Division 11.1 — GENERAL RULES

A. Scope

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1. No person may subdivide land in the City of Los Angeles unless a fnal tract mapi (for

subdivisions of five or more parcels) or parcel map (for subdivisions of four or less parcels) has

been recorded as provided in this Article (Division of Land) and in accordance with Div. 13B.7.

(Division of Land) .

2. No building or structure shall be constructed or enlarged on any land which has been

subdivided in violation of the provisions of this Article (Division of Land) and Div. 13B.7. (Division

of Land), nor shall any permit be issued for such land.

3. The provisions of this Article (Division of Land) shall not be construed as preventing the

recording of a fnal tract mapi containing less than five lots or creating fewer than five

condominium units in accordance with the procedures outlined in Div. 13B.7. (Division of Land)

and the Subdivision Map Act.

B. Applicability

The provisions of this Article (Division of Land) are applicable to a commercial/industrial

conversion project, commercial/industrial to residential conversion project, residential conversion project, or residential to commercial/industrial conversion project, as defined in Div. 14.3.

(Glossary), except as follows:

1. Stock Cooperative Conversions

The provisions of this Article (Division of Land) do not apply to any conversion for stock cooperative purposes that satisfies either of the following criteria:

a. The application for stock cooperative (DRE Form 658 or its equivalent) was filed with the

California Department of Real Estate prior to July 1, 1979; or

b. A subdivision public report for stock cooperative was issued in accordance with California

Business and Professions Code, Sec. 11018. prior to November 10, 1979.

2. New Stock Cooperatives

The provisions of this Article (Division of Land) do not apply to any stock cooperative

project for which the application for stock cooperative (DRE Form 658 or its equivalent) was filed with the California Department of Real Estate prior to March 21, 1980, with the

exception of commercial/industrial conversion projects, commercial/industrial to residential

conversion projects, residential conversion projects, or residential to commercial/industrial

conversion projects, which must meet the criteria outlined in Paragraph 1. (Stock Cooperative

Conversions) above in order to qualify for exemption.

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3. Subdivision of Air Space

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The provisions of this Article (Division of Land) apply to any division of the space above or below a lot with a definite width, length, and upper and lower elevation occupied or to be

occupied by a use, group of buildings or portions of buildings, and accessory buildings or portions of accessory buildings, or accessory uses. (Air space lot, as defined in Div. 14.3.

(Glossary) ).

C. Intent

1. The intent of this Article (Division of Land) is to regulate and control the division of land within

the City of Los Angeles, to provide for the dedication of land, the payment of fees in lieu of

dedication of land, or a combination of both, for the acquisition and development of park and

recreation sites and facilities to serve the future inhabitants of the subdivision, to supplement

the provisions of the Subdivision Map Act concerning the subdivision design, subdivision

improvement and survey data of subdivisions, the form and content of preliminary parcel

maps, tentative tract maps, fnal tract mapi, and parcel maps. The procedure to be followed in securing the official approval of the City of Los Angeles on such maps shall be completed

in accordance with Div. 13B.7. (Division of Land), in a manner that is consistent with the applicable general and specific plans as well as the public health, safety, and welfare.

2. It is also the intention of this Article (Division of Land) that the subdividing of land in the City

of Los Angeles be done in accordance with the grading regulations of the City contained

and set forth in Chapter IX. (Building Regulations), Article 1. (Building Code) of this Code and

to establish, when possible, beauty and attractiveness in the hills consistent with watershed drainage, erosion, and fire control requirements, and good engineering practices.

D. Interpretation

1. Private Streets

This Article (Division of Land) and Div. 13B.7. (Division of Land) is not to be interpreted or

construed to invalidate any previous act on the part of the City approving or authorizing

private streets, or authorizing the issuance of building permits for structures on lots served by

private streets.

2. Planning Commission

Unless otherwise specified, further references in this Article (Division of Land) to “Planning

Commission” mean either the Area Planning Commission or the City Planning Commission,

whichever has authority

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A. Additional Authority

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1. The Advisory Agency has the authority to grant deviations of no more than 20 percent

from the applicable foor areal, yard, and height requirements. The subdivider shall ask for adjustments at the time of filing for a subdivision.

2. In permitting adjustments, the Advisory Agency shall make the findings contained in Sec.

13B.5.2. (Adjustment) . The reductions or deviations shall be included in the written decision of

the Advisory Agency.

3. Notification and appeal rights to such reductions or deviations shall conform to Sec. 13B.7.2.

(Parcel Map Exemption/Lot Line Adjustment)

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A. Conformance to the General Plan

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1. Each preliminary parcel map or tentative tract map shall be designed in compliance with

the zoning applicable to the property or approved by the City Council for change, or will be

subject to a condition requiring compliance with such zoning prior to the recordation of the

fnal mapi .

2. Where a preliminary parcel map or tentative tract map involves land for which a General Plan

including dwelling unit densities has been adopted by the City Council, and the land is also in

a Hillside Area, the number of lots on the map shall be limited so that the number of dwelling

units permitted by the applicable zoning regulations does not substantially exceed the dwelling

unit densities shown on the plan.

