RESOLUTION NO. PC

Transcription

1 RESOLUTION NO. PC A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST HOLLYWOOD, RECOMMENDING CITY COUNCIL APPROVAL OF A GENERAL PLAN AMENDMENT, ZONE MAP AMENDMENT, DEMOLITION PERMIT, DEVELOPMENT PERMIT, MODIFICATION PERMIT, AND A TENTATIVE TRACT MAP (MAJOR LAND DIVISION NO ), TO DEMOLISH TWO RESIDENTIAL DWELLING UNITS ON A SITE COMPRISED OF FOURTEEN PARCELS TO CONSTRUCT A THREE AND FOUR-STORY CONDOMINIUM DEVELOPMENT CONTAINING THIRTY-EIGHT MARKET RATE UNITS, TWELVE AFFORDABLE INCLUSIONARY UNITS AND ONE HUNDRED PARKING SPACES WITHIN A SUBTERRANEAN PARKING GARAGE, LOCATED AT N. DOHENY DRIVE, KEITH AVENUE, AND HARLAND AVENUE, WEST HOLLYWOOD, CALIFORNIA. The Planning Commission of the City of West Hollywood hereby resolves as follows: SECTION 1. On June 10, 2014, Jeffrey Seymour of Seymour Consulting Group submitted an application on behalf of DPP9 Owner, LLC, for approval of General Plan Amendment , Zone Map Amendment , Demolition Permit , Development Permit , Modification , and Tentative Tract Map (TTM ) to demolish two residential dwelling units on a site comprised of fourteen parcels to construct a three and four-story condominium development containing 38 market rate units, 12 affordable inclusionary units and 100 parking spaces within a subterranean parking garage at Doheny Drive, Keith Avenue, and Harland Avenue, West Hollywood, CA. The application was deemed complete on August 21, SECTION 2. A public hearing was duly noticed for the meeting of January 15, 2015 in accordance with West Hollywood Municipal Code requirements in the following ways: 1) the property was posted with a notice of public hearing sign starting December 18, 2014; 2) Advertisements were posted in the Beverly Press and West Hollywood Independent on January 1, 2015; 3) notices were mailed on January 2, 2015 to all owners and tenants of properties lying within a 500-foot radius of the project site; and 4) a notice was placed on the City's website and cable television channel. SECTION 3. Pursuant to the California Environmental Quality Act, the City contracted with Rincon Consultants to prepare a mitigated negative declaration for the proposed project. The MND identified that impacts to Geology and Soils were potentially significant, but mitigatable to a less than significant level. ITEM 10.A. EXHIBIT A

2 Resolution No. PC Page 2 of23 Mitigation measures were recommended by the environment consultant to reduce these project-related impacts and these have been included as conditions of approval for this project. In the Initial Study other potential environmental impacts were identified, however all were considered less than significant. The comment period for the Mitigated Negative Declaration was from December 24, 2014, to January 15, A notice of intent to adopt a Mitigated Negative Declaration was noticed by publication in the West Hollywood Independent and Beverly Press on December 24, 2014, and a public hearing was held at the time of the Planning Commission's consideration of the request on January 15, No comments were received during the public review period. The Mitigated Negative Declaration prepared for this project reflects the City's independent judgment and analysis. The Planning Commission finds that there is no substantial evidence that the project would have a significant impact on the environment and finds the Initial Study and Mitigated Negative Declaration adequate and complete. The Planning Commission hereby recommends that the City Council adopt the Mitigated Negative Declaration. SECTION 4. In accordance with Section of the West Hollywood Municipal Code ("W.H.M.C."), the Planning Commission of the City of West Hollywood hereby makes the following findings recommending City Council approval of General Plan Amendment and Zoning Map Amendment : a. This project seeks a General Plan Amendment in order that the four parcels fronting Doheny Drive (Assessor's ID No , 024, 043, 044) at the project site's west end that are designated R3B in the General Plan be amended to a R4B designation on the General Plan Land Use Map. Also, the project requests a Zoning Map Amendment in order that the zoning designation for the same four parcels be amended from R3B to R4B. (See Attachment A) This General Plan Amendment and Zoning Map Amendment is consistent with the General Plan's goals and policies, including: Goal LU-1: Maintain an urban form and land use pattern that enhances quality of life and meets the community's vision for its future. Policy LU-1. 2: Consider the. scale of new development within its urban context to avoid abrupt changes in scale and massing. Policy LU-1.4: Continue to maintain regulations that encourage preservation of existing housing and development of new housing that accommodates households that are diverse in size, type and income. Policy LU-2. 5: Allow increases to permitted density/intensity and height for projects that provide affordable housing.

3 Resolution No. Pc o Page 3 of 23 Goal LU-9: Encourage multi-family residential neighborhoods that are well maintained and landscaped, and include a diversity of housing types and architectural styles. Policy LU-9.3: Continue to require that development projects maximize the number of residential units in redevelopment of parcels in high-density zones. Goal H-3: Encourage a diverse housing stock to address the needs of all socioeconomic segments of the community. Policy H-3. 1: Facilitate the development of a diverse range of housing options including, but not limited to, single-family homes, second/accessory units, mu/ti-family rental housing, condominiums and townhomes, live/work units, and housing in mixed use developments. The request for a General Plan Amendment to change the four parcels on the western edge of the project site from R3B to R4B and a Zoning Map Amendment to change this same parcels from R3B to R4B is consistent with the General Plan and the desire to create a multi-family project with a variety of unit sizes and types that would be occupied by households of various incomes levels at this site. These changes do not inhibit the implementation of the General Plan. SECTION 5. In accordance with Section of the W.H.M.C., the Planning Commission of the City of West Hollywood hereby makes the following findings recommending City Council approval of Demolition Permit : a. With approval of this resolution, all other applications for discretionary permits necessary for the new project to be constructed on site have been recommended for approval by the City Council including General Plan Amendment , Zoning Map Amendment , Development Permit , Modification and Tentative Tract Map (TTM ); and b. The two existing single-family dwellings at 9040 and 9044 Keith Avenue are not designated historic resources, are not being formally considered for this designation, and are not a historic resource per CEQA guidelines. SECTION 6. In accordance with Section of the W.H.M.C., the Planning Commission of the City of West Hollywood hereby makes the following findings recommending City Council approval of Development Permit : a. With approval of the requested General Plan Amendment and Zone Map Amendment, the proposed three and four-story, 50-unit condominium development is allowed within the subject R2 and R4B zones and as conditioned complies all of the applicable provisions of Article 19 of the W.H.M.C. Multi-family dwellings are permitted in

