Department of Recreation and Parks shall be recorded that when the existing
      dwelling is demolished, the required Recreation and Park fees will be paid.

DEPARTMENT OF CITY PLANNING-SITE SPECIFIC CONDITIONS
Approvals conducted at 6262 Van Nuys Boulevard, Room 430, unless otherwise indicated.

10.   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.     Limit the proposed development to a maximum of three (3) lots.

      b.     Landscape Plans. That a landscape plan, prepared by a licensed landscape
             architect, be submitted to and approved by the Advisory Agency in
             accordance with CP-6730. The landscape plan shall identify tree
             replacement on a 1:1 basis with a minimum of 24-inch box trees for any
             unavoidable loss of desirable trees on the site. Failure to comply with this
             condition as written shall require the filing of a modification to this
             parcel map in order to clear the condition.

             In the event the subdivider decides not to request a permit before the
             recordation of the final map, the following statement shall appear on the plan
             and be recorded as a covenant and agreement satisfactory to the Advisory
             Agency guaranteeing that:

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

             ii.    The developer/builder shall maintain the landscaping and irrigation
                    after completion of the landscape and irrigation installation until close
                    of escrow.
AA-2008-2917-PMLA                                                            PAGE 6


             iii.   The developer/builder shall guarantee all trees and irrigation for a
                    period of six months and all other plants for a period of 60 days after
                    landscape and irrigation installation, or close of escrow, which ever
                    comes last.

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

11.   That prior to the issuance of the building permit or the recordation of the final map,
      the subdivider shall prepare and execute a Covenant and Agreement (Planning
      Department General Form CP-6770 and Exhibit CP-6770. M) in a manner
      satisfactory to the Planning Department requiring the subdivider to identify (a)
      mitigation monitor(s) who shall provide periodic status reports on the
      implementation of mitigation items required by Condition No. 12 of the Parcel Map
      approval satisfactory to the Advisory Agency. The mitigation monitor(s) shall be
      identified as to their areas of responsibility, and phase of intervention (pre-
      construction, construction, post construction/maintenance) to ensure continued
      implementation of the above mentioned mitigation items.

12.   Prior to recordation of the final map, a Covenant and Agreement be recorded
      satisfactory to the Advisory Agency, binding the subdivider and all successors to all
      the environmental mitigation measures stated in the related ENV-2008-2918-
      MND:

      Tree Removal (Locally Protected Species)

      MM-1 Prior to the issuance of a grading permit or building permit, the applicant
           shall submit a tree report and landscape plan prepared by a Municipal
           Code-designated tree expert as designated by LAMC Ordinance No.
           153,478, for approval by the decision maker and the Urban Forestry
           Division of the Bureau of Street Services.

      MM-2 A minimum of two trees (a minimum of 48 inch box in size if available)
           shall be planted for each one that is removed. The canopy of the oak
           trees planted shall be in proportion to the canopies of the oak trees
           removed per Ordinance No.153,478, and to the satisfaction of the Urban
           Forestry Division of the Bureau of Street Services and the decision maker.
           Note: All oak tree removals shall be approved by the Board of Public
           Works. Contact: Urban Forestry Division at: 213-847-3077.

      Tree Removal (Non-Protected Trees)

      MM-3 Prior to the issuance of a grading permit or building permit, a plot plan
           prepared by a reputable tree expert, indicating the location, size, type, and
           condition of all existing trees on the site shall be submitted for approval by
AA-2008-2917-PMLA                                                              PAGE 7


              the decision maker and the Urban Forestry Division of the Bureau of Street
              Services. All trees in the public right-of-way shall be provided per the current
              Urban Forestry Division standards.

       MM-4 The plan shall contain measures recommended by the tree expert for the
            preservation of as many trees as possible. Mitigation measures such as
            replacement by a minimum of 24-inch box trees in the parkway and on the
            site, on a 1:1 basis, shall be required for the unavoidable loss of desirable
            trees on the site, and to the satisfaction of the Urban Forestry Division of the
            Bureau of Street Services and the decision maker. Note: Removal of all trees
            in the public right-of-way shall require approval of the Board of Public Works.
            Contact: Urban Forestry Division at: 213-847-3077.

       MM-5 The genus or genera of the tree(s) shall provide a minimum crown of 30'-50'.
            Please refer to City of Los Angeles Landscape Ordinance (Ord. No.170,978),
            Guidelines K - Vehicular Use Areas.