3. Each preliminary parcel map or tentative tract map shall substantially conform to all other

elements of the General Plan. In computing the number of dwelling units, only the area being

designated for residential uses and land that is being dedicated for public & institutional uses

shall be considered, excepting, however, land set aside for street purposes, or dedication of

land required for park and recreation purposes in accordance with Article 10. (Streets & Parks) .

4. Dwelling Unit Density in the Hillside Area

a. In the Hillside Area, which is designated in the "Minimum Residential" General Plan land

use designation, the dwelling unit density shall not exceed that allowed by the following

formula:

D = [50 - S ]

35

Where :

D = the maximum number of dwelling units per gross acre allowable; and

S = the average natural slope of the land in percent.

b. Where the total allowable number of dwelling units per preliminary parcel map or tentative

tract map calculated under the above formula results in a number other than a whole

number, it shall be rounded to the nearest whole number as follows:

i. Where the fractional portion of the total allowable number of dwelling units equals

0.5 or more, the total number of allowable dwelling units shall be rounded to the next

larger whole number;

ii. Where the fractional portion of the total allowable number of dwelling units equals

less than 0.5, the total number of allowable dwelling units shall be rounded to the next

smaller whole number.

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c. In no case may the permitted density be less than 0.05 dwelling units per gross acre.

Where the total allowable number of dwelling units per tentative tract map calculated

under the above formula results in a number less than one, it shall be rounded up to allow one dwelling unit per tentative tract map. Where previous grading on a lot makes it difficult

to determine average natural slope using the above formula, the Director shall determine

the average natural slope in a manner to carry out the purpose and intent of this Section

(Subdivision Design Standards) .

B. Streets

1. Public Right-of-Way & Roadway Widths

All streets and alleys shall be designed to conform with the Planning Commission’s adopted

standards. The requirements and exceptions set forth in Article 10. (Streets & Parks), however,

do apply.

2. Street Grades

a. Grades of all streets shall be as flat as consistent with adequate surface drainage

requirements and the approved development of the proposed subdivision. The minimum grade permitted is 0.4 percent, except in extremely flat areas where a grade of 0.2

percent may be used. The maximum grade permitted for streets designated as boulevard

or avenue is 6 percent, except where a grade not to exceed 10 percent will eliminate excessive curvature, fill, or excavation. The maximum grade permitted for collector streets

is 10 percent and for local streets is 15 percent. Variations from these requirements may be

granted by the Advisory Agency upon recommendation by the City Engineer in individual

cases in accordance with the provisions of Sec. 13B.7.7. (Private Street Map) .

b. Changes in grade greater than 0.4 percent shall be connected by vertical curves. The

length of vertical curves shall conform to standards for sight distance and riding qualities

established by the City Engineer.

3. Future Streets

In the event certain streets or alleys in a subdivision are to be reserved for future public use

and they have been approved as to location and width, they shall be indicated on the fnal mapi and offered for dedication as future streets or future alleys. Certificates providing that the City may accept the offer to dedicate such easement at any time shall be shown on the fnal mapi .

4. Corner Cut-Off

At all block corners, the property line shall be rounded. On all boulevards and avenues, the

corner shall have a 20-foot radius curve and on all other streets, a 15-foot radius curve; provided, however, that where commercial development is permitted, a diagonal cutoff of 15 feet × 15 feet in lieu of a 20-foot radius curve and a ten-foot × ten-foot cutoff in lieu of a 15 foot radius curve may be used. In industrial districts, the curves shall have a minimum radius of

at least 40 feet.

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5. Horizontal Curves

City of Los Angeles Zoning Code Chapter 1A

The centerline radii of curves shall be as large as possible, consistent with conditions. All curves shall have sufficient length to avoid the appearance of an angle point. Reversing curves shall be connected by tangents of length approved by the City Engineer as sufficient to

safely reverse the unbalanced centrifugal force. In any case, horizontal curves shall have the

following minimum centerline radii:

a. Boulevards and avenues: 1,000 feet

b. Collector streets: 500 feet

c. Local streets: 300 feet

d. Local streets in a Hillside Area: 125 feet

6. Intersections

Street intersections shall be as near to a right angle as possible. No jogs are allowed in the

continuity of an arterial street. Jogs in a non-arterial street where crossing an arterial street

shall be held to a minimum. Multiple intersections of more than four approaches should be

avoided. In Hillside Areas, special conditions may be required.

7. Cul-de-Sac Streets

Cul-de-sac streets should be avoided, except in locations where physical constraints prohibit

the continuation of the street (such as where a river or railroad infrastructure is present) or

where made necessary by historical development patterns. Where cul-de-sac streets are

approved, they shall be terminated by a turning area conforming to the latest standards

approved by the Planning Commission. Where feasible, existing cul-de-sacs should be modified and new cul-de-sacs should be designed to include a passageway for bicycles and

pedestrians to access the surrounding area.