4 Resolution No. PC Page 4 of 23 residential zones with a Development Permit. This application meets all the relevant general standards for property development and the specific standards for multi-family dwellings per Zoning Ordinance Sections and There are no known Municipal Code violations on the property. b. The proposed project can be adequately conditioned so as not to endanger, jeopardize, or otherwise constitute a menace to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed project as the project meets all Zoning Ordinance requirements for multi-family developments in residential zoning districts and has been designed to accommodate the standards of development required by the W.H.M.C. For example, the project provides more parking than required per Code; vehicle ingress and egress from the project occurs on Doheny Drive in order to minimize new traffic on Keith and Harland Avenues; the proposed multi-family residential uses and associated residential activities are consistent with the surrounding residential uses; and construction mitigation plans are required prior to issuance of building permits in order to minimize the impact of construction-related activities on the surrounding area. c. With approval of the requested General Plan Amendment and Zone Map Amendment, the proposed project is consistent with the objectives, policies, general land uses, and programs of the General Plan given that the General Plan has designated the subject property within the R2 and R4B zones that permits low and high-density, multifamily residential developments. In addition, the approval of this project continues the implementation process of the General Plan. Specifically, the proposed use is consistent with several General Plan Goals and Policies including: Policy LU-1.3: Encourage new development to enhance the pedestrian experie_nce. Policy LU-2.2: Consider the scale and character of existing neighborhoods and whether new development improves and enhances the neighborhood when approving new infill development. Goal LU-5: Encourage a high level of quality in architecture and site design in all construction and renovation of buildings. Policy LU-5.2: Review and evaluate development proposals during the design review process for the following: i. The internal integrity of each proposed building or project and its relationship to adjacent properties.

5 Resolution No. PC O Page 5 of 23 ii. iii. The effects that the frontage design of each proposal for a new or renovated building will have upon the experience of the passing or approaching pedestrian. How the landscape is coordinated with and contributes to the overall design of the project and the public landscape. Goal LU-8: Maintain and enhance residential neighborhoods. Policy LU-8.1: Consider the scale and character of existing residential neighborhoods during the approval of new development. Policy LU-8.6: Encourage design of building fa<;ades and frontages that foster resident views of the street to provide a positive sense of security and community. Policy LU-8. 7: Encourage design of street front elevations that include occupiable space located within close proximity to the exterior grade level. Policy LU-9. 2: Require a high level of architectural design of all new development in support of the City's commitment to design quality and innovation. The project is appropriately scaled for the neighborhood and would enhance the pedestrian experience by redeveloping a plain unremarkable parcel with a residential building of exemplary design. The project achieves many of the urban design goals of the City by creating a building that incorporates street frontage features that that create architectural and landscape interest for the pedestrian and neighboring residents by differentiating individual units in the project with varying facade planes and heights. Thus, the project does not inhibit implementation of the General Plan. d. The new structure is compatible with the scale, bulk, and mass of existing structures in the vicinity of the subject property and does not impair the integrity and character of the zoning district in which it is to be located. The project negotiates between a larger, three-story multi-family residential building to the north and predominantly single-story residences to the south and east. While higher density is incorporated along the western portion of the project site, the massing adjacent to smaller neighborhood buildings is broken up, softening the effects of increased density. The fragmenting and shifting series of townhomes in the R2 portion of the site allows for a sensible urban edge to the street, but also mindful of the scale, cadence and placement of the single-family homes further east and along Keith and Harland. Overall, the project's height and scale fits well with the surrounding context. In accordance with green building incentives, modifications, the affordable housing density bonuses and concessions granted, the project is consistent with the permitted

6 Resolution No. PC O Page 6 of23 density and height allowed for a multi-family housing project in the R2 and R48 zoning districts. Therefore, the integrity and character of the zoning district in which it is located would not be impaired as a result of this building, given that the proposed structure is thoughtfully designed and well-articulated to preserve the visual interest from the street and neighboring properties. e. The following items are specified pursuant to WHMC Section (Implementation of lnclusionary Unit Provisions): The proposed multi-family housing is provided with a 35% density bonus pursuant to WHMC and in accordance with State Senate Bill 1818; An in-lieu fee is not required for this project; A total of 12 inclusionary units shall be provided with a total square footage 7,965; The one-bedroom units range in size from 650 to 710 square feet. Two of the units shall be for very-low income households, four shall be for low income households, and six shall be for moderate income households; and Three affordable housing concessions are being granted pursuant to SB 1818 including: 1) an additional story and 10 feet of additional height on the Low Density Residential (R2) zoned portion of the project site, and approximately 2 feet, 6 inches of additional height on the proposed R4B zoned portion of the project site; (2) allowing the 12 market-rate condominiums on the proposed R4B zoned portion of the project site to have an average condominium unit size of approximately 2, 118 square feet; and (3) allow a 26th market-rate condominium unit on the R2 zoned portion of the project. SECTION 7. Pursuant to Section B of the Zoning Ordinance, an adjustment of up to 10% to the standards of the Zoning Ordinance may be granted when the request will have insignificant impacts on adjacent properties. a. A 10% modification is being granted to the maximum height limit in the R2 zoned portion of the project. The modification allows a height of up to 38'-6" in the R2 zoned portion of the site in-lieu of the 35 feet to accommodate the slope of the project site. The overall visual effect of the additional three feet would not impact the character of the structure or its surroundings. SECTION 8. Pursuant to Section of the W.H.M.C. and Sections and of the Subdivision Map Act, the Planning Commission makes the following findings recommending City Council approval of Tentative Tract Map (TTM ):

7 Resolution No. PC Page 7 of 23 a. With the recommended approval of the General Plan Amendment and Zoning Map Amendment, the proposed land division is consistent with the requirements of the R2 and R4B zones, the Subdivision Map Act and the City of West Hollywood General Plan. The proposed condominium subdivision is permitted in the R2 and R4B zones. There are no specific plans applicable to the area. The proposed uses are consistent with the allowed uses within the R2 (Residential, Low Density) and R4B (Residential, Multi-Family, High Density) Zoning Districts, and the proposed project complies with the development standards for residential developments. In the instances where the development does not comply with the development standards, appropriate findings can be made to grant relief from these standards or the appropriate Concessions or Incentives have been granted. The proposed project, as conditioned, is not expected not endanger, jeopardize, or otherwise constitute a menace to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed project as the project has an exceptional architectural design and has been designed to accommodate the standards of development required for residential projects. The proposed Tentative Tract Map is consistent with the General Plan and does not exceed the maximum density. The project site will be developed with 50 dwelling units; the maximum density allowed with the approval of an allowable 35 percent density bonus for a project consisting of 38 market rate and 12 affordable dwelling units. b. The site is physically suitable for the type and the proposed density of the development. The subject site for Tentative Tract Map contains 52,664 square feet of land area. This square footage would allow for the construction of up to 18 residential units in the R4 zone and 18 residential units in the R2 zone. With the requested 35 percent density bonus, 14 density bonus units are allowed, which yields a project with a total of 50 dwelling units. The construction of the proposed development is subject to approval of General Plan Amendment , Zone Map Amendment , Demolition Permit , Development Permit , and Modification along with three SB 1818 Concessions and a Green Building Incentive. With the approval of those permits, the site is of a sufficient area to support the residential developments proposed on the property. c. The City Engineer has reviewed the proposed developments and found that, with appropriate conditions, adequate water, sanitation and other public utilities and services exist to service the property and the proposed development will not cause serious public health problems.

