Division 13B.7 — DIVISION OF LAND

A. Purpose

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1. The purpose of this Division (Division of Land) is to process requests for the division of land,

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

thereof, 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, and to supplement the

provisions of the Subdivision Map Act concerning the design, improvement and survey data of

subdivisions, and the form and content of tentative tract maps and fnal mapi s.

2. The established procedures to be followed in securing the official approval of the City of Los

Angeles on such maps must be done pursuant to Div. 13B.7. (Division of Land), in a manner

that is consistent with the applicable General Plan and Specifc Plani s as well as state law and

the public health, safety and welfare.

3. It is also the intention of this Division (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. (Buildings [Building 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.

4. Time limits expressed in this Division (Division of Land) shall be consistent with the state

Subdivision Map Act where applicable and as the Subdivision Map Act may amended from time

to time.

B. Applicability

1. For lots subject to Chapter I. (General Provisions and Zoning) the processes in this Division

(Division of Land) are established by the regulations in Chapter I. (General Provisions and

Zoning), Article 7. (Division of Land Regulations) of this Code. For lots subject to this Chapter

the processes in this Division (Division of Land) are established by the regulations in Article 11.

(Division of Land) .

2. Interpretation

This Division, Article 11. (Division of Land) of this Zoning Code (Chapter 1A), and Chapter

I. (General Provisions and Zoning), Article 7 (Division of Land Regulations) shall not 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.

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3. Subdivision Violation

City of Los Angeles Zoning Code Chapter 1A

Any deed of conveyance, sale, or contract to sell made contrary to the provisions of the

subdivision review regulations of this Division is voidable to the extent and in the same manner

as is provided for in Subdivision Map Act, Sec. 66499.32 (Remedies) .

C. Advisory Agency

1. Establishment

The Director acts in the capacity of the Advisory Agency for the City pursuant to Subdivision Map Act, Sec. 66415 (Definitions) and the City Charter, Sec. 553 (Director of Planning) .

The Director is authorized to act in such capacity through one or more deputies who are

appointed by him/her for that purpose. The Director, with the concurrence of the Chief Zoning

Administrator, may designate an Associate Zoning Administrator to perform these additional

functions.

2. Authorities and Duties

a. The Advisory Agency is charged with the duty of making investigations and reports on

the design and improvement of proposed subdivisions, of requiring the dedication of

land, the payment of fees in lieu thereof, or a combination of both, for the acquisition

and development of park and recreation sites and facilities, and is hereby authorized

to approve, conditionally approve, or disapprove tentative tract maps of proposed

subdivisions, private streets and such maps as are provided for herein, to prescribe the

design, kinds, nature and extent of improvements required to be installed in connection

therewith and to report directly to the subdivider the action taken on the tentative tract

map.

b. In taking any such action, the Advisory Agency is authorized to include or omit in whole

or in part the reports or recommendations of the other concerned officials or City

departments, except that the Advisory Agency may not omit any mandatory requirements relating to public health or safety recommended by such other officials or departments in

the exercise of their duties prescribed by law. Before approving the omission of any report or recommendation made by such officials or departments the Advisory Agency shall

submit the matter to the members of the Subdivision Committee for consideration at a

regular meeting.

D. Subdivision Committee

1. Establishment

There is hereby created a Subdivision Committee.

2. Composition

a. This committee is composed of the following officers of the City or their duly authorized

representatives:

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i. The City Engineer;

ii. The Superintendent of Building;

iii. The Chief Engineer of the Department of Fire;

City of Los Angeles Zoning Code Chapter 1A

iv. The Chief Engineer and General Manager of the Department of Water and Power;

v. The General Manager of the Department of General Services;

vi. The General Manager of the Department of Recreation and Parks;

vii. The General Manager of the Department of Transportation; and

viii. The Director of the Bureau of Street Lighting of the Department of Public Works.

b. For purposes of reviewing and submitting recommendations to the Advisory Agency on

mobile home park closure impact reports pursuant to Chapter IV. (Public Welfare), Sec.

47.09 (Mobile home Park Closure Report) of this Code only, the Subdivision Committee

shall also include a representative of the Rent Stabilization Division of the Los Angeles

Housing Department, in addition to the above listed representatives.

3. Authorities and Duties

a. It shall be the duty of the Subdivision Committee to meet with the Advisory Agency and

make recommendations upon all tentative tract maps, private street maps, and other

matters that are presented to it by the Advisory Agency. The Committee shall hold regular

meetings for this purpose. All such meetings shall be open to the public and any persons

having an interest in pending maps may be heard.

b. The General Manager of the Department of Recreation and Parks shall submit a report to

the Advisory Agency respecting each application for subdivision approval. Said report shall

contain recommendations, approved by the Board of Recreation and Park Commissioners,

specifying the land to be dedicated, the payment of fees in lieu thereof, or a combination

of both for the acquisition and development of park or recreational sites and facilities

to serve the future inhabitants of such subdivision, all in accordance with the limitations specified in Chapter I. (General Provisions and Zoning), Section 17.12 (Park and Recreation

Site Acquisition and Development Provisions) for lots subject to Chapter I., or Article

11.1.3.N. (Park and Recreation Sites) of this Zoning Code (Chapter 1A) for lots subject to this

Chapter. To the extent possible, the report shall also specify when the development of the

park or recreational facilities will be commenced.

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City of Los Angeles Zoning Code Chapter 1A

Reference: California Government Code, Sec. 66412 .

A. Applicability

This Section establishes a process to exempt parcel map

regulations in two situations:

1. Land divisions that are exempt from parcel map review by

state law; and

2. Lot Line Adjustments.

B. Initiation

An application for a Parcel Map Exemption/Lot Line Adjustment is filed with the Department.

C. Notice

1. Notice of Public Hearing

There is no public hearing required for the initial decision on a

Parcel Map Exemption/ Lot Line Adjustment, and therefore no

notice of a public hearing is required.

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) .

2. Decision Maker

Sec. 13B.7.2. Parcel Map Exemption/Lot Line Adjustment

1 Initiation

APPROVE

OR DENY

a. The Advisory Agency shall review the application and approve or deny or Lot Line

Adjustment.

b. The Advisory Agency shall transmit the decision to the applicant and all persons to whom

notification of the Preliminary Parcel Map is required by law.

E. Standards for Review and Required Findings

A Lot Line Adjustment is exempt from the parcel map regulations if the Advisory Agency or the

Appeal Board determines that all the following conditions exist:

1. A Lot Line Adjustment is made between four or fewer existing adjoining lots or parcels and the

land taken from one lot or parcel is added to an adjoining lot or parcel;

2. The resulting number of lots or parcels remains the same or decreases; and

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3. The parcels or lots resulting from the Lot Line Adjustment will conform to the local General

Plan, any applicable coastal, specific, and community plans, and zoning and building

ordinances.

F. Scope of Decision

An approved Lot Line Adjustment does not expire. The approval is effective unless the applicant

chooses to divide its property in a way that requires further subdivision review.

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Subdivision Appeal

The action of the Advisory Agency may be appealed in accordance with Sec. 13B.7.8.

(Subdivision Appeal) .

H. Modification of Entitlement

No modification is available.

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A. Applicability

This Section applies to tentative tract maps. A “tentative tract

map” is a map made to show the design of a proposed subdivision creating five or more parcels, five or more condominiums, or five or more units in a community apartment project or stock

cooperative, and showing the existing conditions in and around it and need not be based upon an accurate or detailed final survey

of the property.

B. Initiation

An application for a tentative tract map, including all required materials, is filed with the Department.

C. Notice

1. Notice of Public Hearing

a. The following notice is required for the public hearing on

the initial decision by the Advisory Agency:

City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.3. Tentative Tract Map

1 Initiation

APPROVE

OR DENY

APPEAL AVAILABLE

2. Notice of Public Hearing — Condominium and Stock Cooperative Notice

a. The following provisions apply only to cases where property is proposed for subdivision

into condominiums, stock cooperatives, or community apartments, whether by new

construction or by conversion of an existing building. In these cases, notice of the public

hearing shall also be given to tenants as provided in this Subdivision .