8. General

a. All streets within or immediately adjacent to the subdivision shall be improved with curbs

and gutters, unless not required by the Advisory Agency upon recommendation of the City

Engineer.

b. Streets within or immediately adjacent to the subdivision shall be improved with sidewalks,

except that in mountainous, hillside or rural areas, sidewalks may be omitted or may be

provided on only one side of the street with the approval of the Advisory Agency.

C. Alleys

1. Alleys shall be not less than 20 feet in width. Alleys serving lots in an Industrial Use District (Div.

5B.7.) shall be not less than 30 feet wide, unless otherwise approved by the Advisory Agency.

2. All dead-end alleys shall be constructed with adequate turning areas.

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3. Whenever practicable, alleys are required at the rear of all lots that are in Residential Use

Districts (Div. 5B.3.) and that front an arterial street. Alleys may also be required at the rear of

lots in Commercial-Mixed Use Districts (Div. 5B.5.) or Industrial Use Districts (Div. 5B.7.) .

4. Where two alleys intersect, a triangular corner cut-off of not less than 10 feet along each alley

line shall be provided.

5. Residential waste collectors shall not be required to collect from an unpaved alley at the rear

of a property or from:

a. A blind alley;

b. An alley less than 15 feet wide;

c. An alley which is "L" or "T" shaped and not wide enough to be safe for the waste collection

truck to turn without damage to the truck or to adjacent improvements on private

property; or

d. An alley the surface of which could endanger the safety or the convenient operation of the

trucks at all seasons of the year.

D. Pedestrian Walkways

If the Advisory Agency determines that inner-block pedestrian walkways are necessary for the

public health, safety or welfare, they shall be dedicated to a width of not less than 12 feet. The Advisory Agency, however, shall only impose such a dedication requirement after finding that the

dedication bears an essential nexus and rough proportionality to a project's impact.

E. Blocks

Blocks in Residential Use Districts (Div. 5B.3.), Residential-Mixed Use Districts (Div.5B.4.), and

Industrial Use Districts (Div. 5B.7.) areas shall not exceed 1,700 feet in length, except in a Hillside

Area. Blocks in Commercial-Mixed Use Districts (Div. 5B.5.) shall not exceed 800 feet in length

except in locations where the prevailing block length (within 1/2-mile) is less than 800 feet. In such

instance, the new block shall not exceed the average prevailing block length.

F. Lot Size

1. Every lot shall have a minimum width and area to comply with the requirements specified in

the applied Form District (Part 2B.) .

2. When the Advisory Agency determines that traffic access, topography, and drainage conditions

will safely allow lot averaging, and when the subdivider has demonstrated to the satisfaction

of the Advisory Agency in a written report that such averaging is consistent with proper subdivision design, and in addition will produce one or more of the following benefits: require

less grading than a conventional subdivision design not using lot averaging, result in improved lot design, or produce other environmental benefits, the Advisory Agency may permit the

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width and area of not more than 20 percent of the lots in a subdivision located in a Hillside Area, to be reduced as specified below, provided that the average area of all lots in the

subdivision is not less than the required minimum for the applied Form District (Part 2B.) .

LOT AREA IN SQUARE FEET

3. In computing such average, that portion of any lot exceeding 150 percent of the average

requirement shall not be included, provided however, that in Rural-Limited Form Districts, the

maximum area of any lot that may be used in computing the average shall be 24,500 square

feet.

4. In a tract where one or more lots have less than the average requirement for the applicable

Form District (Part 2B.), no lot may be rearranged or divided unless:

a. The average requirement for the original fnal tract mapi or parcel map is maintained; and

b. Such rearrangement or division is accomplished by recording a new fnal tract mapi or

parcel map, or by securing determination that the proposed rearrangement or division is

exempt from the parcel map procedure in Sec. 11.4.1.B.3.c. (Scope) .

5. Where it finds it necessary in order to promote the general welfare, the Advisory Agency

may require that lots that are contiguous or nearby to existing lots on the same street be

increased in size to be compatible with the size of the existing lots. However, in no case may

the Advisory Agency require such lots to contain an area of over 50 percent more than that

required by the applied Form District (Part 2B.) or Alternate Typology (Article 7.) .

6. Property in a Commercial-Mixed Use District (Div. 5B.5.) or Industrial Use District (Div. 5B.7.)

need not be divided into more than one lot where such property is to be operated as a unit.

7. Each portion of a lot which is platted to be divided by a City or County boundary line shall be

given a separate letter or number on the recorded tract map.

8. Side lot lines shall be approximately at right angles to the streets, or radial to the street on

curved streets, except where topography or other conditions make this impracticable.