8 Resolution No. PC Page 8 of 23 d. The proposal will not conflict or interfere with easements, acquired by the public at large, for access through or use of property within the proposed subdivision in that no public easements have been identified. e. The proposal will not result in a discharge of wastewater in violation of the requirements of the California Regional Water Quality Control Board as it has been conditioned to meet all NPDES requirements. SECTION 9. The West Hollywood Municipal Code Section (Green Building) allows for incentives for high-achieving (90 points or more) green building projects. This development, with 91 points, is hereby granted permission to transfer the private open space requirements to the common open space area. SECTION 10. Pursuant to the above findings, the Planning Commission of the City of West Hollywood hereby recommends that the City Council conditionally approve General Plan Amendment , Zone Map Amendment , Demolition Permit , Development Permit , Modification , and Tentative Tract Map (TTM ) subject to the following conditions: CONTENTS: 1.0 Legal Requirements 2.0 Project Description 3.0 Affordable/lnclusionary Housing 4.0 Fees 5.0 Bonds 6.0 Construction 7.0 Building and Safety/Engineering 8.0 Landscaping 9.0 Design Requirements 10.0 Solid Waste and Recycling 11.0 Transportation, Parking and Circulation 12.0 Green Building 13.0 Tentative Tract Map 14.0 Fire Department MM.O EIR Mitigation Measures 1.0 LEGAL REQUIREMENTS 1.1) This permit shall not be effective for any purpose unless within 90 days of the approval of this permit a duly authorized representative of the owner of the property has filed with the Department of Community Development, a notarized affidavit accepting all the conditions of this permit. This affidavit shall be recorded with the County Recorder and is binding on successors. If the property owner is a corporation, then an officer of the corporation duly authorized to bind the corporation shall sign the acceptance affidavit. ( Planning) 1.2 ) If any provision of this permit is held or declared by a court of competent jurisdiction to be invalid and such invalidation would result in a material change to the obligations of or the benefits accruing to either the City or the applicant hereunder, the Director may declare the permit to be void and the privileges granted hereunder to have lapsed. ( Planning)

9 Resolution No. PC O Page 9 of ) Each mitigation measure set forth in the Mitigated Negative Declaration is a condition of this permit and is hereby incorporated by this reference and expressly made a part here of. ( Planning 1.4) Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby have commenced. One or more extensions of time for use inauguration may be requested. No extension shall be considered unless requested at least 30 days prior to the expiration date.( Planning) 1.5) The applicant shall defend, indemnify and hold harmless the City and its agents, employees and officers from any claim, action, or proceeding against the City or its agents, employees or officers to attack, set aside, or void any this resolution or any permit authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys fees and costs in defense of the Litigation. ( Planning) 1.6) In the event that the applicant violates or fails to comply with any of the conditions of approval of this permit, the City may take measures to cure such violations, including but not limited to, revocation of this permit. The applicant shall be required to reimburse the City fully for its costs and expenses, including but not limited to, attorney's fees, in undertaking such corrective action. Reimbursement of enforcement costs shall constitute a civil debt and may be collected by any means permitted by law. In the event that violations of this permit occur, the City shall refrain from issuing further permits, licenses or other approvals until such violation has been fully remedied. ( Planning) 1.7) Construction permits for project shall not be issued until this permit is deemed final based on section of the Zoning Code. ( B&S, Planning) 1.8) Plans submitted to the Department of Building and Safety, for the purpose of processing a building permit application shall include all of the Conditions of Approval herein attached as a cover sheet, and shall include any modifications or notations required herein. 1.9) The granting of this determination by the Planning Commission does not in any way indicate full compliance with applicable provisions of the California Building Code. Any corrections and or modifications to plans made subsequent to this determination by a Department of Building and Safety Plan Check Engineer that affect any part of the exterior design or appearance of the project as approved by the Director, and which are deemed necessary by the Department of Building and Safety for Building Code compliance, shall require a referral of the revised plans back to the Planning Division for additional review and sign-off prior to the issuance of any permit in connection with those plans. 2.0 PROJECT DESCRIPTION 2.1) This permit is for the demolition of two single-family residences and the construction of an approximate 142,000-square-foot, three and four-story, 50-unit condominium development with 100 subterranean parking spaces on an approximately 1.2-acre property located at Doheny Drive, Keith Avenue, and Harland Avenue. In addition, the project requires a General Plan and Zone Map amendments to rezone the four lots fronting Doheny Drive from medium density residential (R3B) to high density residential (R4B). ( Planning) 2.2) This approval is for those plans date stamped January 15, 2015, and which are those plans reviewed and approved by the Planning Commission at its meeting of January 15, A copy of said plans shall be maintained in the files of the City Planning Division. The project shall be developed and maintained in substantial conformance with said plans, except as otherwise specified in these conditions of approval. ( Planning)