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b. The following notice is required for the public hearing on the initial decision by the

Advisory Agency:

c. In addition to the notice provisions for the public hearing, additional notice requirements

may apply pursuant to: Chapter I. (General Provisions and Zoning), Sec. 12.95.2

(Conversion Projects: Residential) and Sec. 12.95.3 (Conversion Projects: Commercial/

Industrial) ; or Div. 11.5. (Condominiums, Community Apartments, & Stock Cooperatives) of

this Zoning Code (Chapter 1A), as applicable.

d. Notice of Subdivision Approval

i. The subdivider shall give written notice of any subdivision approval to at least one

tenant in each rental unit on the property within 30 days of the approval.

ii. The subdivider or record owner of the property for which a subdivision application

is pending or approved shall give notice of that fact to any prospective tenant of the

property before entering into any written or oral rental agreement with the prospective

tenant.

iii. This Subdivision may be enforced through a tentative tract map condition or a

covenant running with the land.

3. Notice of Public Hearing on Appeal

a. The following notice is required for the public hearing on the appeal by the Appeal Board

or City Council:

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D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) .

2. Decision Maker

The Advisory Agency is the initial decision maker.

3. Recommendation of Subdivision Committee

City of Los Angeles Zoning Code Chapter 1A

a. Upon receipt of a complete application, the Department shall forthwith furnish a copy

of the certified list of names and addresses and a copy of the area map to the Bureau of

Engineering and copies of the tentative tract map to each member of the Subdivision

Committee and to any other departments or public agencies which the Advisory Agency

had determined may have an interest in the proposed subdivision.

b. The Subdivision Committee shall examine the map and property, and submit their reports

and recommendations to the Advisory Agency, as follows:

i. The reports must be submitted in writing.

ii. The reports shall be made within 39 calendar days after the map is filed. The Advisory

Agency may extend this time period.

c. The Subdivision Committee shall submit copies of their reports to the subdivider when

they are submitted to the Advisory Agency. This requirement is complied with when

the reports or recommendations are mailed. Failure of any member of the committee

to submit a timely report in writing is construed as indicating that the member has no

recommendation to submit concerning the tentative tract map.

4. Action of Advisory Agency

a. The Advisory Agency shall not act upon any tentative tract map until 39 days’ time has

elapsed from the filing of the map, unless reports have been received from each member

of the Subdivision Committee. Where said reports have been mailed to the subdivider within the 39-day period, the Advisory Agency shall not act until five days’ time has elapsed

from the date of mailing of a copy of all such reports to the subdivider. Every Tentative

Tract Map shall be considered by the Advisory Agency at a public meeting.

b. The Advisory Agency shall conduct a public hearing, giving notice in the manner specified

in Subsection C. (Notice) of this Section, and approve, conditionally approve, or disapprove the tentative tract map within 50 calendar days after the map is filed with the City.

c. When the Advisory Agency takes action on the tentative tract map:

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i. The Advisory Agency shall report its action in writing directly to the subdivider and a

copy of the tentative tract map showing the action taken by the Advisory Agency on it

shall be returned to the subdivider.

ii. The City Engineer and the Department of Transportation shall be notified of the

Advisory Agency’s action.

5. Condition Consistency

If the final decision maker imposes a condition as part of an action on a related application that differs from a condition of approval on a Tentative Tract Map, then the Advisory Agency shall have the authority to make the Tentative Tract Map conditions consistent with the final

decision maker’s action.

E. Standards for Review and Required Findings

In approving a Tentative Tract Map, the Advisory Agency shall find that:

1. The proposed map will be/is consistent with applicable General and Specifc Plani s;

2. The design and improvement of the proposed subdivision are consistent with applicable

General and Specifc Plani s;

3. The site is physically suitable for the proposed type of development;

4. The site is physically suitable for the proposed density of development;

5. The design of the subdivision and the proposed improvements are not likely to cause

substantial environmental damage or substantially and avoidably injure fish or wildlife or their

habitat;

6. The design of the subdivision and the proposed improvements are not likely to cause serious

public health problems;

7. The design of the subdivision and the proposed improvements will not conflict with easements

acquired by the public at large for access through or use of property within the proposed

subdivision; and

8. The design of the proposed subdivision will provide, to the extent feasible, for future passive or

natural heating or cooling opportunities in the subdivision.

F. Scope of Decision

1. General

See Sec. 13A.2.7. (Scope of Decision) .

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2. Time Limit for Final Map Filing

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a. Within 36 months after the approval or conditional approval of the Tentative Tract Map,

the subdivider shall cause the proposed subdivision to be accurately surveyed and a fnal i map prepared and filed with the City Engineer. The failure of a subdivider to file a map with

the City Engineer within that period and to have the map submitted by the City Engineer to the City Clerk within the specified time limit shall automatically terminate and void the

proceedings unless the time is extended by the Advisory Agency or the Appeal Board,

upon appeal from a denial of the extension by the Advisory Agency.

b. The time limit for filing the fnal mapi with the City Engineer and submittal by the City

Engineer of the fnal mapi to the City Council may be extended for a period or periods not

exceeding a total of 72 months.

c. Exception

The term of a tentative tract map approval shall be automatically extended pursuant to

the provisions of California Government Code, Sec. 66452.21, Sec. 66452.22, and Sec.

66452.23 .

3. Disapproval and Subsequent Approval

When the Advisory Agency has disapproved a tentative tract map of a proposed subdivision,

it may subsequently approve a new tentative tract map for the same property if it determines

that arrangements are included to correct the conditions that caused the original disapproval, within the time limits specified in Subdivision 2. (Time Limit for Final Map Filing) above.

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Decision Maker

The Appeal Board and the City Council are the appellate decision makers.

3. Appeal Board

a. Filing

Appeals to the Appeal Board shall be filed in duplicate, in a public office of the Department

of City Planning on forms provided for that purpose within 10 days of the date of mailing

of the written decision of the Advisory Agency and shall be accompanied by the fee

required in Chapter I. (General Provisions and Zoning), Article 9 (Fees) for lots subject to

Chapter I., or Article 15. (Fees) of this Zoning Code (Chapter 1A) for lots subject to this Chapter. No appeal shall be considered filed until the form has been properly completed and all information required by it has been submitted. The completed appeal form and file

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shall then immediately be transmitted to the Appeal Board Secretary for a public hearing

before the Appeal Board.

b. Who May File

The subdivider, the Mayor, any member of the City Council, or any other interested person adversely affected by the proposed subdivision may appeal any action of the

Advisory Agency with respect to the tentative tract map or the kind, nature or extent of the

improvement required to the Appeal Board.

c. Hearing and Notice

i. The Appeal Board, upon notice to the subdivider, the appellant, the Advisory Agency,

and any other parties required to be noticed by Subsection C.3. (Notice; Notice of Public Hearing on Appeal) above, shall hear the appeal within 30 days after it is filed,

unless the time to act is extended by mutual agreement.

ii. At the time established for the hearing, the Appeal Board shall hear the testimony of

the subdivider, the appellant, the Advisory Agency, and any witnesses on their behalf.

The Appeal Board may also hear the testimony of other persons with respect to the

character of the neighborhood in which the subdivision is to be located, the kind,

nature and extent of improvements, the quality or kinds of development to which the

area is best adapted or any other phase of the matter into which the Appeal Board may

desire to inquire.

d. Decision

i. Upon conclusion of the hearing, the Appeal Board shall within 10 days render its

decision on the appeal based upon the testimony and documents produced before it.

ii. The Appeal Board may sustain, modify, reject, or overrule any recommendations or

ruling of the Advisory Agency, and shall make findings consistent with the provisions of

this Section and the Subdivision Map Act.

iii. Failure to timely act is deemed a denial of the appeal. The decision from which the

appeal was taken shall be deemed affirmed and an appeal may be filed and taken to

the City Council.

