Art District by Scott Woodburn

The Arts District

HISTORY AND ARCHITECTURE IN DOWNTOWN L.A.

TEndings and Beginnings: A History of Change in Downtown L.A.’s Arts District

he history of the Arts District is one of constant change –many endings and beginnings. With the neighborhood about to start another chapter with the influx of new businesses, residents, and developments, it is a good time to reflect on the neighborhood’s history and to think about how the historic architecture can continue to play an important role in its unique identity.

From Grapevines to Railroads

Had you visited the area now known as the Arts District in the mid nineteenthcentury, you would have seen acres of vineyards. In fact, Vignes Street, which runs through the northern edge of the district, was named after “the father of French immigration to Los Angeles,” Jean-Louis Vignes. He arrived from France in 1831 and found in Southern California the perfect climate for planting grapes. In 1833 he planted grapes from France, and by 1847, Vignes’ vineyard, El Aliso, was the largest producer of wine in California. Other winemakers and fruit growers followed Vignes, and by the late nineteenth century, oranges and grapefruit had outpaced grapes as the primary product of the area.

Railroads and manufacturing emerged to serve the citrus industry’s shipping needs, and later to support the large number of people moving into California, and so began the transportation and industrial chapter in this neighborhood’s history. Previously,

only local railroads ran through the city, but in 1876 the arrival of the Southern Pacific Railroad from San Francisco connected Los Angeles with the transcontinental railroad. The Atchison, Topeka, and Santa Fe Railroad came next to Los Angeles in 1885. In 1905, the Union Pacific arrived, making the city a western terminus of three major transcontinental railroads. All three railroads built depots, transportation buildings, warehouses, and rail yards in and around the Arts District.

In fact, many of the industrial buildings constructed in the Arts District during the late nineteenth and early twentieth century leave clear signs that they were built around the railroad. Buildings curve unexpectedly, following tracks long since covered over, and doors and loading docks are set three or four feet above ground level to the height of a boxcar.

While the railroads were eroding some of the agricultural land around the turn of the twentieth century, the area still had a rural feel in contrast to the residential and commercial development concentrated in downtown Los Angeles west of Main Street. Surprisingly, the Arts District was also home to several working-class residential neighborhoods due to the real estate boom of the late 1880s and the proliferation of job opportunities that came with industrial development.

Industrial Boom

Despite the residential enclaves, this neighborhood was on a clear path toward industrialization during the early twentieth century. The city’s population explosion contributed to the expansion of the regional economy. By the 1920s, Los Angeles had become the fifth-largest city in the United States and the seventh-wealthiest in the nation. Key manufacturers located in the Arts District at this time were producing bakery products, women’s clothing, foundry and machinery goods, furniture, printing and publishing materials, automobile parts, and rubber.

In the early twentieth century, the

City of Los Angeles was adding huge amounts of territory by incorporating already existing communities, such as Highland Park and Boyle Heights, and adding more than 100,000 acres in the San Fernando Valley. Because of all the available residential land, by 1922 the city had officially re-zoned downtown to eliminate all residential housing in order to make room for more offices, retail, and manufacturing. This move solidified the Arts District as an industrial center. Manufacturers continued to locate in the area throughout the 1910s and 1920s.

By the end of World War II, this neighborhood was clearly industrial in nature, but it began to face challenges as industrial needs evolved. As railroads gave way to the trucking industry, large trucks had difficulty accessing some of the smaller streets that were once railroad spurs. Manufacturing plants grew larger in size, yet land parcels in the neighborhood were small. Companies had to purchase several adjacent lots in order to build a large plant, making property acquisition difficult. Newer, outlying cities such as Vernon and the City of Commerce could better accommodate the needs of modern industries. As companies moved away to build larger, more modern factories, the warehouses of the Arts District stood vacant and the neighborhood began to decay.

View looking east of Jean-Louis Vignes’ orchards, circa 1865. Photo courtesy of Los Angeles Public Library Photo Collection.

Aerial view of the expansive Barker Bros. factories and warehouses located along Palmetto Street, 1924. Photo courtesy of Los Angeles Public Library Photo Collection.