10 Resolution No. PC Page 10 of AFFORDABLE/INCLUSIONARY HOUSING 3.1) The proposed project is provided with a 35% density (FAR) bonus for the provision of affordable/inclusionary units. The project provides 12 affordable/inclusionary units out of a total of 50 residential rental units. Of the 12 affordable units, two will be designated to very-low income households, four will be for low income households, and six will be to moderate-income households. ( Planning) 3.2) Within 30 days of the approval of the project, the applicant shall execute and record the City's Agreement Imposing Restrictions on Real Property. (_ Planning) 3.3) The project is eligible for three concessions. Three concessions and one modification have been granted including: 1) an additional story and 10 feet of additional height on the R2 zoned portion of the project site, and approximately 2'-6" of additional height on the R4B zoned portion of the project site; 2) the 12 market-rate condominiums on the R4B zoned portion of the project site have an average unit size of approximately 2, 118 square feet; 3) a 26th market-rate condominium unit on the R2 zoned portion of the project; and 4) a ten percent modification to the maximum height limit in the R2 zoned portion of the project to 38 feet. ( Planning) 3.4) The inclusionary units are clustered on the second floor of the building, facing Doheny Drive that are each one-bedroom with a minimum size of 650 square feet and shall be comparable with the non-inclusionary units in terms of appearance, finished quality, and materials as approved by the review authority, to the satisfaction of the Community Development Director. The tenants in the inclusionary units shall have full access to all common area amenities at no additional cost. ( Planning) 3.5) lnclusionary units shall have the same number and type of appliances as noninclusionary units. The exterior of inclusionary units shall be of the same appearance, finished quality and materials as the non-inclusionary units and shall be indistinguishable from the non-inclusionary units, to the satisfaction of the Community Development Director. ( Planning) 3.6) The applicant agrees to gift the 12 affordable units and the 12 designated parking spaces to a nonprofit affordable housing provider of the City's choice at no cost. The affordable units will be exempt from homeowner's dues and other financial or special assessments for the maintenance, operation, or repair of the property. The applicant will make available at no additional cost a private resident services office, restroom, and one additional parking space during business hours for the exclusive use of the nonprofit affordable housing provider. ( Housing) 3.7) All inclusionary units in a residential development shall be constructed concurrently with or before the construction of the non-inclusionary units. ( Planning) 3.8) The inclusionary units shall be occupied by households from the City's lnclusionary Housing Waiting List. Owner shall notify the City in writing of a vacancy and City shall refer to Owner households who meet the income eligibility requirements. ( Planning) 3.9) The inclusionary units shall continuously be made available for rent to very-low, low and moderate income tenants as designated herein for the useful life of the improvements constituting the project. ( Planning) 4.0 FEES 4.1) Prior to the issuance of building permits, the applicant shall pay a Waste Water Mitigation Fee of $2,625 to offset any net increase in waste water outflow.( Planning)

11 Resolution No. PC O Page 11of23 4.2) Pursuant to Fish and Game Code Section 711.4, within five days after approval of this project, the applicant shall remit to the City a cashier's check, payable to the County Clerk, in the amount of $2,210 plus $75.00 for the County Clerk's documentary handling fee. ( CHPP) 4.3) Prior to the issuance of building permits, the applicant shall pay Engineering Plan Check Fees. This includes, but may not be limited to, fee for the review of off-site grading plans, street improvement plans, landscaping plans, construction mitigation plans, dedication plans, and parcel, tentative, and final tract maps. In the event the fee schedule is revised by the City Council, all fees shall be recalculated so that they are based on the revised fee schedule in effect at the time building permits are obtained. ( Engineering) 4.4) Prior to the issuance of building permits, the applicant shall pay Environmental Services Plan Check Fees. This includes, but may not be limited to, fee for the review storm water pollution prevention plans and recycling plans for construction/demolition. In the event the fee schedule is revised by the City Council, all fees shall be recalculated so that they are based on the revised fee schedule in effect at the time building permits are obtained. ( Environmental Services) 4.5) Prior to issuance of building permits, the applicant shall pay the Transportation Facilities and Programs Fee of $ x net increase in dwelling units to the City of West Hollywood, or the fee in effect at the time that building permits are issued. ( Planning) 4.6) Prior to issuance of the Building Permit, the applicant shall satisfy the urban art program requirement in accordance with West Hollywood Municipal Code Chapter An amount equal to one percent ( 1 % ) of the total building valuation shall be allocated for the acquisition and permanent installation of art on the project site, as approved by the Arts and Cultural Affairs Commission; or, an in-lieu fee in the amount of 1 % of the total building valuation shall be paid to the Public Beautification Trust Fund. Prior to the issuance of the Building Permit, either the 1 % in-lieu fee must be paid, or a complete Art Plan must be approved by the Arts and Cultural Affairs Commission. ( Art Liaison) 4.7) All other development and permit fees shall be paid prior to the issuance of grading and building permits. ( B&S) 4.8) Prior to the issuance of building permits, the applicant shall pay the connecting fee to the Districts' Sewerage System. This connection fee is required to construct an incremental expansion of the Sewerage System to accommodate the proposed project. ( B&S) 4.9) In the event the fee schedule is revised by the City Council, all development fees and exaction fees shall be recalculated so that they are based on the revised fee schedule in effect at the time building permits are obtained. ( Planning) 4.10) Prior to the issuance of building permits, the applicant shall pay the Los Angeles Unified School District Developer Fees. ( B&S) 4.11 ) Prior to final map approval, the applicant shall pay a Public Open Space Development (Quimby) fee to the City of West Hollywood. The formula used by Los Angeles County to calculate Park and Recreation fees shall be used to calculate the amount of the fees to be paid to the City of West Hollywood. The Public Open Space Development (Quimby) Fee shall equal the fee in effect at the time of map approval. ( Planning) 5.0 BONDS 5.1 ) All proposed public improvements shall be secured by a bond in an amount specified by the City or by some other security instrument approved by the City in an equal amount, prior to issuance of Building Permits. ( Engineering)

12 Resolution No. PC Page 12 of23 5.2) Performance of all the conditions shall be secured and guaranteed by the posting of a bond or by some other security instrument approved by the City in the amount of 10% of the building valuation. The security instrument shall be posted with the City upon applicant's execution of the affidavit accepting these conditions of approval and shall be held until all the conditions have been fulfilled. When a payment is made to the City, it shall be held in an interest bearing account (with interest inuring to the applicant). In the event applicant fails to satisfy any one or more of all the conditions and persists and fails to do so upon written notice from the City, the City may, without further notice, fulfill the conditions and draw upon the document to reimburse the City for any costs or expenses incurred in so doing. This shall be in addition to any other remedy provided under this permit or by law. ( Finance) 5.3) If at any time applicant fails or refuses to comply with or violates any of the conditions upon demand of City, applicant shall post a cash bond with City in an amount specified by the City to guarantee and secure such compliance in the event of a future violation. City shall have the right to issue a stop work order, which shall not be lifted until the bond is posted; moreover, no other permit of any kind shall be issued unless and until such bond is posted. The bond shall be held by City in an interest bearing account with interest inuring to applicant for as long as compliance with any of the conditions is required. City may, without notice to applicant, fulfill the conditions and draw upon the bond to reimburse the City for any costs or expenses incurred in so doing. This shall be in addition to any other remedy provided under this permit or by law. After three substantial code violations, the City will hire a third party to monitor the site until all of the conditions are brought into compliance. The City may, without notice to the applicant, draw upon the bond to pay the costs of hiring the third party. ( Code Compliance) 6.0 CONSTRUCTION 6.1) A laminated copy of the conditions of approval shall be posted on-site during the construction phase. ( B&S) 6.2) A sign shall be provided on the construction site with minimum dimensions of four feet by four feet, with lettering no less than two inches in height on a contrasting background, visible and readable from the public right-of-way stating the following: a) Job site address b) Name and phone number of project owner or owner's representative c) Name and phone number of the general contractor and /or on-site superintendent (both if not the same person). d) Construction hours: Monday through Friday 8:00 AM to 7:00 PM Saturday interior work only 8:00 AM to 7:00 PM No construction activities on Sundays or holidays e) No equipment staging or start-up, material deliveries, or personnel arrivals before 8:00 AM Monday through Saturday. f) To report violations to the City of West Hollywood call the Code Compliance Hotline at (323) ( B&S) 6.3) There shall be an on-site construction manager. ( B&S) 6.4) Sidewalks and streets shall be kept clean and passable during all phases of construction, to the satisfaction of the City Engineer. Temporary sidewalks shall be constructed, or alternative passage for pedestrians shall be provided based on construction, should the existing sidewalk need to be closed during construction. ( Engineering)