4. City Council

a. Who May File

The subdivider, the Mayor, any member of the City Council, the Advisory Agency, or any other interested person adversely affected by the proposed subdivision may appeal any

action of the Appeal Board to the City Council.

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b. Filing

City of Los Angeles Zoning Code Chapter 1A

Appeals to the City Council shall be filed in duplicate, in a public office of the Department

of City Planning on the forms provided for that purpose within 10 days of the date of

mailing of the written decision of the Appeal Board and shall be accompanied by the fee

required in Chapter I. (General Provisions and Zoning), Article 9 (Fees) for lots subject to

Chapter I., or Article 15. (Fees) of this Zoning Code (Chapter 1A) for lots subject to this Chapter. No appeal shall be considered filed until the form has been properly completed and all information required by it has been submitted. The completed appeal form and file

shall then immediately be transmitted to the City Clerk for a public hearing before the City

Council.

c. Hearing and Notice

i. The City Council shall hear the appeal within 30 days after it is filed, unless the time

to act is extended by mutual agreement. The Council shall give notice of the hearing

to the subdivider, the appellant, the Appeal Board, the Advisory Agency, and any other

parties required to be noticed by Subsection C.3 (Notice; Notice of Public Hearing on

Appeal) above.

ii. At the time established for the hearing, the Council or its Committee shall hear the

testimony of the subdivider, the appellant, the Advisory Agency, and any witnesses

on their behalf. The City Council may also hear the testimony of other competent

persons with respect to the character of the neighborhood in which the subdivision

is to be located, the kind, nature and extent of improvements, the quality or kinds of

development to which the area is best adapted or any other phase of the matter into

which the City Council may desire to inquire.

d. Decision

i. Upon conclusion of the hearing, the City Council shall within 10 days render its

decision on the appeal based upon the testimony and documents produced before it.

ii. The City Council may sustain, modify, reject, or overrule any recommendations or

ruling of the Appeal Board, and shall make findings consistent with the provisions of

this Section and the Subdivision Map Act.

iii. Failure to timely act is deemed a denial of the appeal. The decision from which the

appeal was taken shall be deemed affirmed. It shall be the duty of the City Clerk to

issue the decision. Note: See California Government Code, Sec. 66452.5 .

H. Modification of Entitlement

1. The Advisory Agency may grant modifications to any of the provisions of Chapter I. (General

Provisions and Zoning), Article 7 (Division of Land Regulations), or Article 11 (Division of

Land) of this Zoning Code (Chapter 1A) on its own initiative or upon recommendation of any

member of the Subdivision Committee whenever the property to be divided is of such size or

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shape, is subject to such title limitations of record, is affected by such topographical location

or subsurface or topographical conditions, is to be devoted to such use, is subject to such

regulation by the provisions of Chapter I. (General Provisions and Zoning), Article 1. (General

Provisions) that it is impractical to conform to the strict application of the requirements of

Chapter I. (General Provisions and Zoning), Article 7 (Division of Land Regulations) to lots

subject to this Chapter, or Article 11 (Division of Land) of this Zoning Code (Chapter 1A) for lots

subject to this Chapter.

2. Such modification may be made by the Advisory Agency prior to its action on the tentative

tract map without specific or written application therefore by the subdivider.

3. After the tentative tract map has been acted upon by the Advisory Agency, however, no

such modification may be granted by the Advisory Agency except upon compliance with the

following requirements:

a. A request for modification shall be submitted by the subdivider in writing, setting forth the

facts relied upon.

b. Such request shall clearly indicate that the modification is reasonably necessary and is in

conformity with the spirit and intent of Chapter I. (General Provisions and Zoning), Article

7 (Division of Land Regulations) for lots subject to Chapter I., or Article 11 (Division of Land)

of this Zoning Code (Chapter 1A) for lots subject to this Chapter, and the Subdivision Map

Act.

4. The actions of the Advisory Agency on a request for a modification after approval of the

tentative tract map may be appealed in the same manner and subject to the same restrictions

which apply to appeals from the action of the Advisory Agency on tentative tract maps.

However, in no event shall such appeals be construed as extending the time limit within which

to record a Final Map.

5. Modification of Conditions

The Advisory Agency is authorized to approve or disapprove requests by a subdivider for minor modifications in the Conditions of Approval for a tentative tract map, but such action shall not extend the time for filing of a fnal mapi with the City Engineer. Such decisions shall be made

in accordance with the provisions of this Section and shall be subject to the same appeal as is

provided for appeals from the decisions of the Advisory Agency on tentative tract maps.

I. Vesting Tentative Map

1. Applicability

Whenever the Subdivision Map Act requires a tentative tract map to be filed, the applicant may choose to file a vesting tentative tract map instead. The City shall not require the filing of

a vesting tentative tract map as a prerequisite to any approval for any proposed subdivision,

permit for construction or work preparatory to construction.

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2. Filing an Application

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a. A vesting tentative tract map shall be filed on the same form and have the same contents,

accompanying data and reports and shall be processed in the same manner as set forth

in this Section for a tentative tract map except as hereinafter provided. At the time a vesting tentative tract map is filed, it shall have printed conspicuously on its face the words “Vesting Tentative Map”. If it is known at the time of filing that an additional approval

(such as a variance or Coastal Development Permit) is necessary, the application for such additional approval shall be filed prior to or simultaneously with the vesting tentative tract

map.

b. At the time a vesting tentative tract map is filed, a subdivider shall provide all information

required in connection with the filing of a tentative tract map by this Code, including the

information required by Chapter I. (General Provisions and Zoning), Sec. 17.06 B. and C.

(Tentative Map and Appeals) .

c. Where the proposed subdivision is in a designated Hillside Area, the Advisory Agency shall

require the filing of a proposed grading plan pursuant to Chapter I. (General Provisions

and Zoning), Sec. 17.05 L. (Design Standards; Grading Plans) for lots subject to Chapter

I., or Section 11.1.3.J. (Subdivision Design Standards; Grading Plans) for lots subject to this Zoning Code (Chapter 1A), and may not waive the requirement to file preliminary

soils report pursuant to Chapter I. (General Provisions and Zoning), Sec. 17.05 U. (Design

Standards; Preliminary Soils Report) for lots subject to Chapter I., or Sec. 11.1.3.Q.

(Subdivision Design Standards; Preliminary Soils Report) for lots subject to this Zoning

Code (Chapter 1A).

d. A subdivider shall also indicate whether the proposed subdivision is in the vicinity of

the Mulholland Scenic Parkway and the dedication of land for such purposes may be

necessary. In addition, if design review of the proposed subdivision is required by the

applicable community or district plan or by a Specifc Plani, the subdivider shall provide the

information necessary for such review. The plan of building envelope shall be submitted,

showing the height, size, number of units and approximate location of buildings, driveways

and any proposed exterior garden walls.

3. Expiration

The approval or conditional approval of a vesting tentative tract map expires at the end of the

same time period, and is subject to the same extensions established by Subsection F. (Scope

of Decision) of this Section for the expiration and extension of the approval or conditional

approval of a tentative tract map.