9. Where it finds that there will be no material increase in the dwelling unit density permitted by

the applied zone, and that the public health, safety or welfare, and good subdivision design

would be promoted by the dedication of public streets to a width in excess of the approved

standards provided for in this Article (Division of Land), or the dedication of service roads, or

the dedication or reservation of land for public parks, public uses or other open areas, the

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Advisory Agency may permit the required area of one or more of the lots in a subdivision in an

Rural-Limited or Estate-Limited Form Districts to be reduced to the extent of such dedication

or reservation. Provided, however, that in no event may such a reduction exceed 15 percent,

and no lot in the Rural-Limited or Estate-Limited Form Districts in a Hillside Area shall be

reduced below the minimum lot area specified in the table in Paragraph 2. (Lot Size) above.

10. Where the Advisory Agency finds the project is consistent with the dwelling unit density

permitted by the General Plan, and that the public health, safety or welfare, and good

subdivision design will be promoted by the preservation of protected vegetation, the Advisory

Agency may permit the required area of one or more of the lots in a subdivision in Rural Limited, Estate-Limited, or House-Limited Form Districts to be reduced by an amount sufficient to provide for protected vegetation preservation in accordance with Sec. 11.1.3.P.

(Protected Vegetation Regulations) . In no event may the reduction exceed 50 percent of the

required lot area; lots in Rural-Limited or Estate-Limited Form Districts may not be reduced

below 50 feet in width; lots in House-Limited Form Districts may not be reduced below 40

feet in width.

G. Easements

1. Easements for public utilities, water systems, sewers, street lights, storm drains or flood control

channels, and slope rights, shall be provided wherever determined necessary by the Advisory

Agency upon recommendation of the City Engineer.

2. Wherever it is determined that future easements are necessary, a certificate shall be placed on

the fnal mapi indicating that the City will accept such easements at any time.

H. Grading in Hillside Areas

Subdivision design requirements in a Hillside Area shall meet the grading standards established

by the Board of Public Works and the grading regulations established in Chapter IX. (Building

Regulations), Article 1. (Building Code) of this Code. Such requirements may also include providing

soil reports prepared by a registered civil engineer specializing in soil mechanics or reports on

geological investigations.

I. Problem Areas

Areas designated by resolution of the Board of Public Works as problem areas shall not be

subdivided except when approved by the Advisory Agency upon recommendation of the

Superintendent of Building and the City Engineer.

J. Grading Plans

1. The Advisory Agency may require a proposed grading plan with the preliminary parcel map

or tentative tract map of any subdivision. Upon recommendation of the Superintendent of Building or the City Engineer, or where it appears that cuts and fills will occur in the grading

of the property that may be contrary to the objectives of this Article (Division of Land), the

Advisory Agency may require the subdivider to submit grading plans for all or part of the tract

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before action on the preliminary parcel map or tentative tract map will be taken. Any grading plan submitted shall contain a statement of the quantities (in cubic yards) of cut and fill and

quantities of export or import material involved. If the amount of earth material to be imported

to or exported from a subdivision site is 1,000 cubic yards or more, statements of the following

shall also be included:

a. The proposed borrow or disposal site;

b. The proposed haul route;

c. The total gross weight with load of the proposed haul vehicles; and

d. Any other pertinent data which the Advisory Agency may require.

2. Failure to furnish a grading plan (where necessary to complete the investigation of the

preliminary parcel map or tentative tract map within the time specified in the written notice

requesting its submission) will be cause for the disapproval of the preliminary parcel map or

tentative tract map, unless an extension of the time for acting on the map is mutually agreed

upon between the subdivider and the Advisory Agency.

3. If changes in the design of the lots or street system can be made to correct the conditions set

forth in Subsection H. (Grading in Hillside Areas) above, either by increased lot sizes or changes in grades, such modifications shall be made.

K. Storm Drains

Storm drains shall be designed in conformance with standards approved by the City Engineer. Storm drain facilities to intercept and convey all runoff to a suitable point of disposal are required when runoff from the entire area tributary to and including the subdivision exceeds the limiting depth of street flow as determined by the City Engineer. These storm drain requirements shall also

include the following:

1. In areas without sumps, storm drains shall be designed to remove all runoff from a storm of

10-year frequency.

2. In sump areas, storm drains shall be designed to remove all runoff from a storm of 50-year

frequency.

3. Storm drains shall be of sufficient capacity in all cases to prevent flooding of building sites

from a storm of 50-year frequency.

4. On hillside limited streets, the maximum depth of water as determined by the City Engineer

shall be based on a storm of 50-year frequency.

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L. Installation of Utilities

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1. Utility lines, including but not limited to those required for electricity, communication, street

lighting, and cable services necessary for the general use of the lot owners in the subdivision,

shall be installed or guaranteed to be installed in the same manner as other required

subdivision improvements.

2. Except in Industrial-Mixed Use Districts (Div. 5B.6.), Industrial Use Districts (Div. 5B.7.),

Public Use Districts (Div. 5B.8.), and Open Space Use Districts (Div. 5B.1.), in all portions of

a tract map area, all such utility lines shall be installed underground, provided, however,

that incidental, appurtenant equipment such as transformers, terminal boxes, and meter

cabinets may be placed above ground, but shall conform with regard to placement and

height with those standards adopted by the City Planning Commission as it determines are

necessary to safeguard the public against hazards created by the equipment and to further

the intent of this Article (Division of Land) . The Subdivision Committee, as established in Sec.