13 Resolution No. PC O Page 13 of ) Vehicles hauling dirt or other construction debris from the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions. ( Code Compliance, B&S) 6.6) In the event of an emergency or disaster, the applicant, or any of the project contractors or subcontractors, shall allow the City to use any heavy equipment associated with the project for the purpose of assisting in emergency or disaster relief efforts. ( Public Safety, B&S) 6.7) A construction period mitigation plan shall be prepared by the applicant and submitted to the Building Official, City Engineer and the Director of Community Development for approval prior to issuance of a building permit. As applicable, this plan shall: a) Specify the names, addresses, telephone numbers and business license numbers'of all contractors and subcontractors as well as the developer and architect. b) List a designated on-site construction manager, with 24-hour contact information to be used only in case of emergency. c) Describe how demolition of any existing structures is to be accomplished. d) Designate the permitted waste haulers and recyclers and include the construction period disposal and recycling plan. e) Indicate where any cranes are to be located for erection and construction. f) Describe how much of the public street, alleyway, or sidewalk is proposed to be used in conjunction with construction. g) Set forth the extent and nature of any pile-driving operations. h) Descr.ibe the length and number of any tiebacks which must extend under the property of other persons. i) Provide a drainage plan and describe all BMPs (best management practices) that will be used to prevent construction debris from entering the storm drain system. j) Specify the nature and extent of any dewatering and its effect on any adjacent buildings. k) Describe anticipated construction-related truck routes, number of truck trips, hours of hauling and parking locations. I) Specify the nature and extent of any helicopter hauling. m) State whether any construction activity beyond normally permitted hours is proposed. n) Describe any proposed construction noise mitigation measures. o) Describe construction-period security measures including any fencing, lighting, and security personnel. p) Provide a drainage plan. q) Provide a construction-period parking plan which shall minimize use of public streets for parking. ( B&S, Engineering, Code Compliance) 6.8) During the demolition of the buildings and new construction, the site shall be maintained in a safe manner so as not to threaten the public health, safety, or general welfare. ( Code Compliance, B&S, Engineering) 6.9) Provide a fence with screening, minimum 6'-0" high, around the property prior to start of demolition. ( Code Compliance, B&S, Engineering) 6.10) A sign with a minimum dimension of two feet by two feet, with lettering no less than two inches in height on a contrasting background, visible and readable from the public right of wall shall be posted on the site at least three days prior to the start of demolition/construction stating the following: a) Demolition/construction activity on this property is anticipated to begin on (day/date). b) Contact information including name and phone number of project owner or owner's representative

14 Resolution No. PC O Page 14 of ) Mobile food service vendors shall only be permitted to visit the construction site during the permitted hours of construction activities cited in condition 6.2. ( Code Compliance) 6.12) The Contractor shall reduce the discharge of pollutants in storm water runoff to the maximum extent practicable by the effective implementation of appropriate Best Management Practices, including, but not lim ited to: a) Spills and leaks must be cleaned up immediately. b) Vehicles and equipment must be refueled in a designated area. c) Vehicles and equipment must be washed at a facility that is self-contained, covered, equipped with a clarifier or other pretreatment facility, and properly connected to a sanitary sewer. d) Exposed piles of soil, debris and construction materials must be covered with plastic sheeting or equivalent if rain is predicted. e) Materials must not be stored or deposited on surfaces that drain to streets, storm drains or channels. f) Gravel approaches must be used at ingress and egress points where truck or vehicular traffic is frequent. g) Regular self-inspections of structural BMPs must be made to ensure their proper operation. h) Employees and subcontractors must be trained about the causes of storm water pollution and preventative measures. Educational materials are available from the Planning Division. ( Code Compliance, Environmental Services) 7.0 BUILDING AND SAFETY/ENGINEERING 7.1) The subject property shall be served by on-site underground utilities to the satisfaction of the City. ( B&S) 7.2) All structures shall conform with the requirements of the City of West Hollywood Building and Safety Division. ( B&S) 7.3) The project shall be developed and maintained in compliance with requirements of the Los Angeles County Health Department. Adequate water and sewage facilities shall be provided to the satisfaction of the Health Department. ( B&S) 7.4) All curbs, gutters, and sidewalks along the property frontages on Doheny Drive, Keith Avenue, and Harland Avenue shall be replaced. The applicant shall show this on a street and parkway improvement plan designed to the satisfaction of the City Engineer and approved prior to the issuance of building permits. Plan shall be prepared by a registered Civil Engineer licensed to practice in the State of California. ( Engineering). 7.5) Prior to issuance of the Certificate of Occupancy, all construction work on the Street and Parkway Improvement Plan shall be complete. ( Engineering) 7.6) Prior to issuance of Building Permits or any Demolition Permit for the subject project, the applicant shall submit to the satisfaction of the City Engineer a plan for placement of any dumpsters, bins, stockpiles, construction equipment or any other items which will impact the public right-of-way. ( Engineering) 7.7) A General NPDES (National Pollutant Discharge Elimination System) Permit may be required by the State of California Regional Water Quality Control Board (RWQCB) for discharge of on-site groundwater (pumped from subterranean areas) to the public storm drain system. It is the applicant's responsibility to confer with the RWQCB regarding NPDES compliance for the site. ( Engineering)