Enter the Artists

In the 1970s, a group of artists, many of whom were being priced out of the increasingly expensive Venice and Hollywood art scenes, saw opportunity in the forgotten buildings in the Arts District. Vacant warehouses made for massive live/work studios at rockbottom prices. Yet moving into an abandoned industrial neighborhood was not easy for these pioneering artists, who had to hide during building inspections by the fire department and live in inhospitable surroundings. Linda Frye Burnham, one of twelve early artists called the “Young Turks” living in the Arts District during this time, described it this way:

Living downtown was exhilarating after the perfect lawns and expensive lifestyle of Orange County, where everything smelled like Coppertone. But it wasn’t easy. It was dangerous, especially in the ’80s when the crack epidemic blew through L.A. It was filthy and uncomfortable, at the confluence of 11 freeways. The noise was shattering and it was so smoggy you couldn’t see the city from the I-10. We had to drive 20 minutes to get groceries or do laundry or go to the movies. In winter it was really cold in those cement industrial spaces and in the summer the thermometer would rise over 100 degrees. (lindaburnham.com)

The artists opend up a number of avant-garde art galleries, such as the Los Angeles Contemporary Exhibitions (LACE) center on Industrial Street, and The Art Dock, a drive-by street gallery in an eight-foot loading dock located in Citizens Warehouse (now known as the

Pickle Works Building). Several artist hangouts opened, such as Al’s Bar in the American Hotel, which was home to a groundbreaking punk-rock scene beginning in the mid-1970s until its closure in 2001.

This migration into the Arts District was done quietly and illegally, but became a growing issue. In 1981 the City acknowledged the situation and implemented the Artist-in-Residence (AIR) program, which legalized the residential use of formerly industrial buildings for artists. After the passage of the AIR, the earliest developers of the Arts District were often artists themselves. One of the most important legacies from these early artist/ developers is that by rehabilitating the vacant warehouses, they saved an important part of L.A.’s industrial and transportation past. They became grassroots preservationists.

The Arts District had a thriving underground arts scene in the 1980s yet saw another downturn in the early 1990s due to a decline in downtown investment, rising homeless populations, and social unrest. This prompted a response from Arts District neighborhood activists, led by Joel Bloom, the area’s unofficial mayor. In the mid-‘90s, he successfully petitioned the City to designate the area the “Arts District.” He also opened Bloom’s General Store in the American Hotel on Traction Avenue and Hewitt Street. The store served as the heart of the Arts District until after Bloom’s death in 2007. In his honor, the City designated the area around Third, Traction, and Rose as Joel Bloom Square.

True to Its Roots amid Revival

In 1999, the City of Los Angeles passed its landmark Adaptive Reuse Ordinance (ARO), which relaxed zoning codes for the conversion of pre-1974 commercial and industrial buildings into residential uses for non-artists. The ARO spurred another significant wave of development in the Arts District and shone a spotlight on the neighborhood as a creative and unique place to live.

Today, the Arts District remains the home of many artists as well as those

in other creative industries, including green technology, architecture, and entertainment, while still retaining some of its industrial use. Yet it is poised for another wave of development and change that comes with its own set of challenges. The area continues to attract new residential and commercial development, some of it now being built from the ground up and at a much larger scale than the existing structures. New development will bring an influx of new residents, perhaps doubling the population in the next few years.

From a preservation perspective, all this change could affect the historic industrial buildings and other defining elements, such as railroad tracks, that served as the focal point for early revitalization and that tell so much of the neighborhood’s story. The Los Angeles Conservancy is already involved in a preservation issue at the James K. Hill Pickle Works Building, which was proposed for demolition in 2013. It is important to understand the story of the neighborhood in order to maintain its historic fabric and successfully plan for the change that is coming.

Over nearly two centuries, the Arts District has evolved from vineyards, to working-class neighborhoods, to bustling industry, to abandoned factories, to artists’ mecca, to urban oasis. Going forward, we can continue to turn to its architecture to better understand and appreciate the Art District’s many endings and beginnings.

Construction of the 510,000-square-foot One Santa Fe mixed-use development project adjacent to SCI-Arc, scheduled to open in 2014. Photo by Anne Laskey/L. A. Conservancy.

The City of Los Angeles put up this sign in 2007 honoring Arts District activist Joel Bloom.

Many Thanks

This booklet was produced in conjunction with a tour held on November 10, 2013.

Presenting Sponsor:

Supporting Sponsors:

Major funding for the Los Angeles Conservancy’s educational programs is provided by the Kenneth T. and Eileen L. Norris Foundation.

Tour curated by L. A. Conservancy.

Context research provided by Lindsey Miller. Photography by Larry Underhill, unless otherwise noted.

Additional cover photos by L.A. Conservancy staff. Design by Future Studio.