13A.1.10. (Subdivision Committee), shall make its report and recommendation of the Planning

Commission prior to the adoption of the standards.

3. The subdivider shall make the necessary cost and other arrangements for such underground

installation and for relocation of existing facilities with each of the persons, firms or

corporations furnishing utility services involved.

M. Model

Regardless of any other provision of this Zoning Code (Chapter 1A), a model or models may be

erected and maintained on any lot or site designated by the Advisory Agency as a lot for a model

or models on an approved or conditionally approved preliminary parcel map or tentative tract map

for lots in Agricultural Use Districts (Div. 5B.2.) or Residential Use Districts (Div. 5B.3.) and the "1L"

Density District (Part 6B.) with respect to one-unit dwellings, and in Residential Use Districts (Div.

5B.3.) allowing multiple-unit structures, for example, buildings containing more than one dwelling

unit, for a period of time as determined by the Advisory Agency, provided that:

1. Not more than 15 percent of the lots and in no case more than 20 lots at any one time in a

subdivision may be designated as lots for the construction of models, and, with respect to

multiple-unit structures, not more than 15 percent of the units and in no case more than 20

units at any one time in a proposed building designated as a model lot, may be designated as models. Each of the lots shall be located in a manner as to not adversely affect existing

developed residential properties. Further, each of the lots shall be easily accessible and

provision for the accessibility shall be assured at the time that the preliminary parcel map or

tentative tract map is conditionally approved.

2. In a Hillside Area, a grading plan for the entire approved or conditionally approved subdivision

or any fnal mapi unit thereof has been approved by the Grading Division of the Department of Building and Safety and a Grading Certificate has been issued for the property involved or that

the grading is being carried on under the authorization of a valid grading permit.

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3. Necessary easements for the installation of water system facilities and underground utilities

have been dedicated and the developer has guaranteed the cost of relocation or future

adjustment of these facilities to the satisfaction of the Department of Water and Power.

4. The owner assumes liability for any damage caused to water system facilities and underground

utilities prior to final street improvements in a manner satisfactory to the Department of Water

and Power.

5. Adequate fre protectioni facilities are provided to the satisfaction of the Fire Department.

6. Adequate sewer facilities are provided to the satisfaction of the Bureau of Engineering, Bureau

of Sanitation, and the Los Angeles County Health Department.

7. A paved access roadway at least 20 feet in width is provided which is satisfactory to the

Department of Building and Safety.

8. Automobile parking stalls be provided as follows:

a. For multiple-unit structures, the numbers and location of the automobile parking facilities

will be determined by the Advisory Agency;

b. For one-unit detached structures, one lot for each six model dwellings shall be located

contiguous to the model dwelling lots. All automobile parking facilities and driveways shall

be dust-proofed with asphaltic surfacing or with decomposed granite which is sprinkled at sufficient intervals to prevent dust, or by an alternate method of dust control satisfactory

to the Department of Building and Safety.

9. The model dwelling lots are attractively maintained and, with respect to one-unit detached

structures, attractively landscaped.

10. Any furnishings placed in the model dwelling are maintained solely for purposes accessory to

the display of the model dwelling and in no way are used to sell or promote the sale of such

furnishings.

11. Prior to the issuance of any building permit for a model dwelling, the property owner shall first

execute and file with the Superintendent of Building a notarized agreement assuming all risks

and agreeing to all of the conditions set forth in this Article (Division of Land) . With respect

to one-unit detached structures, the agreement shall further provide that in the event that

a fnal mapi that includes the property where the model dwelling is located is not recorded,

all buildings or structures authorized by the permit will be removed, within 90 days from the

expiration of the tentative tract map, and that if all buildings and structures are not completely removed as required above, they may be confiscated and removed or demolished by the City

without further notice. Prior to the erection of any model dwelling that is a one-unit detached

structure, authorized in accordance with the approval of any subdivision and contingent on

the approval of the subdivision, the property owner shall post in the Department of Building

and Safety a bond in favor of the City of Los Angeles (to be approved by the City Attorney and

duplicates to be furnished) in an amount satisfactory to the Department of Building and Safety

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sufficient to defray any expense incurred by the City in the removal or demolition of the model

dwelling or model dwellings. The bond will be released to the property owner or person legally

entitled to it either upon recordation of the fnal mapi or upon removal of the concerned

structures or buildings, as the case may be, to the satisfaction of the Superintendent of

Building.

12. This Subsection M. (Model) applies to approved or conditionally approved tentative tract maps

that include model dwellings and that have not been recorded as of the effective date of this

ordinance.