4. Development Rights

a. The approval or conditional approval of a vesting tentative tract map shall confer:

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i. A vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect on the date the application is deemed

complete; and

ii. With the conditions of approval imposed and specifically enumerated by the Director,

including the submittal of a detailed grading plan under an approved grading permit

prior to recordation of the fnal mapi .

b. These development rights do not include exemptions from subsequent changes in the

Building and Safety and Fire regulations ( Chapter V. and Chapter IX. of this Code) and

policies and related standards.

c. A permit, approval, extension, or entitlement of a vesting tentative tract map may be

conditioned or denied if the Advisory Agency, or the Appeal Board or the City Council on

appeal, determines:

i. A failure to do so would place the occupants of the subdivision or the immediate

community, or both, in a condition dangerous to their health or safety, or both; or

ii. The condition or denial is required in order to comply with state or federal law.

d. The rights conferred by a map approved or conditionally approved pursuant to this Section

expire if a fnal mapi is not recorded prior to the expiration of the vesting tentative tract

map as provided in Subdivision 3. (Expiration) above. If the fnal mapi is recorded, the rights conferred by this Section are effective for the following time period:

i. An initial time period of two years beyond the recording of the fnal mapi . Where

several fnal mapi s are recorded on various phases of a project covered by a single

vesting tentative tract map, this initial time period begins for each phase when the fnal i

map for the phase is recorded. Note: See California Government Code, Sec. 66498.5 .

ii. The initial time period set forth in Subparagraph i. above is automatically extended by

any time used thereafter by the City to process a complete application for a grading

permit or for design or architectural review, if that time exceeds 30 days, from the date a complete application for that permit or review is filed.

iii. A subdivider may apply to the Advisory Agency for a one-year extension at any time

before expiration of the initial time period set forth in Subparagraph i. above. Denial

of the time extension may be appealed to the City Council within 15 days by the

subdivider.

iv. If the subdivider submits a complete application for a building permit during the

periods of time specified in Subparagraphs i.-iii. above, the rights conferred by this

Section continue until that permit expires.

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e. Consistent with Paragraph a. and Paragraph b. above, an approved or conditionally

approved vesting tentative tract map does not limit the City from imposing reasonable

conditions on subsequently required approvals or permits necessary for the development

and authorized by the ordinances, policies, and standards described in Paragraph a. and

Paragraph b. above.

f. If the ordinances, policies, or standards described in Paragraph a. and Paragraph b. above

are changed subsequent to the approval or conditional approval of a vesting tentative tract

map:

i. The subdivider, or his or her assignee, at any time prior to the expiration of the vesting

tentative tract map, may apply for an amendment to the vesting tentative tract map to

secure a vested right to proceed with the changed ordinances, policies, or standards.

ii. An application shall clearly specify the changed ordinances, policies, or standards for

which the amendment is sought. In addition, such application shall conform to the provisions relating to modifications of tentative tract maps set forth in Subsection H. (Modification of Entitlement) above.

5. Development inconsistent With Zoning – Conditional Approval

a. Whenever a subdivider files a vesting tentative tract map for a subdivision whose intended

development is inconsistent with this Chapter or Chapter I. (General Provisions and

Zoning) of this Code in existence at that time, that inconsistency shall be noted on the

map.

b. The City may deny the vesting tentative tract map or approve it conditioned on the

subdivider obtaining the necessary change in this Chapter or Chapter I. (General Provisions

and Zoning) of this Code to eliminate the inconsistency. If the change in this Chapter

or Chapter I. (General Provisions and Zoning) of this Code is obtained, the approved or

conditionally approved vesting tentative tract map shall confer the vested right to proceed

with the development (superseding Paragraphs a. and b. above) in substantial compliance

with the change in this Chapter or Chapter I. (General Provisions and Zoning) of this Code,

as approved.

c. The rights conferred by this Subdivision continue for the time periods set forth in

Subdivision 4.d. (Development Rights) above.

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A. Applicability

This Section applies to the approval of a fnal mapi after a tentative

tract map is approved.

B. Initiation

1. A fnal mapi is filed with the City Engineer in compliance with

the provisions of Chapter I. (General Provisions and Zoning),

Article 7 (Division of Land Regulations) for lots subject to

Chapter I., or Article 11 (Division of Land) of this Zoning Code

(Chapter 1A) for lots subject to this Chapter. Final maps shall

conform substantially to the approved tentative tract map.

2. When a fnal mapi covers only a portion of the property

shown on the tentative tract map, it shall be submitted to the

Advisory Agency for its approval prior to submission to the

City Engineer.

C. Notice

1. Notice of Public Hearing

There is no public hearing required for a fnal mapi, and

therefore no notice of a public hearing is required.

D. Decision

1. Decision Maker

The City Council is the decision maker.

2. City Engineer Certification

City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.4. Final Tract Map

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APPROVE

OR DENY

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a. In addition to the certificates required by the Subdivision Map Act, the City Engineer shall

certify that the subdivision substantially conforms to the approved tentative tract map, and

the required public improvements have been installed or agreed to be installed.

b. If any portion of a subdivision is located in a Hillside Area, it shall not be certified by the

City Engineer until the Superintendent of Building submits a report that the Hillside Area is

or will be graded in accordance with approved plans as required by Chapter IX. (Building

Regulations), Article 1. (Buildings [Building Code]) of this Code, and that the applicant has

entered into an agreement to provide the necessary grading.

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3. City Council Acceptance

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After the City Engineer certifies the fnal mapi in any offers of dedication, the City Council will

approve or disapprove the fnal mapi in accordance with California Government Code, Sec.

66458 .

E. Standards for Review and Required Findings

1. The fnal mapi shall be accepted by the City Council provided:

a. The necessary improvements as set forth in the approval of the tentative tract map have

been installed and approved by the City, or provided the subdivider submits satisfactory

improvement plans together with the necessary guarantee that the improvements will be

installed.

b. The required map checking fees have been paid by the subdivider.

c. All checking has been completed by the various departments and public agencies.

d. Taxes, liens and special assessments have been paid, or such payment guaranteed.

2. Park and Recreation Site Acquisition and Development Provisions

No final subdivision map shall be approved, nor shall it be recorded, unless land within the

subdivision has been dedicated to the City of Los Angeles for park or recreational purposes or

the park and recreation impact fee has been paid pursuant to Chapter I. (General Provisions

and Zoning), Sec. 12.33 (Park Fees and Land Dedication) for lots subject to Chapter I., or

Div. 10.4. (Parks Fees & Dedications) of this Zoning Code (Chapter 1A) for lots subject to this

Chapter.

F. Scope of Decision

1. The Advisory Agency may refuse to approve the recording of any such map that does not by

itself provide adequate or satisfactory access, design, or improvements.

2. The City Engineer may refuse to approve the recording of a fnal mapi covering only a portion

of a tentative tract map, when in the process of checking the fnal mapi, he determines that it

will not be feasible from an engineering standpoint to construct satisfactory improvements in

the reduced area, unless additional street or easement dedications and improvements beyond

the boundaries of the fnal mapi are provided.

3. No fnal mapi shall be recorded until the required improvements are installed or suitably

guaranteed to be installed.

G. Appeals

There is no appeal.

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H. Modification of Recorded Final Tract Map

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1. In addition to amendments to fnal mapi s authorized by California Government Code, Sec.

66469 (Correction and Amendment of Maps), after a fnal mapi is filed with the Los Angeles

County Recorder, such recorded map, including the conditions of approval thereof, may be modified pursuant to the provisions of this Section . The provisions of this Section are not applicable to certificates of correction or amending maps filed pursuant to California

Government Code, Sec. 66469 (Correction and Amendment of Maps) .

2. Applications for certificates of correction or amending maps filed pursuant to this Section may

be filed with the Advisory Agency. The filing and processing of such applications, including

appeals, shall conform to the provisions of Sec. 13B.7.3. (Tentative Tract Map) relating to the filing and processing of modifications of tentative tract maps.

a. In addition to such requirements, a public hearing shall be held by the Advisory Agency

and 10 days notice thereof shall be published in a newspaper of general circulation and

mailed to the applicant and to the owners of all property located within 500 feet of the

subdivision (as shown on records of the City Engineer and on the records of the County

Assessor for property located outside of the City of Los Angeles).

b. Written notice shall also be mailed to residential, commercial and industrial occupants

of all property, within 500 feet of the exterior boundaries of the property involved. This

requirement can be met by mailing such notice to “occupant”. This notice shall also

conform to the requirements of California Government Code, Sec. 66451.3 .

c. Notice of the public hearing shall be posted, by the applicant, in a conspicuous place on

the property involved at least 10 days prior to the date of the public hearing.

d. Consideration of and action on such applications shall be limited to the proposed

modifications.