                                   FINDINGS OF FACT

FINDINGS OF FACT (CEQA)

The Environmental Review Section of the Planning Department issued on February 9,
2009, the proposed project Mitigated Negative Declaration No. ENV-2008-2918-MND. The
Advisory Agency certifies that Mitigated Negative Declaration No. ENV-2008-2918-MND,
reflects the independent judgment of the lead agency, and determined this project, when
mitigated, would not have a significant effect upon the environment.

The Department found that potential impacts could result from:
       ical Resources (tree removal);

The Advisory Agency, to mitigate the above impacts, required Condition Nos. 11 and 12,
as conditions of approval for the Parcel Map and determined the project would not have a
significant impact upon the environment. Other identified potential impacts not mitigated by
these conditions are subject to existing City ordinances (Sewer Ordinance, Grading
Ordinance, Flood Plain Management Specific Plan, Xeriscape Ordinance, Stormwater
Ordinance, etc.) which are specifically intended to mitigate such impacts on all projects.



FINDINGS OF FACT (SUBDIVISION MAP ACT)

In connection with the approval of Parcel Map AA-2008-2917-PMLA, the Advisory Agency
of the City of Los Angeles, pursuant to Sections 66474 of the State of California
Government Code (the Subdivision Map Act), makes the prescribed findings as follows:
AA-2008-2917-PMLA                                                             PAGE 8


(a)   PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC
      PLANS.

      The subject site is located in the Sunland-Tujunga-Lake View Terrace-Shadow Hills-
      East La Tuna Canyon Community Plan and has a Land Use Designation of Low
      Residential with corresponding zones of RE9, RS, R1, RU, RD5, and RD6. The
      property is also subject to the Baseline Mansionization Ordinance and is located
      within the Sunland Residential Floor Area (RFA) District. The RFA District restricts
      the square footage of existing and new single-family dwellings in relation to lot size.
      The existing 720 sq-ft one-story house on Parcel B (with approximately 6,115 sq-ft
      in lot area after dedication), and existing 1,780 sq-ft two-story house and 670 sq-ft
      garage on Parcel A (with approximately 7,550 sq-ft in lot area after dedication)
      would both fall below the maximum residential floor area allowed for each
      respective property under the Sunland-Tujunga RFA District. The site does not have
      any attached Q, T, or D conditions, is not subject to any Plan footnotes, and is not
      otherwise located within any other specific plan, community design overlay district,
      or historic preservation overlay zone.

      The subject site is located in the Sunland-Tujunga-Lake View Terrace-Shadow Hills-
      East La Tuna Canyon Community Plan, and the Plan includes some relevant land
      use issues, goals, objectives, policies, and programs that must be considered when
      evaluating the proposed project. However, the plan does not address subdivisions
      or reductions in side yards directly and instead addresses residential issues more
      generally. The community has identified the need to preserve single-family
      neighborhoods.

      The subdivision reinforces the preservation of single-family neighborhoods by
      converting a non-conforming two-unit parcel into three legal lots, with two existing
      homes to remain on Parcels B and C, and creating the opportunity for one new
      additional home on Parcel A. This will create new lots that will remain consistent
      with the zone and its corresponding allowable uses, as well as more closely
      correspond with the dimensions and sizes of the neighboring lots. Since the
      proposal does not require the demolition of existing homes and creates the potential
      for one new home, the aesthetic character of the neighborhood will not be
      negatively affected.

      Therefore, as conditioned, the proposed parcel map is consistent with the intent and
      purpose of the applicable General and Specific Plans.

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

      The R1-1-RFA property is developed with a one-story and two-story single-family
      dwelling. Both single-family dwellings are to remain, and the subdivision would
      create separate deeds for each house and allow for the creation of one additional
      lot with the potential for one new single-family home. Surrounding properties are all
AA-2008-2917-PMLA                                                             PAGE 9


      zoned R1-1-RFA and developed with one- and two-story single-family homes.
      Therefore, the division of this parcel is an infill of a single-family residential
      neighborhood, and is consistent with the size and scale of surrounding properties.
      Since the proposal will divide the lot to more closely match the existing dimensions
      and lot sizes of neighboring lots, the aesthetic character of the neighborhood will be
      maintained.

      Improvements to the site, such as repair of the existing streetscape (Condition 3)
      and new street lighting (Condition 4), will promote safety and visually enhance the
      public-right-of-way adjoining the property.

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

      One additional single-family home will have the potential to be developed on the
      site, and the site has been physically suitable for existing homes on the property for
      over 90 years. The project is an appropriate existing development that is consistent
      with the abutting single-family homes and the R1-1-RFA Zone and the Low
      Residential land use designation in the Sunland-Tujunga-Lake View Terrace-
      Shadow Hills-East La Tuna Canyon Community Plan.