13. A real estate tract sales office may be established and maintained in one model dwelling

approved in accordance with the provisions of this Subsection M. (Model) or in a dwelling

constructed on a recorded lot previously designated as a model dwelling lot by the Advisory

Agency and temporarily serving as an example of houses or units built or to be built in the

same subdivision, provided that:

a. No general real estate brokerage business is conducted on the premises, and any

business transacted there is limited to the original sale of vacant or improved land shown

on the preliminary parcel map or tentative tract map or units of airspace shown on the

condominium plan.

b. All signs conform to the applicable provisions of Div. 4C.11. (Signs) .

c. The tract sales office is attractively maintained and, where located in a one-unit detached

structure, is attractively landscaped.

d. The property owner has first executed and filed with the Superintendent of Building a

notarized agreement agreeing to comply with all other provisions of this Paragraph 13.

(Model) and, further, agreeing that after all dwelling units in the development are initially

sold or rented, all tract sales being conducted within the structure will cease, all signs

will be entirely removed from the premises, any residential type of sliding glass door in

a private garage doorway will be replaced with a conventional private garage door, and any sales office activity located in a private garage will be discontinued and this area

reconverted for the storage of private vehicles.

14. The unit is constructed on a proposed lot or in a proposed building previously designated as a

model dwelling site by the Advisory Agency in a subdivision or a multiple unit development for

which the Advisory Agency has approved or conditionally approved a tentative tract map, but

for which a fnal tract mapi has not yet been recorded.

15. The proposed lot upon which the model dwelling is constructed is recognized as a legal

building site for the duration of the model dwelling permit.

16. No Certificate of Occupancy for such unit has been issued by the Superintendent of Building.

17. Where applicable, temporary access to the lot is permitted over future streets previously

restricted to public access.

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N. Park & Recreation Sites

City of Los Angeles Zoning Code Chapter 1A

Park and recreation sites to serve the future inhabitants of each new subdivision shall be provided

and located in conformance with the standards contained in the Open Space Element of the

General Plan.

O. Where Subdivision Includes Land Within Drainage District

Whenever a subdivision or a portion of a subdivision includes land which is within a local drainage

district, the provisions and requirements of the ordinance establishing such district shall be met.

P. Protected Vegetation Regulations

No protected vegetation may be relocated or removed except as provided in this Article (Division

of Land) or Chapter IV, Article 6. (Preservation of Protected Trees and Shrubs) of this Code.

The term “removed” or “removal” includes any act that will cause protected vegetation to die, including, but not limited to, acts that inflict damage upon the root system or other parts of the protected vegetation by fire, application of toxic substances, operation of equipment or machinery, or by changing the natural grade of land by excavation or filling the drip line area

around the trunk.

1. Required Determinations

Subject to historical preservation requirements set forth in Sec. 11.1.3.P.3. (Historical

Monuments), when protected vegetation exists within a proposed subdivision, the protected

vegetation may be relocated or removed if the Advisory Agency, in consultation with the City’s

Chief Forester, determines the existence of either Subparagraph a. or Subparagraph b. below:

a. There has been prior applicable government action in which:

i. The removal of the protected vegetation was approved by the Advisory Agency; or

ii. The property on which the protected vegetation is located was the subject of

a determination by the City Planning Commission, the City Council, a Zoning

Administrator, or an Area Planning Commission, the appeal period established by

Div. 13B.7. (Division of Land) with respect to the determination has expired, the determination is still in effect, and in accordance with the determination, the protected

vegetation’s removal would be permissible; or

iii. A building permit has been issued for the property on which the protected vegetation

is located, the permit is still in effect, and the removal or relocation is not prohibited by

the permit.

b. The removal of the protected vegetation would not result in undesirable, irreversible soil

erosion through diversion or increased flow of surface waters that cannot be mitigated to

the satisfaction of the City’s Chief Forester, and the physical condition or location of the

protected vegetation is such that:

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City of Los Angeles Zoning Code Chapter 1A

i. Its continued presence in its existing location prevents the reasonable development of

the property; or

ii. According to a report required in accordance with Sec. 11.2.1.C. (Protected Vegetation

Reports for Tentative Tract Maps) or Sec. 11.4.2.H. (Protected Vegetation) acceptable to

the Advisory Agency and prepared by a tree expert, there is a substantial decline from

a condition of normal health and vigor of the protected vegetation, and its restoration

through appropriate and economically reasonable preservation procedures and

practices is not advisable; or

iii. It is in danger of falling due to an existing and irreversible condition; or

iv. Its continued presence at its existing location interferes with proposed utility services

or roadways within or without the subject property, and the only reasonable alternative

to the interference is the removal of the protected vegetation; or

v. It has no apparent aesthetic value, which will contribute to the appearance and

subdivision design of the proposed subdivision; or it is not located with reference to other vegetation or monuments in such a way as to acquire a distinctive significance at

the location.