3. No such modification or amending map may be approved unless the Advisory Agency, or the

City Planning Commission or City Council on appeal finds each of the following:

a. That there are changes in circumstances which make any or all of the conditions of such

map no longer appropriate or necessary;

b. That the modifications do not impose any additional burden on the present fee owner of

the property;

c. That the modifications do not alter any right, title or interest in the real property reflected

on the recorded map;

d. That the map and conditions as modified conform to the provisions of California

Government Code, Sec. 66474 and this Code; and

e. That the decision maker has given consideration, among other factors, to the effects of

the modifications on surrounding properties.

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4. Modifications and amending maps shall be governed by the following limitations.

a. No modifications involving increases in density shall be allowed which would change

the density of a subdivision as approved on appeal by the City Planning Commission or

the City Council, where such density was the subject of the appeal to the City Planning

Commission or the City Council.

b. Modifications involving increases in density over that originally approved by the Advisory

Agency in approving the tentative tract map shall be limited as follows:

i. For subdivision of fewer than 10 lots or dwelling units, any density increase shall be

limited to one lot or dwelling unit; and

ii. For subdivisions containing 10 or more lots or dwelling units, any increase shall be

limited to not more than 10 percent of that originally approved.

c. Modifications involving either increase in the height of structures, or in the elevation of

building pads where the elevation of such pads has been specified by the Advisory Agency,

shall be limited as follows:

i. An increase in the height of structures of not more than 10 percent above the

approved height of such structures;

ii. An increase in the elevation of building pads of not more than five feet above the

approved elevation of such pads; or

iii. Any such increase in height or elevation shall not obstruct the view from surrounding

properties. A greater increase in the elevation of building pads may be approved if such

increase has been determined to be necessary for health and safety reasons by the

Department of Building and Safety.

d. No modifications shall be permitted which violate the intent of any of the original

conditions of the Tract Map approval as that intent is expressed in the findings or otherwise

by the decision maker.

5. An amending map or certificate of correction shall be recorded with the Los Angeles

County Recorder in the manner specified in California Government Code, Sec. 66472 . If the modification of one or more conditions does not require an amending map or certificate of correction, the approval of the modification shall be evidenced in a letter mailed to the subdivider and made a part of the subject tract file.

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A. Applicability

1. This Section applies to parcel maps. No land shall be

separated in ownership or otherwise divided into two, three,

or four parcels or condominiums, and no such divided parcel

or condominium shall be separately maintained unless the

division conforms to that shown on a parcel map which has

been approved by the Advisory Agency and recorded with the

Los Angeles County Recorder.

2. This Section does not apply to divisions of land that are

exempt from the Subdivision Map Act. Reference: See

California Government Code, Sec. 66412 .

3. Waiver of Parcel Map

a. The Advisory Agency may waive parcel maps required by

City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.5. Preliminary Parcel Map

1 Initiation

this Division if the proposed division of land complies with

all applicable requirements established by the Subdivision

Map Act ( California Government Code, Sec. 66410 et

seq. ) or this Code as to area, improvement and design,

APPROVE

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floodwater drainage control, appropriate improved public DENY

roads, sanitary disposal facilities, water supply availability,

environmental protection, and other requirements of the

APPEAL AVAILABLE

Subdivision Map Act or this Code, provided that in waiving

such a Parcel Map, the Advisory Agency may receive a preliminary parcel map.

APPROVE

OR DENY

APPEAL AVAILABLE

b. A request for a waiver of a parcel map shall be submitted by the subdivider in a form

acceptable to the Advisory Agency. Notice of the action of the Advisory Agency upon such a request shall be given to the subdivider and to all persons to whom notification of the

preliminary parcel map is required by law. The Advisory Agency action on a request for a

waiver of a Parcel Map may be appealed in accordance with the provisions of Sec. 13B.7.8.

(Subdivision Appeal) . Provided that in overruling an Advisory Agency denial of such a request for a waiver of a parcel map, the Appeal Board shall make the findings required by

Subdivision 3.a. (Waiver) above.

B. Initiation

An application for a preliminary parcel map, including all required materials, is filed with the

Department.

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C. Notice

1. Notice of Public Hearing

City of Los Angeles Zoning Code Chapter 1A

a. The following notice is required for the public hearing on the initial decision by the

Advisory Agency:

2. Notice of Public Hearing — Condominium and Stock Cooperative Notice

a. The following provisions apply only to cases where property is proposed for subdivision

into condominiums, stock cooperatives, or community apartments, whether by new

construction or by conversion of an existing building. In these cases, notice of the public

hearing shall also be given to tenants as provided in this Subdivision .

b. The following notice is required for the public hearing on the initial decision by the

Advisory Agency:

c. In addition to the notice provisions for the public hearing, additional notice requirements

may apply pursuant to: Chapter I. (General Provisions and Zoning), Sec. 12.95.2

(Conversion Projects: Residential) and Sec. 12.95.3 (Conversion Projects: Commercial/

Industrial) of this Code; or Div. 11.5. (Condominiums, Community Apartments, & Stock

Cooperatives) of this Chapter, as applicable.

d. Notice of Subdivision Approval

i. The subdivider shall give written notice of any subdivision approval to at least one

tenant in each rental unit on the property within 30 days of the approval.

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ii. The subdivider or record owner of the property for which a subdivision application

is pending or approved shall give notice of that fact to any prospective tenant of the

property before entering into any written or oral rental agreement with the prospective

tenant.

iii. This Subdivision may be enforced through a preliminary parcel map condition or a

covenant running with the land.

3. Notice of Public Hearing on Appeal

a. The following notice is required for the public hearing on the appeal by the Appeal Board:

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) .

2. Decision Maker

The Advisory Agency is the initial decision maker.

3. Public Hearing

a. Upon receipt of a complete application, the Advisory Agency shall set the matter for

public hearing at which evidence shall be taken, giving notice in the manner specified in

Subsection C. (Notice) above.

b. The Advisory Agency may waive the public hearing required in this Section if the applicant

submits with the application the written approval of the owners of all properties abutting,

across the street or alley from, and/or having a common corner with the parcel map.

4. Recommendation of Other Agencies

a. Upon receipt and acceptance of a properly prepared map, together with sufficient copies

for appropriate City agencies, the Planning Department shall immediately forward copies

to the City Engineer and, if in a Hillside Area, the Superintendent of Building for a report

and recommendation.

b. The City Engineer and the Superintendent of Building shall make their reports within 21

days after the map is transmitted to them. If a geologic and soils engineering report is required for lots subject to Chapter I. and as specified in Chapter I. (General Provisions

Sec. 13B.7.5. (Preliminary Parcel Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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and Zoning), Sec. 17.51 C. (Additional Reports), they shall make their reports within 35 days

after the subject geologic and soils report is received. Sec. 11.4.4. (Preliminary Parcel Map

Review Considerations) of this Zoning Code (Chapter 1A) applies to lots subject to this

Chapter.

c. The Advisory Agency shall not take final action on any Preliminary Parcel Map until:

i. The Advisory Agency receives the City Engineer’s report, and a report from the

Superintendent of Building if the proposed Preliminary Parcel Map is in a Hillside

Grading Area; or

ii. Until the expiration of the applicable period.

d. A copy of the preliminary Parcel Map shall be forwarded to the Chief Engineer of the Fire

Department for report and recommendation to the Director. The Chief Engineer shall

submit the report within seven days after the map is transmitted. Said report shall indicate

whether the designated areas in which buildings are to be erected on each proposed

parcel or lot, as shown on said map are less than 1,000 feet from a Los Angeles City Fire Department fire hydrant, said distance to be measured along a route providing reasonable access for the laying of fire hoses in an emergency, or whether adequate alternative fre i

protection exists or is in the process of being provided for said parcel or lots.