      The site is relatively level and is not located in a slope stability study area, high
      erosion hazard area, or a fault-rupture study zone.

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

      Adjacent land uses include single family homes developed at the density of the R1-
      1-RFA zone. R1 lots are required to be a minimum of 5,000 sq-ft. The three parcels
      will range from approximately 6,100 to 7,550 square feet in area and will be of
      sufficient size to meet the existing floor area ratio requirements for each home on its
      respective lot. The density of the subdivision is consistent with that of adjoining
      single family residential developments.

(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 project was subject to environmental review, under ENV-2008-2918-MND,
      which found the project to have a less than significant impact. A tree report
      conducted by Jan C. Scow Consulting Arborists on May 21, 2008 indicates that the
      site contains one protected oak tree (at the rear of Parcel A), one pine tree in the
      public right-of-way, and nine non-protected trees throughout the property. All
      existing trees on-site are to remain, as stated on the parcel map. No hazards are
      known to exist on the site other than it located in a designated high wind velocity
AA-2008-2917-PMLA                                                                   PAGE 10


       area and within an Earthquake Fault Zone. No potential adverse impact on fish or
       wildlife resources as far as earth, air, water, plant life, animal life, or risk of upset are
       concerned as part of the project.

       Furthermore, the project site, as well as the surrounding area, is presently
       developed with residential 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 of the
       proposed subdivision. The Bureau of Engineering has reported that existing sanitary
       sewer is available nearby in Leona Street. The development is required to be
       connected to the City of Los Angeles’ sewer system, and the sewage will be
       directed to an LA 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

       No such easements are known to exist. However, needed public access for roads
       and utilities will be acquired by the City prior to recordation of the proposed Parcel
       Map.


FINDINGS OF FACT (ADJUSTMENT)
In order for an adjustment from the zoning regulations to be granted by the Advisory
Agency, per authority granted in Section 17.53.J of the Los Angeles Municipal Code , all
five of the legally mandated findings delineated in Section 12.28.C.4 of the Los Angeles
Municipal Code must be made in the affirmative. Following (highlighted) is a delineation of
the findings and the application of the relevant facts of the case to same:

1)     The granting of the adjustment will result in development that is compatible
       and consistent with the surrounding uses.

       The project is consistent and compatible with the surrounding properties and with
       the pattern of residential uses in the area. The R1-1-RFA property is developed with
       one single-story and one two-story single-family dwelling with detached garage.
       Both single-family dwelling are to remain, and one additional home is proposed for
       Parcel A, and is to meet the applicable setback requirements of the Los Angeles
       Municipal Code. Surrounding properties are all zoned R1-1-RFA and developed with
       single-family homes, and several experience side yard setbacks less than 5 or 6
       feet. Therefore, the division of this parcel and granting of the adjustment will allow
AA-2008-2917-PMLA                                                             PAGE 11


     for an infill of a single-family residential neighborhood, and will result in parcels of
     similar size, scale, and configuration as adjacent lots. Since the proposal will allow
     for a division of the lot to more closely match the existing lot sizes of neighboring
     lots, the aesthetic character of the neighborhood will be maintained.

2)   The granting of the adjustment is in conformance with the intent and purpose
     of the General Plan.

     The General Plan is silent on issues related to side yard reductions. However, the
     adopted Sunland-Tujunga-Lake View Terrace-Shadow Hills-East La Tuna Canyon
     Community Plan designates the subject property for Low Residential density with
     corresponding zones of RE9, RS, R1, RU, RD5, and RD6. The adopted Plan land
     use allows for the current R1 zone and subdivision of the property. The plan does
     not directly address residential subdivisions or side yard adjustments, but has
     identified the need to preserve single-family neighborhoods.

     The subdivision and side yard reduction reinforces the preservation of single-family
     neighborhoods by converting a large R1-1-RFA parcel into three lots while
     maintaining two existing homes. The size and design of these new lots will remain
     consistent with the zone and its corresponding allowable uses, as well as more
     closely correspond with the densities, dimensions, and sizes of the neighboring lots.
     Therefore the recommended adjustment conforms to the purpose, intent and
     provisions of the General Plan as reflected in the adopted Community Plan.

3)   The granting of an adjustment is in conformance with the spirit and intent of
     the Planning and Zoning Code of the City.