2. Supplemental Authority

In the event the Advisory Agency, in consultation with the City’s Chief Forester, determines in

accordance with Sec. 11.1.3.P.1.b. (Required Determinations) that a protected vegetation may

be removed or relocated, the Advisory Agency may:

a. Require relocation elsewhere on the same property where protected vegetation has been

approved for removal, and where the relocation is economically reasonable and favorable

to the survival of the protected vegetation. Relocation to a site other than upon the same

property may be permitted where there is no available or appropriate location on the property and the owner of the proposed off-site relocation site consents to the placement

of the protected vegetation. In the event of relocation, the Advisory Agency may designate measures to be taken to mitigate adverse effects on the protected vegetation.

b. Permit protected vegetation of a lesser size, or vegetation of a different species, to be

planted as replacement vegetation for protected vegetation permitted by this Zoning Code

(Chapter 1A) to be removed or relocated, if replacement vegetation required in accordance

with this Zoning Code (Chapter 1A) are not available. In that event, the Advisory Agency

may require a greater number of replacement vegetation.

3. Historical Monuments

The Advisory Agency, except as to Sec. 11.1.3.P.1.b.iii. (Required Determinations), shall require retention of protected vegetation at its existing location, if the protected vegetation is officially

designated as a historical monument or as part of a Historic Preservation Overlay Zone.

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4. Requirements

City of Los Angeles Zoning Code Chapter 1A

In the event the Advisory Agency, in consultation with the City’s Chief Forester, determines in

accordance with Sec. 11.1.3.P.1.b. (Required Determinations) that protected vegetation may be

removed or relocated, the Advisory Agency shall require that:

a. The protected vegetation is replaced within the property by at least four specimens of a

protected variety, except where the protected vegetation is relocated in accordance with

Sec. 11.1.3.P.2.a. (Supplemental Authority) Protected vegetation shall only be replaced by

other protected vegetation varieties. A protected shrub shall only be replaced by other

protected shrub varieties, to the extent feasible as determined by the Advisory Agency, Board of Public Works, or a licensed or certified arborist. When replacement concerns

more than two types of protected vegetation, the permit at issue shall be considered at

a full public hearing at the Board of Public Works. For protected trees, the size of each

replacement tree shall be a 15-gallon, or larger, specimen, measuring one inch or more

in diameter at a point one-foot above the base, and not less than seven feet in height,

measured from the base. The size and number of replacement trees shall approximate the

value of the tree to be replaced.

b. The subdivider record those covenants and agreements approved by the Advisory Agency

necessary to assure compliance with conditions imposed by the Advisory Agency and to

assure preservation of the protected vegetation.

c. The subdivider provide protected vegetation maintenance information to purchasers of

lots within the proposed subdivision.

d. The subdivider post a bond or other assurance acceptable to the City Engineer to

guarantee the survival of protected vegetation required to be replaced or permitted

or required to be relocated, in a manner to assure the existence of continuously living

protected vegetation at the approved replacement or relocation site for three years from

the date that the protected vegetation is replaced or relocated. The City Engineer shall

use the provisions of Sec. 11.3.3.E. (Guarantees) as its procedural guide in satisfaction of

the bond requirements and processing. Any bond required shall be in a sum estimated

by the City Engineer to be equal to the dollar value of the replacement vegetation or of

the vegetation that is to be relocated. In determining value for these purposes, the City

Engineer shall consult with the Advisory Agency, the City’s Chief Forester, the evaluation of

trees guidelines approved and adopted for professional horticulturists by the International

Society of Arboriculture, the American Society of Consulting Arborists, the National

Arborists Association and the American Association of Nurserymen, and other available

local information or guidelines.

5. Grading

The Advisory Agency is authorized to prohibit grading or other construction activity within the

drip line of the protected vegetation.

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Q. Preliminary Soils Report

City of Los Angeles Zoning Code Chapter 1A

1. A preliminary soils report, prepared by a registered civil engineer, and based upon adequate

test borings, is required with the preliminary parcel map or tentative tract map of any

subdivision. The Advisory Agency may waive the preliminary soils report upon its determination

that no preliminary analysis is necessary due to its knowledge of the qualities of the soils of the

subdivision.

2. If the preliminary soils report indicates the presence of critically expansive soils or other soil

problems which, if not corrected, would lead to structural defects, a soils investigation of each

lot in the subdivision may be required. Such soils investigation shall be done by a registered

civil engineer, who shall recommend the corrective action which is likely to prevent structural

damage to each structure proposed to be constructed in the area where such soils problem

exists. The Advisory Agency may approve the subdivision or a portion of the subdivision

where such soils problems exist if it determines that the recommended corrective action is

likely to prevent structural damage to each structure to be constructed, and as a condition to

the issuance of any building permit may require that the approved recommended action be

incorporated in the construction of each structure.