5. Action of Advisory Agency

a. The Advisory Agency shall review and either approve, conditionally approve or disapprove

the map within 30 days after map is filed, or within additional time as mutually agreed

upon in writing by the applicant and the Advisory Agency.

b. If geology and soils reports are required as specified in Chapter I. (General Provisions and

Zoning), Sec. 17.51 C. (Filing of Preliminary Parcel Maps; Additional Reports) on lots subject

to Chapter I., the Advisory Agency shall act within 44 days after the subject geologic and

soils reports are submitted by the applicant or within additional time as mutually agreed

upon in writing by the applicant and the Director. Sec. 11.4.4. (Preliminary Parcel Map

Review Considerations) of this Zoning Code (Chapter 1A) applies to lots subject to this

Chapter.

c. If the Advisory Agency refers a matter back to an agency as provided for in Subdivision 6.c.

(Modification of Requirements) below, the time limits for action by the Advisory Agency are

automatically extended for seven days.

d. Dedication

i. When the Advisory Agency determines that the proposed Parcel Map complies with

all the provisions of the parcel map regulations of Chapter I. (General Provisions and

Zoning), Article 7 (Division of Land Regulations) for lots subject to Chapter I., or Article

11 (Division of Land) of this Zoning Code (Chapter 1A) for lots subject to this Chapter,

and no dedication or improvement is required, it shall approve the map.

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ii. When a dedication or improvement is required, the Advisory Agency may approve the

proposed Parcel Map subject to the conditions for dedications as described in Chapter

I. (General Provisions and Zoning), Sec. 17.53 C. (Approval of Preliminary Parcel Map

Standards of Review; Conditions of Approval) for lots subject to Chapter I., or Sec.

11.4.4. (Preliminary Parcel Map Review Considerations) of this Zoning Code (Chapter

1A) for lots subject to this Chapter, being complied with to the satisfaction of the City

Engineer.

e. Disapproval

If the Preliminary Parcel Map is disapproved, the disapproval shall be in writing, shall set

forth the reasons and clearly indicate where the proposed Parcel Map would contradict

any of these regulations, and shall be transmitted to the subdivider.

6. Modification of Requirements

a. The Advisory Agency may modify or waive any dedication or improvement requirements, if

it determines such action is in the public interest.

b. The Advisory Agency may modify or waive the application of the Design Standards for

Streets and Alleys and the improvements required by this Section and Chapter I. (General

Provisions and Zoning), Sec. 17.05 (Design Standards) for lots subject to Chapter I., or Sec.

11.1.3. (Subdivision Design Standards) of this Zoning Code (Chapter 1A) for lots subject to this Chapter, when it finds that their strict application would result in practical difficulties

or unnecessary hardships inconsistent with the general purposes and intent of these

regulations.

c. Before approving the omission of any of the above requirements, the Advisory Agency

shall refer the matter back to the agency, which originally recommended the requirement,

and to any other involved agency for further report, with a statement of the reasons for its

omission.

d. The Advisory Agency may not waive any mandatory requirements relating to public health

or safety recommended by other officials or departments in the exercise of their duties

prescribed by law.

e. Where the Advisory Agency elects to modify or waive requirements it shall do so within the

time limit established in Subdivision 5. (Action of Advisory Agency) above. The modification

or waiver shall be consistent with the intent of these parcel map regulations.

7. Condition Consistency

If the City Council imposes a condition as part of an action on a related application that differs

from a condition of approval on a Preliminary Parcel Map, then the Advisory Agency may make

the Parcel Map conditions consistent with the City Council action.

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8. Transmittal

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A copy of the determination shall be mailed to the applicant, and to the owners of all

properties abutting, across the street or alley from, or having a common corner with the subject property and/or to all persons who have filed written requests for notice with the

Advisory Agency.

E. Standards for Review and Required Findings

In approving a Preliminary Parcel Map, the Advisory Agency shall find that:

1. The proposed map will be/is consistent with applicable General and Specifc Plani s;

2. The design and improvement of the proposed subdivision are consistent with applicable

General and Specifc Plani s;

3. The site is physically suitable for the proposed type of development;

4. The site is physically suitable for the proposed density of development;

5. The design of the subdivision and the proposed improvements are not likely to cause

substantial environmental damage or substantially and avoidably injure fish or wildlife or their

habitat;

6. The design of the subdivision and the proposed improvements are not likely to cause serious

public health problems;

7. The design of the subdivision and the proposed improvements will not conflict with easements

acquired by the public at large for access through or use of property within the proposed

subdivision; and

8. The design of the proposed subdivision will provide, to the extent feasible, for future passive or

natural heating or cooling opportunities in the subdivision.

F. Scope of Decision

1. General

a. See Sec. 13A.2.7 (Scope of Decision) .

b. No building permit shall be issued, and no building or structure shall be constructed,

altered or maintained on any land, which has been separated in ownership or otherwise

divided into two to four parcels in violation of the provisions of this Section, unless a parcel

map is recorded with the Los Angeles County Recorder. All conditions of approval shall be

completed prior to recording the Parcel Map.

c. Neither the approval or conditional approval of any parcel map shall constitute or waive

compliance with any other applicable provision of this Code, nor shall any such approval

authorize or be deemed to authorize a violation or failure to comply with other applicable

provisions of this Code.

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2. Time Limit for Final Map Filing

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a. Within 36 months after the approval or conditional approval of the Preliminary Parcel Map,

the subdivider shall cause the proposed subdivision to be accurately surveyed and a fnal i map prepared and filed with the City Engineer. The failure of a subdivider to file a map with

the City Engineer within that period and to have the map submitted by the City Engineer to the City Clerk within the specified time limit shall automatically terminate and void the

proceedings unless the time is extended by the Advisory Agency or the Appeal Board,

upon appeal from a denial of the extension by the Advisory Agency.

b. The time limit for the submittal by the City Engineer of the fnal mapi to the City Council

may be extended for a period or periods not exceeding a total of 72 months.

c. Exception

The term of a Preliminary Parcel Map approval shall be automatically extended pursuant to

the provisions of California Government Code, Sec. 66452.21, 66452.22, and 66452.23 .

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Subdivision Appeal

The action of the Advisory Agency may be appealed in accordance with Sec. 13B.7.8.

(Subdivision Appeal) .

H. Modification of Entitlement

1. The Advisory Agency may grant slight modifications to a Preliminary Parcel Map upon its own

initiative or upon a request from a subdivider.

2. The modifications may be granted where it is impractical to conform to the strict application

of the requirements of this Article for one or more of the following reasons relating to the

property:

a. Its size or shape;

b. Title limitations of record;

c. Topographical location or conditions, or subsurface conditions;

d. The specific intended use; or

e. The application of provisions of Chapter I. (General Provisions and Zoning), Article 1.

(General Provisions) for lots subject to Chapter I., or the application of this Zoning Code

(Chapter 1A) for lots subject to this Chapter.

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3. A request for slight modification shall be submitted in a form acceptable to the Advisory

Agency.

4. Notice of the action of the Advisory Agency shall be given to the subdivider and to all persons

to whom notification of the preliminary parcel map is required by law.

5. The Advisory Agency action on a slight modification request may be appealed in accordance

with the provisions of Sec. 13B.7.8. (Subdivision Appeal) .

6. The action of the Advisory Agency on a slight modification or an appeal from that action shall

not extend the time for recording a parcel map with the Los Angeles County Recorder.

I. Vesting Parcel Map

A vesting preliminary parcel map may be filed pursuant to the provisions of Sec. 13B.7.3.I. (Tentative

Tract Map; Vesting Tentative Map) .

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

A. Applicability

This Section applies to the approval of a fnal mapi after a

preliminary parcel map is approved.