     The regulations of the Planning and Zoning Code are written on a Citywide basis
     and cannot take into account individual unique characteristics which a specific
     parcel and its intended use may have. The proposed Parcel Map plan provides
     locations for the building footprints for both single-family dwellings. The submitted
     plans show that although the two existing homes are not located directly next to
     each other, at the closest point, the physical structures of the two homes are
     separated by approximately 11 feet. Since a 5-foot side yard is required for the one-
     story building on Parcel B, and a 6-foot side yard is required for the two-story
     building on Parcel C (for a total of 11 feet), the structures meet the minimum 11-feet
     of separation intended by the side yard setback requirements of the R1 zone. In this
     instance, the Code's intent to allow adequate air, light, access, and privacy between
     adjacent structures, and the applicant's desire to provide a functional lot for three
     dwellings and maintain two existing homes, can both be accommodated in a
     manner consistent with the purpose of the zoning regulations.

4)   There are no adverse impacts from the proposed adjustment or any adverse
     impacts have been mitigated.

     The granting of the proposed adjustments will not impose any adverse impact to the
AA-2008-2917-PMLA                                                              PAGE 12


      adjoining or neighboring properties. Generally, minimum yard setbacks and
      passageway widths are required for aesthetic consistency, and to provide privacy,
      and access for light, air, and emergency services. The existing single-family homes
      are not located directly next to each other, maintain at least 11 feet of separation,
      and have been in this configuration for over 90 years, providing sufficient space
      between the two buildings for privacy and access. Additionally, since no physical
      change will occur to Parcels B and C on the property, the granting of this adjustment
      will not result in any environmental impacts.

5)    The site and/or existing improvements make strict adherence to the zoning
      regulations impractical or infeasible.

      The applicant proposes to subdivide a lot into three parcels while maintaining two
      existing homes. The proposed Parcel Map plan provides locations for the building
      footprints for both single-family dwellings. The submitted plans show that although
      the two existing homes are not located directly next to each other, the maximum
      space available for the combined side yards between Parcel B and Parcel C is 9
      feet 10 inches wide. Since a 5-foot side yard is required for the one-story building on
      Parcel B, and a 6-foot side yard is required for the two-story building on Parcel C
      (for a total of 11 feet); it would be impossible for these two homes to meet the
      minimum side yard requirements of the R1-1-RFA zone without partial demolition of
      one or both of the existing structures. This would result in an unnecessary and
      impractical hardship for the applicant. At the closest point, the physical structures of
      the two homes are separated by approximately 11 feet, which meets the minimum
      11-feet of separation intended by the side yard setback requirements of the R1
      zone, thereby meeting the same goals of the zoning code without requiring an
      impractical demolition.


THE FOLLOWING NOTES ARE FOR INFORMATIONAL PURPOSES AND ARE NOT
CONDITIONS OF APPROVAL OF THIS PARCEL MAP:

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 North Valley Area Planning Commission
within 15 calendar days of the decision date. If you wish to appeal, a Master Appeal Form
No. CP-7769, must be submitted, accepted as complete, and appeal fees paid by 5:00
PM on July 28, 2009 at one of the City Planning Department Public Counters, located at:
        Figueroa Plaza                            Marvin Braude San Fernando
        201 N. Figueroa St,. 4th Floor              Valley Constituent Service Center
        Los Angeles, CA 90012                     6262 Van Nuys Bl., Room 251
        (213) 482-7077                            Van Nuys, CA 91401
                                                  (818) 374-5050

*Please note the cashiers at the public counters close at 3:30 PM.
Appeal forms are available on-line at http://cityplanning.lacity.org/
AA-2008-2917-PMLA                                                              PAGE 13


Pursuant to Ordinance 176,321, effective January 15, 2005, Parcel Map determinations
are only appealable to the Area Planning Commission. 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.
July 13, 2012.

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

If you have any questions, please call Parcel Maps staff at (818) 374-9941.

These findings shall apply to both the preliminary and final maps for Parcel Map AA-
2008-2917-PMLA.

S. Gail Goldberg, AICP
Advisory Agency




____________________
DAVID SILVERMAN
Deputy Advisory Agency

SGG:DS:MZ

cc:
Bureau of Engineering – 4 Maps             Dept. of Building & Safety, Zoning & 2 Maps
Community Planning Bureau                  Department of Building & Safety, Grading
Planning Office & 1 Map                    Department of Fire
Bureau of Street Lighting                  Department of Recreation & Parks & 1 Map
Street Tree Division & 1 Map               Department of Transportation, CPC Section

								
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