R. Mulholland Scenic Parkway

1. Notwithstanding the street standards adopted by the City Planning Commission in accordance

with Sec. 10.1.1. (Street Standards), the width and improvement standards for the Mulholland

Scenic Parkway shall be substantially as follows:

a. Two travel lanes, one in each direction, each 15 feet wide;

b. Passing lane segments and turn pockets where necessary to facilitate movement of traffic;

c. Substantial conformance to existing roadway alignment;

d. No median strip except to facilitate turning movements;

e. Hard surfaced shoulders but with a natural look, separated from the roadway by a painted

line where the shoulder is utilized for bikeway purposes;

f. Minimum street and driveway access to the Parkway;

g. Reasonable protection of a scenic corridor 500 feet more or less, depending on

topography, from each side of the existing public right-of-way, to preserve the scenic

quality and for the development of parks, vista points, automobile parking facilities, and

continuous bicycle, equestrian and hiking trails;

h. All utilities to be underground;

i. All necessary signs and road related fixtures to be of a special design to blend with the

scenic character of the Parkway;

j. Grading to be kept to an absolute minimum; and

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k. All necessary grading to be gently contoured and fully landscaped with fire-resistant plants

to present a natural appearance.

2. It is the duty of the Advisory Agency to interpret and apply these standards in conformance

with the spirit and intent of the Report of the Citizens’ Advisory Committee on the Mulholland

Scenic Parkway as adopted as City policy by the City Council on March 26, 1973, under

Council File No. 70-5000, or with such Parkway plans as may subsequently be adopted.

3. These standards are applicable to any subdivision map within 500 feet of the public right

of-way of Mulholland Drive between the Hollywood Freeway on the west and Mulholland

Highway on the west and along Mulholland Highway to the southerly City boundary, as shown on the City Engineer’s official cadastral or district maps.

S. Valley Circle Boulevard, Plummer Street Scenic Corridor

1. Notwithstanding the street standards adopted by the City Planning Commission in accordance

with Sec. 10.1.1. (Street Standards), the width and improvement standards for Valley Circle

Boulevard from Roscoe Boulevard to Plummer Street and for Plummer Street from Valley

Circle Boulevard to Topanga Canyon Boulevard shall be substantially as follows:

a. Two travel lanes, one in each direction;

b. Left turn pockets as needed;

c. Forty-eight feet of paved roadway, including two-foot wide concrete gutters and curbs;

d. No continuous raised median strip;

e. Wide shoulders to accommodate recreation trails;

f. Minimum street and driveway access to the roadway;

g. All utilities to be underground;

h. Lighting only at intersections and automobile parking areas, and kept to a minimum useful

Intensity;

i. Fire hydrants and light standards located away from the roadway for increased safety;

j. Picnic areas, drinking fountains, restroom facilities, watering troughs, hitching rails, and

simple shade structures provided at suitable locations;

k. The general design and development of the roadway, trails, turnouts, and all appurtenant

fixtures, facilities, and amenities to be rustic, natural, and in keeping with the scenic

character of the corridor;

l. Reasonable protection of a scenic corridor, 1,500 feet more or less depending on

topography, from each side of the existing rights-of-way, to preserve the scenic quality,

protect long-distance views, and for the development of parks, vista points, automobile

parking facilities, and continuous trails;

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m. Specific dimension standards for a 100-foot-wide public right-of-way, the preferred width,

shall be a 14-foot-wide two-way bicycle path, a hiking trail meandering in a 10-foot-wide

landscaped parkway, a 16-foot-wide equestrian trail bordered by bolted wood fences and

a 12-foot-wide parkway on the opposite side of the roadway;

n. The dimension standards for an 86-foot-wide public right-of-way shall be a 12-foot-wide,

two-way bicycle path, hiking trail meandering in an eight-foot-wide landscaped parkway,

a 12-foot-wide equestrian trail bordered by bolted wood fences, and a six-foot-wide

parkway on the opposite side of the roadway;

o. Trails to be built prior to or concurrently with the roadway, and to have suitable crossings

and access to areas of interest;

p. Attractively designed masonry walls or screening landscaping along the edges of private

developments adjacent to the scenic corridor;

q. Maximum preservation of natural terrain and vegetation;

r. Grading to be kept to an absolute minimum; all necessary grading to be gently contoured and fully landscaped with native, low-water-need, fire-resistant plants to present a natural

appearance;

s. All buildings in the corridor to be placed so as to preserve a clear line of sight from the

roadway to the visible mountain crest;

t. Off-site advertising signs to be prohibited within the corridor;

u. On-site advertising, traffic, informational and regulatory signs to be kept to a minimum

number and size, and to be of special rustic design.

2. It is the duty of the Advisory Agency to interpret and apply these standards in conformance

with the spirit and intent of the Valley Circle Boulevard Plummer Street Scenic Corridor Study

adopted as City policy by the City Council on March 28, 1977, under Council File No. 77-82, or

with such parkway plans as may subsequently be adopted.

3. The standards stated here are applicable to any subdivision map within 1,500 feet of the public

right-of-way of Valley Circle Boulevard from Roscoe Boulevard to Plummer Street and of

Plummer Street from Valley Circle Boulevard to Topanga Canyon Boulevard as shown on the City Engineer’s official cadastral or district maps.

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