15 Resolution No. PC Page 15 of ) An Encroachment Permit must be approved by the City Engineer prior to commencement of any activities affecting the public right-of-way. Prior to issuance of each Encroachment Permit, the applicant shall submit to the satisfaction of the City Engineer plans and details regarding the scope activities covered by the Encroachment Permit. These activities may include, but are not limited to: a) Excavation - staging of haul trucks, haul routes, site clean up b) Bins - dumpsters, haul trucks c) Office - construction office in public right of way d) Material Deliveries - renewed monthly e) Material Storage f) Concrete Pours - staging of trucks, clean out, clean up g) Worker Parking, renewed monthly h) Construction Equipment - crane, gunite equipment, scaffolding, etc. i) Traffic and Pedestrian Management Safety Plan at Project j) Public Improvements, Sidewalk, Curb, Gutter, Driveways. ( Engineering) 7.9) The location of any new driveway access points to the subject property shall be reviewed and approved by the City Engineer with the preparation of the street and parkway improvement plans for the project frontage. Unused driveway approaches shall be removed and replaced to full height curb, with sidewalk and landscaping to match the adjacent area. ( Engineering) 7.10) Drainage of storm water, dewatered groundwater, or any other NPDES Permitted discharge from the subject property shall be disposed of under the sidewalks in a manner satisfactory to the City Engineer. On-site drainage systems shall outlet directly into the adjacent public storm drain system. Connection to the County systems shall be in compliance with any required permits of the jurisdictional agency. A drainage plan shall be submitted to the City Engineer and approved prior to issuance of Building Permits. Discharges to the street gutter which create a public safety nuisance will not be allowed. ( Engineering) 7.11) All utility systems shall meet the requirements of the respective agency. ( Engineering) 7.12) The structure(s) shall be equipped with ultra low flush toilets. If showers are present, shower heads shall not exceed 2.5 gallons per minute flow. (_B&S) 7.13) Prior to issuance of Building Permits, plans and supporting information must be submitted to and approved by the Environmental Services Specialist prior to performing any operation which will disturb or expose soil, as follows: a) For sites involving less than 1 acre of disturbed area, an Owner's Certification must be prepared. For sites on hillsides, or those with at least 1 acre of disturbed area a Local Storm Water Pollution Prevention Plan (LSWPPP) must be prepared. b) For sites with more than 1 acre of disturbed area, a Storm Water Pollution Prevention Plan (SWPPP) must be prepared and the Contractor must provide evidence to the Building and Safety Division that a Notice of Intent (NOi) has be en submitted to the appropriate State agency. c) If construction will be carried out on the project between October 1 and April 15, a Wet Weather Erosion Control Plan must be prepared. The preparation, submittal and adherence to all City requirements are the responsibility of the Contractor. ( Engineering) 7.14) All work within the road right-of-way shall be designed to the satisfaction of the City Engineer (including but not limited to curb, gutter, sidewalk, driveways, parkway drains, and street tree locations). ( Engineering)

16 Resolution No. PC O Page 16 of ) A Standard Urban Stormwater Mitigation Plan (SUSMP) must be incorporated into the project design and will require a detailed review and approval by the City prior to the issuance of the building permits. This plan must specify the various infrastructure components and Best Management Practices (BMPs) for the project post construction which will control/prevent non-storm water discharges. SUSMP is required for the following: a) Development of 10 or more unit homes, including multiple family homes, condominiums, apartments, etc. b) 1.ndustrial or commercial development with 1 acre of more of impervious surface c) Automotive Repair Shops d) Retail Gasoline Outlets e) Restaurant f) Parking lots of 5000 square feet or more or with 25 or more parking spaces and potentially exposed to storm water runoff. g) Redevelopment Projects - land disturbing activity that results in the creation, addition or replacement of 5000 square feet or more of impervious surface area on an already developed site. h) Any project located in, adjacent to or discharging directly to an Environmentally Sensitive Area AND creates 2500 square feet or more of impervious surface area. ( Environmental Services) 7.16) Prior to issuance of the Certificate of Occupancy, the applicant shall dedicate easements for public street and sidewalk purposes, necessary to ensure a combined minimum width of 10-feet for sidewalk and parkway along the project frontages on Harland Avenue and Keith Avenue. ( Engineering). 8.0 LANDSCAPING 8.1) Prior to issuance of a building permit, final landscape and irrigation plans and specifications consistent with the standards set forth in the Zoning Code and design guidelines shall be submitted for review and approval by the Director of Community Development. Landscape plans shall show all plant species, plant locations, size and quantity. For projects with three or more residential dwelling units, such plans shall be prepared by a landscape architect or landscape contractor licensed by the State of California. ( Planning) 8.2) The applicant shall submit fully dimensioned plans showing the appropriate streetscape improvements as required by the Landscape and Building Maintenance Division. These plans shall be approved by the same division prior to the issuance of building permits. ( Landscape Division) 8.3) Street trees shall be planted in the parkway along Doheny Drive, Keith Avenue, and Harland Avenue, to the satisfaction of the City's Landscape Division. The species used will be in accordance with the Street Tree Masterplan. Placement of these trees will be determined by the Landscape and Building Maintenance Division Manager and will be designated on the landscaping plan. All trees planted within the public parkway shall be planted with root barriers to prevent the uplifting of sidewalks. Those trees planted in public sidewalks must have grates placed over the tree well. ( Landscape Division) 8.4) All landscaping shall be served by a permanent irrigation system. Sprinklers shall be placed to assure complete coverage of the landscaped area. Automatic controllers shall be set to water between 7:00 p.m. and 10:00 a.m. to reduce evaporation. ( Planning) 8.5) All landscaped areas shall be protected from vehicular damage by raised concrete or other curbing of at least six (6") inches in height. (_Planning)

17 Resolution No. PC O Page 17 of ) All landscaping and planting within paved areas shall be contained within a curbed area or planter box, planter island, and other containers which are designed so as not to create hazards or hinder drainage. ( Planning and Engineering) 8.7) All landscaping and planting areas shall be continually maintained in good condition and kept watered, cleaned and weeded. Dead or dying plant material shall be replaced. This shall be consistent with the approved landscape plan for projects that have an approved plan. Landscape and hardscape areas shall be kept free of trash and debris. ( Code Compliance) 9.0 DESIGN REQUIREMENTS 9.1) Exterior color and material samples, along with final construction plans for the project, shall be subject to the review and approval of the Planning Commission Design Review Subcommittee and the Director of Community Development prior to issuance of building permits. ( Planning) 9.2) The project shall be constructed with 100 parking spaces for the new 50-unit condominium development.( Planning) 9.3) A lighting plan and specifications in conformance with the Zoning Ordinance's requirements (WHMC B. 7) shall be submitted for review and approval by the Director of Community Development prior to issuance of building permits. ( Planning) 9.4) All mechanical equipment must be properly screened. Screening shall be incorporated into overall project design. ( Planning) 9.5) All rooftop mechanical equipment for the proposed project shall be designed and installed in compliance with WHMC Chapter ( Planning) 9.6) All walls and fences shall be finished materials to complement the architecture of the site. Sides of fencing shall be finished in the same colors and textures. ( Planning) 9.7) Location and screening of all utilities and equipment including: Fire Department Connections, backflow preventers, meters, etc. must be approved by the project Planner and the City's Urban Designer. The applicant shall coordinate with public utility agencies to appropriately place or screen all fixtures, utility boxes, fire department standpipes, etc., so that they do not interfere with public amenities or the public right-of-way, to the satisfaction of the Community Development Director. (_Planning, Public Works) 9.8) Any substantial revision to the design of the building shall be reviewed by the Design Review Subcommittee of the Planning Commission and shall be approved by the Director of Community Development prior to issuance of building permits. The Director shall determine if proposed changes are substantial. ( Planning) 9.9) The project shall comply with green building requirements in Zoning Ordinance Section The project shall be constructed to comply with a minimum of ninety-one (91) points listed on the West Hollywood Green Building Point System Table (Exhibit E). Prior to issuance of Building Permits, the project shall provide plans that show compliance with the required points subject to review and approval of the Director of Community Development. Prior to issuance of a final Certificate of Occupancy, the project shall provide the City with a Green Features Manual that identifies all Green Building Points incorporated into the constructed project. ( Planning) 9.10) Additionally landscaping around the porte-cochere and parking ramp shall be incorporated into the Landscape Plan, to the satisfaction of the City's Urban Designer.