B. Initiation

A fnal mapi shall be prepared and filed with the City Engineer in

compliance with the provisions of Chapter I. (General Provisions

and Zoning), Article 7 (Division of Land Regulations) for lots

subject to Chapter I., or Article 11 (Division of Land) of this Zoning

Code (Chapter 1A) for lots subject to this Chapter. Said map shall

conform substantially to the approved preliminary parcel map, or the approved tentative map, which was filed pursuant to the

requirements contained in Chapter I. (General Provisions and

Zoning), Sec. 17.50 (Parcel Maps - General Provisions) for lots

subject to Chapter I., or Div. 11.4 (Parcel Maps) of this Zoning

Code (Chapter 1A) for lots subject to this Chapter.

C. Notice

1. Notice of Public Hearing

There is no public hearing required for a fnal mapi, and

therefore no notice of a public hearing is required.

D. Decision

1. Decision Maker

The City Council is the decision maker.

2. Certification by City Engineer

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City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.6. Final Parcel Map

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Within 20 days after receiving the parcel map, the City Engineer shall examine it for the survey information shown thereon, and if satisfied that it is technically correct, shall certify the map in

accordance with the provisions of the Subdivision Map Act.

3. City Council Acceptance

After the City Engineer certifies the parcel map in any offers of dedication, the City Council

will approve or disapprove the fnal mapi in accordance with California Government Code, Sec.

66458 (Final Maps) .

E. Standards for Review and Required Findings

1. The fnal mapi shall be accepted by the City Council provided that:

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Sec. 13B.7.6. (Final Parcel Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

City of Los Angeles Zoning Code Chapter 1A

a. The necessary improvements and grading or retaining structure construction, as set forth

in the approval of the preliminary parcel map, have been installed and approved by the

City, or provided the subdivider executes an Improvement Agreement and submits or

agrees to submit:

i. Improvement plans;

ii. Satisfactory grading or construction plans, where grading or construction of an

engineered retaining structure is required in Hillside Areas; and

iii. Improvement Securities, warranty guarantees, and labor and material payment

securities in accordance with provisions of Chapter I. (General Provisions and Zoning),

Sec. 17.08 G. (Improvements) for lots subject to Chapter I., or Sec. 11.3.3. (Subdivision

Improvements) of this Zoning Code (Chapter 1A) for lots subject to this Chapter.

b. All approvals have been obtained from City departments and other public agencies; and

c. Any special assessment or bond required to be paid or guaranteed pursuant to Subdivision

Map Act, Sec. 66493(c) has been paid in full, or such payment has been guaranteed.

2. Park and Recreation Site Acquisition and Development Provisions

No final subdivision map shall be approved, nor shall it be recorded, unless land within the

subdivision has been dedicated to the City for park or recreational purposes or the park and

recreation impact fee has been paid pursuant to Chapter I. (General Provisions and Zoning)

Sec. 12.33 (Park Fees and Land Dedication) for lots subject to Chapter I., or Div. 10.4 (Parks

Fees and Dedications) of this Zoning Code (Chapter 1A) for lots subject to this Chapter.

F. Scope of Decision

Each approved parcel map recorded with the Los Angeles County Recorder shall contain the

following statement: “The approval of this Parcel Map shall not be construed as having been

based upon geological investigation such as will authorize the issuance of building permits on the

subject property. Such permits will be issued only at such time as the Department of Building and

Safety has received such topographic maps and geological reports as it deems necessary to justify

the issuance of such building permits.”

G. Appeals

There is no appeal.

H. Modification of Recorded Final Parcel Map

1. In addition to amendments to parcel maps authorized by California Government Code, Sec.

66469 (Correction and Amendment of Maps), after a parcel map is filed with the Los Angeles

County Recorder, such recorded map, including the conditions of approval thereof, may

Sec. 13B.7.6. (Final Parcel Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

City of Los Angeles Zoning Code Chapter 1A

be modified pursuant to the provisions of this Section . The provisions of this Section are not applicable to certificates of correction or amending maps filed pursuant to California

Government Code, Sec. 66469 (Correction and Amendment of Maps) .

2. Applications for certificates of correction or amending maps filed pursuant to this Section

may be filed with the Advisory Agency. The submittal of an application and processing of such

applications shall conform to the provisions of Sec. 13B.7.5. (Preliminary Parcel Maps) relating to the filing and processing of modifications of preliminary parcel maps.

a. The public notice and hearing shall conform to the provisions of Sec. 13B.7.3. (Tentative

Tract Maps) . The decision of the Advisory Agency may be appealed in accordance with

the applicable provisions of Sec. 13B.7.8 (Subdivision Appeal) of this Code relating to the

appeal of preliminary parcel maps.

b. Consideration of and action on such applications shall be limited to the proposed

modifications.

3. No such modification or amending map may be approved unless the Advisory Agency, or the

Appeal Board or City Council on appeal, finds each of the following:

a. That there are changes in circumstances which make any or all of the conditions of such

map no longer appropriate or necessary;

b. That the modifications do not impose any additional burden on the present fee owner of

the property;

c. That the modifications do not alter any right, title or interest in the real property reflected

on the recorded map;

d. That the map and conditions as modified conform to the provisions of California

Government Code, Sec. 66474 and of this Code; and

e. That the decision maker has given consideration, among other factors, to the effects of

the modifications on surrounding properties.

4. Modifications and amending maps shall be governed by the following limitations.

a. No modifications involving increases in density shall be allowed which would change the

density of a parcel map as approved on appeal by the Appeal Board or the City Council,

where such density was the subject of the appeal to the Appeal Board or the City Council.

b. Modifications involving increases in density shall not exceed the following:

i. For subdivision of fewer than 10 lots or dwelling units, any density increase shall be

limited to one lot or dwelling unit; and

ii. For subdivisions containing 10 or more lots or dwelling units, any increase shall be

limited to not more than 10 percent of that originally approved.

Sec. 13B.7.6. (Final Parcel Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

City of Los Angeles Zoning Code Chapter 1A

c. Modifications involving either increase in the height of structures, or in the elevation of

building pads where the elevation of such pads has been specified by the Advisory Agency,

shall be limited as follows:

i. An increase in the height of structures of not more than 10 percent above the

approved height of such structures;

ii. An increase in the elevation of building pads of not more than five feet above the

approved elevation of such pads; or

iii. Any such increase in height or elevation shall not obstruct the view from surrounding

properties. A greater increase in the elevation of building pads may be approved if such

increase has been determined to be necessary for health and safety reasons by the

Department of Building and Safety.

d. No modifications shall be permitted which violate the intent of any of the original

conditions of the parcel map approval as that intent is expressed in the findings or

otherwise by the decision maker.

5. An amending map or certificate of correction shall be recorded with the Los Angeles County

Recorder in the manner specified in California Government Code, Sec. 66472 (Correction and Amendment of Maps) . If the modification of one or more conditions does not require an amending map or certificate of correction, the approval of the modification shall be evidenced in a letter mailed to the subdivider and made a part of the subject parcel map file.

Sec. 13B.7.6. (Final Parcel Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

A. Applicability

1. This Section applies to the platting and division of land as lots

or building sites, which are contiguous or adjacent to private

road easements.

2. As to a lot or building site described in Subdivision 1. above, a

Private Street Map must be approved before a building permit

is issued.

3. This Section does not apply if the property is part of an

application to approve a Parcel Map or Tract Map.

B. Initiation

An application for a Private Street Map is filed with the

Department.

C. Notice

The Director shall give notice consistent with the provisions of

Sec. 13B.7.3.C. (Tentative Tract Map; Notice) .

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) .

2. Decision Maker

a. The Director is the initial decision maker.

City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.7. Private Street Map

1 Initiation

APPROVE

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b. All private street maps and all prints or copies of maps as required in this Section shall be

submitted to the Director for approval.

3. Referral

a. The Director shall not act on any Private Street Map until the City Engineer, the

Department of Building and Safety, the Fire Department and the Department of Water and Power file their reports on the application.

b. Reports from the Departments shall be submitted to the Director within 30 days of the

date they receive a request for the reports.

Sec. 13B.7.7. (Private Street Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

4. Public Hearing

City of Los Angeles Zoning Code Chapter 1A

a. Upon receipt of a complete application, the Director shall set the matter for public hearing

at which evidence shall be taken, giving notice in the manner specified in Subsection C.

(Notice) of this Section .

b. The Director may waive the public hearing required in this Section if the applicant submits

with the application the written approval of all owners of properties adjacent or gaining

access from the private street. No appeal hearing shall be waived.

c. With respect to private streets not set for public hearing, a copy of the determination shall

be mailed to the applicant, and to the owners of properties adjacent or gaining access from the private street and to all persons who file written requests for notice with the

Department.

5. Decision

a. Within 40 days after the application is deemed complete, the Director shall approve,

conditionally approve, or disapprove the map.

b. The Director shall transmit its decision on the private street to the applicant in writing.

c. Any of the time limits specified in this Section may be extended by mutual consent of the

applicant and the Director or the Appeal Board, as the case may be.

E. Standards for Review and Required Findings

1. General

The following standards apply to approval of a Private Street Map:

a. The private streets comply with Chapter I. (General Provisions and Zoning), Article 8

(Private Street Regulations) for lots subject to Chapter I., or Div. 10.3. (Private Street

Regulations) of this Zoning Code (Chapter 1A) for lots subject to this Chapter;

b. Adequate and safe vehicular access to the property exists from a public street over a

private street for police, fire, sanitation and public service vehicles;

c. An adequate water supply is available for domestic and firefighting purposes;

d. An approved method of sewage disposal is available;

e. The lot or building site is graded and engineered in accordance with the grading

regulations of the City as set forth in Chapter IX. (Building Regulations), Article 1. (Buildings

[Building Code]) of this Code; and

f. Any proposed name of a private street is approved by the City Engineer. The proposed

street name shall not create confusion, be misleading, be unduly long, or carry connotations offensive to good taste and decency.

Sec. 13B.7.7. (Private Street Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

2. Offer to Dedicate Easements

City of Los Angeles Zoning Code Chapter 1A

a. Where it is necessary to acquire public easement rights, the Director may require an offer

to dedicate easement.

b. The offer shall be properly executed by all parties having a record interest, including

beneficiaries under deeds of trust, as shown by a current preliminary title report. The title

report shall be prepared by a title company approved by the Bureau of Engineering for that

purpose. The report shall be furnished by the applicant.

c. The offer shall:

i. Be on a form approved by the City Attorney and the City Engineer;

ii. Binding on the owner and its heirs, assigns or successors in interest;

iii. Continue until the City Council accepts or rejects it;

iv. Shall provide that the dedication is complete upon the acceptance by the City Council;

v. The Advisory Agency shall approve or disapprove the offer for recordation within 10

days after it is filed;

vi. The offer shall be recorded with the Los Angeles County Recorder upon its approval by

the Director; and

vii. The recorded offer shall be promptly presented and processed by the City

Departments concerned and submitted to the City Council, in order to complete the dedication within the earliest possible time. If the offer is rejected by the City Council, the Bureau of Right of Way and Land shall issue a release from such offer which shall

be recorded with the Los Angeles County Recorder. When said Bureau approves the offer to dedicate, it shall notify the City Engineer.

F. Scope of Decision

1. No building permits shall be issued for the erection of buildings on lots or building sites which

are contiguous or adjacent to private streets or private road easements unless the following

requirements have been met:

a. That the Private Street Map shall have been duly approved and written findings made as to

the conditions of approval thereof.

b. That the Director shall certify to the Department of Building and Safety that the conditions,

if any, required by said written findings have been fulfilled in a satisfactory manner and that

a permit may be issued.

Sec. 13B.7.7. (Private Street Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

City of Los Angeles Zoning Code Chapter 1A

2. The private street approval shall be void unless all conditions of approval are completed or

fulfilled within six years from the date of approval, except that grading and improvement conditions are fulfilled if the required work is begun during that time limit and diligently carried

on to completion.

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Decision Maker

The Appeal Board is the appellate decision maker.

3. Filing

a. An applicant or any other person aggrieved by the Director’s initial decision may file an

appeal to the Appeal Board.

b. The appeal shall be filed within 15 days after Director’s decision is mailed.

4. Decision

a. The Appeal Board shall consider the appeal within 30 days after the 15-day appeal period

expires.

b. Within 14 days after the appeal is considered, the Appeal Board shall affirm, modify, or

reverse the action or determination. The action of the Appeal Board shall be final.

H. Modification of Entitlement

The Director or the Board on appeal from a determination of the Advisory Agency, after a

recommendation from the Board of Public Works, or the Department of Water and Power, or in the exercise of sound, reasonable judgment, may grant modifications from the requirements of

Chapter I. (General Provisions and Zoning), Article 8 (Private Street Regulations) for lots subject to

Chapter I., or Div. 10.3. (Private Street Regulations) of this Zoning Code (Chapter 1A) for lots subject to this Chapter, only if the modifications are necessary because of the size, use, physical or other

conditions or private road easement or the property contiguous or adjacent thereto.

Sec. 13B.7.7. (Private Street Map) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

A. Applicability

1. Each Section of this Division either establishes an appeals

process, or indicates that an appeal is not available. This

Section supplements those Sections. The appeal processes

established for an individual procedure supersede this Section

to the extent that they are inconsistent.

2. An applicant or any other person claiming to be aggrieved

by an action or determination of the Advisory Agency with respect to a Preliminary Parcel Map, certificate or conditional certificate of compliance pursuant to California Government

Code, Sec. 66499.35 (Remedies) or an exemption from the

Parcel Map regulations pursuant to Sec. 13B.7.2 (Parcel Map

Exemption/Lot Line Adjustment) may appeal to the Appeal

Board for a public hearing.

B. Initiation

1. An application for a Subdivision appeal is filed with the

Department.

2. Appeals must be filed within a period of 15 days after the date

the initial decision was made.

City of Los Angeles Zoning Code Chapter 1A

Sec. 13B.7.8. Subdivision Appeal

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3. The appeal is not considered filed unless and until the form is properly completed and all

required information is submitted.

C. Notice

1. Notice of Public Hearing on Appeal

a. The following notice is required for the public hearing on the appeal to the Appeal Board:

D. Decision

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

Sec. 13B.7.8. (Subdivision Appeal) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.7. (Division of Land)

2. Appellate Decision

City of Los Angeles Zoning Code Chapter 1A

a. The complete appeal form and file shall be immediately transmitted to the Appeal Board

Secretary for hearing before the Appeal Board.

b. The Appeal Board shall hear the appeal within 30 days after the expiration of the appeal

period. Within 14 days after the appeal is considered, the Appeal Board shall affirm, modify,

or reverse the action or determination.

c. At the time established for the hearing, the Appeal Board shall hear the testimony of the

applicant and witnesses in his/her behalf, the testimony of any aggrieved persons, if there

are any, and the testimony of the Advisory Agency and any witnesses on its behalf. The

Appeal Board may also hear the testimony of other competent persons respecting the

character of the neighborhood in which the division of land is to be located, the kinds,

nature and extent of improvements, the quality or kinds of development to which the area

is best adapted or any other relevant phase of the matter into which the Appeal Board may

desire to inquire.

d. Upon conclusion of the hearing, the Appeal Board shall within 14 days declare findings

based upon the testimony and documents produced before it.

e. The Appeal Board may sustain, modify, reject, or overrule any recommendation or ruling

of the Advisory Agency and may make findings consistent with applicable provisions of this

Division.

f. Failure to timely act is deemed a denial of the appeal and the decision from which the appeal was taken shall be deemed affirmed.

g. Any of the time limits specified in this Division may be extended by mutual consent of the

applicant and the Advisory Agency or the Appeal Board.

Sec. 13B.7.8. (Subdivision Appeal) Last Amended by Ord. No. 188,418, Eff. 01/20/2025, Oper. 01/27/2025

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Administration | ARTICLE 13 Div. 13B.8. (Historic Preservation)