18 Resolution No. PC Page 18 of ) Terraces (18" high) shall be included in the courtyard to enable seatwalls at the planters, to be approved by the City's Urban Designer. 9.12) All materials and details shall be of high quality. Materials and details must be reviewed and approved by the City's Urban Designer prior to issuance of Building Permits including: a) Materials shall be the equal or better to those shown on drawings dated January 15, b) Details to be reviewed by the City's Urban Designer include: balcony and railing details, window details and typical and special corner conditions, slab edges, and screens. c) Materials at the ground level should be of durable material and high quality. d) All stucco shall be smooth finish. Rough or textured stucco shall not be used unless otherwise approved by the City's Urban Designer. e) Vinyl windows shall not be used unless otherwise approved by Director of Community Development. Approval of vinyl windows requires review and approval of details, samples and product specifications by City's Urban Designer SOLID WASTE AND RECYCLING 10.1 ) The project shall be designed to meet the requirements for solid waste storage as shown in Table 3-3, Residential Project Storage Requirements, Zoning Ordinance - Section , and constructed according to the Director's approval. ( Environmental Services) 10.2) Solid waste and recyclable materials storage areas shall be conveniently located for the franchise waste hauler and comply with one or more of these as follows: a) Multiple storage areas shall be located adjacent to, or near one another, or combined. b) Must be located inside a specially designated structure or on the outside of a structure in an approved fence or wall enclosure, an interior courtyard area or in the rear or interior side yards. c) Exterior storage areas shall not be located in a required front yard, street side yard, parking space, landscaped, or open space areas. d) Storage areas shall be accessible to employees at all times. e) Driveways and aisles shall provide unobstructed access for collection vehicles and personnel with at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. _ Environmental Services) 10.3) Prior to issuance of the Demolition Permit, the applicant shall submit to the Environmental Services Coordinator a Demolition and Construction Debris Recycling Plan, which indicates where select demolition debris is to be sent for recycling. To the maximum extent possible, all demolition debris and construction waste must be recycled. The Plan will be subject to review and approval by the City. The plan shall list the material to be recycled and the name, address, and phone number of the facility or organization that will accept the materials. For a list of companies that accept demolition debris, contact Environmental Services at (323) ( Environmental Services) 10.4) Any demolition debris is to be hauled away only by a hauler permitted to operate in West Hollywood. For a list of permitted haulers, contact the Environmental Services Specialist at (323) ( Environmental Services)

19 Resolution No. PC Page 19 of ) Prior to issuance of the Certificate of Occupancy, the applicant shall submit to the Environmental Services Coordinator recycling manifests from all disposal sites, recycling sites and landfills that accepted demolition, excavation and/or general construction waste and recycled materials from this site. ( Environmental Services) 10.6) Projects with 5 or more residential units shall receive dumpster services with the City's exclusive franchised hauler providing the dumpster. ( Environmental Services) 10.7) To mitigate solid waste impacts, prior to the issuance of the Certificate of Occupancy, the permitee shall submit a post construction recycling plan to the Environmental Services Specialist for approval. The recycling plan shall include: a) The name of a recycler who has permits to operate within the City; b) A list of materials such as white paper, newspaper, metal cans, cardboard and glass to be recycled; c) The number and location of recycling containers or bins; d) The name or the position/title of the person who shall serve as the designated recycling coordinator; e) A description of the nature and extent of internal and external pick-up service; f) A pick-up schedule; g) A plan to inform tenants/occupants of trash and recycling service; h) A plan to keep the trash and recycling area clean; i) The location of a secure trash enclosure or locking containers to prevent scavenging; ( Environmental Services) 11.0 TRANSPORTATION. PARKING AND CIRCULATION 11.1) Upon operation and occupancy of the project, all deliveries to the project site shall comply with the requirements of WHMC Section ( Code Enforcement) 11.2) Prior to issuance of Building Permits, the applicant shall submit building plans which identify all exterior pedestrian pathway(s) to the Director for review and approval. The applicant shall provide sidewalks or other designated pathways following direct and safe routes from the external pedestrian circulation system to each building in the development. ( LRMP) 11.3) Prior to issuance of Building Permits, the applicant shall submit building plans which identify driveway and driveway landscaping visibility to the Director for review and approval. Driveways and driveway landscaping shall be designed so as to minimize interference with pedestrians. Nothing shall obstruct the motorists view from 5 feet back from the property line to a distance of 10 feet from the side of the driveway on to the driver's right side and 10 feet from the centerline of the driveway to the driver's left side. The landscaping in the vicinity of each driveway and the walls of the building shall be designed in a manner so as not to interfere with the view that motorists have to the sidewalk. Shrubs shall be kept below 28 inches in height and the base of the foliage on trees shall be kept at a 5 foot minimum. ( LRMP) 11.4) All residential units must provide off-street parking for residents and visitors of the project. Off street parking shall be located either behind or within a parking structure consistent with Section D.1.a. For projects located within an identified permit parking district, no residential parking permits will be granted to the occupants, whether lessees, renters or owners, of the project. Each individual unit within the project may be granted up to fifty (50) one-day visitor parking passes annually. This Condition must be reflected within all lease/rental agreement(s) and/or CCR's for the project. Prior to Certificate of Occupancy, proof of the inclusion of Condition in the lease/rental agreement(s) as required must be provided to the Director. ( LRMP)

20 Resolution No. PC O Page 20 of ) Prior to issuance of Building Permits, the applicant shall submit building plans which identify any garage gate(s) and direction of the gate(s) movement to the Director for review and approval. Parking garage gates shall not move in a direction which interferes with on-street or pedestrian circulation. Gates shall open inward or by sliding alongside the building wall. Gates shall only open outward if the distance between the property line and the end of the opened gate is greater than 26 feet. Entry controllers shall be set back a minimum of 12 feet from the property line. ( LRMP) 11.6) In the event that a congestion management program adopted by the designated agency pursuant to California Government Code Section 65088, et seq., as amended from time. to time, designates level of service standards or other requirements for highways, principal arterials and/or other roadways in the City, or requires other measures to be taken, the applicant shall pay the cost of complying with such requirements to the extent that (a) such requirements are applicable and attributable to the project or the property, and (b) such requirements are not duplicative of the improvements, facilities or other measures which the City's transportation fees were intended to fund. ( LRMP) 11. 7) Vehicles belonging to independent contractors, subcontractors, and/or employees who are doing construction or renovations to a residence require an encroachment perm it to park on the street for specific periods of time. An encroachment permit requires at least 72 hours advance planning in a residential zone to ensure there are no conflicts with other work being performed on neighboring properties or public streets. Such vehicles are prohibited from using residential, guest, and/or visitor parking permits. ( Parking) 12.0 GREEN BUILDING 12.1) The project shall comply with green building requirements in Zoning Ordinance Section The project shall be constructed to comply with a minimum of 90 points listed on the West Hollywood Green Building Point System Table. By reaching the 90 point threshold, the project is granted one "green" incentives. The project is granted an incentive to transfer the private open space requirements to the common open space area. Prior to issuance of Building Permits, the project shall provide plans that show compliance with the required points subject to review and approval of the Director of Community Development. Prior to issuance of a final Certificate of Occupancy, the project shall provide the City with a Green Features Manual that identifies all Green Building Points incorporated into the constructed project. ( Planning) 13.0 TENTATIVE TRACT MAP 13.1) A tract map shall be submitted to and approved by the City Engineer prior to being filed with the County Recorder. ( Engineering) 13.2) A preliminary soil report must be submitted to and approved by Building and Safety prior to approval of the final map. The report, based on adequate test borings or excavations, shall (1) describe any soil or geologic conditions which, if not corrected, might lead to structural damage or slope failure; and (2) recommend action likely to prevent structural damage or slope failure. A soil expansion index test is required and shall be done in accordance with the procedures of UBC Standard No ( B&S) 13.3) Prior to submitting the tract map to the City Engineer for examination pursuant to Section and/or of the Government Code, the applicant shall obtain clearances from all affected Departments and Divisions, including a clearance from the L.A. County Department of Public Works Land Development Division for the following mapping items: mathematical accuracy; survey analysis; and correctness or certificates, signatures, etc. ( Engineering)

21 Resolution No. PC Page 21 of ) Prior to the filing of the final map, the applicant shall submit a copy of the covenants, conditions and restrictions (CC&Rs) to the satisfaction of the Community Development Department, which must include provisions for the maintenance of the common facilities, and installation of adequate lighting systems for all walkways. ( Planning) 13.5) Standard condominium notes shall be placed on the final map to the satisfaction of the L.A. County Department of Public Works Land Development Division. ( Engineering) 13.6) Signatures of record title and a title report/guarantee showing all fee owners and interest holders will be submitted to the City Engineer. ( Engineering) 13. 7) Easements shall be granted to the City, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all infrastructure constructed for this land division to the satisfaction of the City Engineer. ( Engineering) 13.8) Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until after the final map is filed with the County Recorder. If an easement is granted after the date of tentative approval, such easement shall be subordinate to the grant or dedication for public streets, highway, access rights, building restriction rights or other easement and the subordination shall be evidenced in writing. The applicant shall provide a copy of this resolution to the easement holder. ( Engineering) 14.0 FIRE DEPARTMENT 14.1) Access shall comply with Section 503 of the Fire Code, which requires all weather access. All weather access may require paving. ( Building and Safety) 14.2) Fire Department Access shall be extended to within 150 feet distance of any exterior portion of all structures. (_ Building and Safety) 14.3) Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested and accepted prior to construction. ( Building and Safety) 14.4) Applicant shall provide Fire Department or City approved street signs and building access numbers prior to occupancy. ( Building and Safety) 14.5) Three copies of the final map shall be submitted to L.A. County Fire Department, Fire Prevention, Land Development Office for review/approval prior to recordation. 14.6) Applicant shall provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on map which shall be recorded. ( Building and Safety) 14.7) The required fire flow for public fire hydrants at this location shall be 3375 gallons per minute at 20 psi for a duration of four hours, over and above maximum daily domestic demand. Four hydrants flowing simultaneously may be used to achieve the required fire flow. ( Building and Safety) 14.8) Applicant shall install one new public fire hydrant. ( Building and Safety) 14.9) All required fire hydrants shall be installed, tested, and accepted or bonded for prior to Final Map approval. Vehicular access shall be provided and maintained serviceable throughout construction. ( Building and Safety)

22 Resolution No. PC Page 22 of ) All hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal. All on-site hydrants shall be installed a minimum of 25 feet from a structure or protected by a two (2) hour rated firewall. The placement of the new hydrant to be installed shall be coordinated with the Public Works Division and the Los Angeles County Fire Department. ( Building and Safety) 14.11) Additional water system requirements shall be required when this land is further subdivided and/or during the building permit process. ( Building and Safety) MM.O MITIGATION MEASURES MM.1) Prior to issuance of a building permit, the project applicant shall submit construction plans for review and approval by the City of West Hollywood Building and Safety Division. These plans shall incorporate the recommendations of the geotechnical report prepared for the project by Harrington Geotechnical Engineering, Inc. (June 12, 2014) and Applicant shall mitigate all potential liquefaction-induced settlement to the extent required to achieve acceptable factors of safety, to the Satisfaction of the City of West Hollywood Building and Safety Division. Approaches may include compacting and modifying material for a depth of 28 feet below the bottom of the foundation and extending site shoring to a depth that allows for over-excavation of material, installation of stone columns, or compaction grouting. APPROVED BY A MOTION OF THE PLANNING COMMISSION OF THE CITY OF WEST HOLLYWOOD ON THIS 15TH DAY OF JANUARY, ROY HUEBNER, CHAIRPERSON ATTEST: DAVID J. DEGRAZIA, PLANNING MANAGER CURRENT & HISTORIC PRESERVATION PLANNING

23 Resolution No. PC Page 23 of 23 ATTACHMENT A GENERAL PLAN MAP AND ZONING MAP AMENDMENTS This project seeks a General Plan Amendment in order that the four parcels fronting Doheny Drive (Assessor's ID No , 024, 043, 044) at the project site's west end that are designated R3B in the General Plan be amended to a R4B designation on the General Plan Land Use Map. Also, the project requests a Zoning Map Amendment in order that the zoning designation for the same four parcels be amended from R3B to R4B. R3C R a: Q..... iiiliiiil ii Existing General Plan & Zoning Designations Proposed General Plan & Zoning Designations

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