Special thanks to A. S. Ashley, Yuval Bar-Zemer and Gudrun Gotschke, Jamie Bennett and the Southern California Institute of Architecture, Natalie Egnatchik, Greg Fischer, Leonard Hill, David Hollen, Con Howe, Scott Johnson and Margaret Bates, Eric Lynxwiler, Philip McKinley, Jim Morphesis, Alan Newman and Angel City Brewery, Joan Ho and Design Syndicate, Joseph Pitruzzelli, Melissa Richardson-Banks and Downtown Muse, George Rollins, Trudi Sandmeier, David Schneider, Norm Solomon, and all the Los Angeles Conservancy volunteers who participated in this tour.

About the Los Angeles Conservancy

The Los Angeles Conservancy is a membershipbased nonprofit organization that works through advocacy and education to recognize, preserve, and revitalize the historic architectural and cultural resources of Los Angeles County. The Conservancy was formed in 1978 as part of the community-based effort to prevent demolition of the Los Angeles Central Library. It is now the largest local historic preservation organization in the U.S., with over 6,000 members and hundreds of volunteers. For more information, visit laconservancy.org.

A. Pickle Works/ Citizens Warehouse

Orig. California Vinegar & Pickle Company, later James K. Hill & Sons Company Pickle Works 1001 East First Street Architect unknown, 1888-1909

One of the last surviving Victorianera warehouses in Los Angeles, the building now commonly known as Pickle Works dates back to 1888, when the California Vinegar and Pickle Company erected a structure by the west bank of the Los Angeles River. James K. Hill & Sons Company Pickle Works succeeded the first owner.

As with many early buildings, the name of the architect is lost to time, as is the exact evolution of the building, which appears to have had several additions before 1909. A vernacular, two-story, brick-clad, wood-framed building, it is long and narrow with loading bays on two sides.

By the 1970s, the building was

known as Citizens Warehouse and was a haven for artists. Paying almost no rent, and often living on the premises illegally, artists created an underthe-radar arts community here that flourished.

One of these artists was Carlton Davis, who created the rogue gallery known as Art Dock in his studio space. From 1981 to 1985, different artists displayed their work within the frame of his eight-foot former loading dock. Open to viewing as long as the metal roll-down door was open, the gallery was a touchstone for the community.

The warehouse was converted to legal live/work spaces in the mid1980s, and it continued to house artists’ lofts until 2007. The building was determined eligible for listing in the National Register of Historic Places in 2005.

When the widening of the First Street Bridge threatened the building, an agreement was reached in 2005 that allowed the City’s Bureau of Engineering (BOE) to remove up to fifty feet from its south end to accommodate the bridge project (ultimately, seventy-five feet were removed) and to reconstruct a new end wall. In the spring of 2013, the BOE announced plans to instead demolish the building. Based on opposition from the community and the Conservancy, negotiations are currently underway for how best to preserve the Pickle Works Building.

523 W. 6th Street, Suite 826 Los Angeles, CA 90014 laconservancy.org • (213) 623-2489

The eastern wall of the building along the railroad tracks reveals old ghost signs.

Photo by Anne Laskey/L. A. Conservancy.

B. Challenge Dairy Building

Orig. Challenge Cream & Butter Association

929 East Second Street

Charles F. Plummer, 1926

This grey structure is a plain, rectangular building constructed of poured-in-place concrete. Typical of warehouses of the period, a series of loading docks line street level, and multi-pane industrial windows define the second story. There is little decorative detail and no attempt to conceal the building’s use. However, a few things set the former Challenge

Butter & Cream Association building apart from others in the neighborhood.

The building was designed by the firm of noted architect Charles F. Plummer. Known for Spanish Colonial Revival-style buildings such as the Casa Del Mar (1926) in Santa Monica and the Petitfils-Boos Mansion (1922) in Hancock Park, Plummer would later partner with young Welton Becket and Walter Wurdeman to form Plummer, Wurdeman, and Becket, the firm that designed the Pan-Pacific Auditorium (1935, demolished 1989).

Fast forward to 1982, when the then-derelict building was purchased for conversion to lofts by developer

Norm Solomon. One of the first conversions following the approval of the Artist-in-Residence (AIR) ordinance, it was developed with artists in mind. The units are all large, ranging in size from 1,600 to 5,000 square feet, and each with a unique configuration. High ceilings on the ground floor were left intact, and the concrete walls and loadbearing columns were left in their raw concrete state.

The lofts still house members of the arts and creative arts communities.

prepare dairy products for distribution, date unknown.

Employees

Historic photo courtesy of Norman Solomon.

Trucks poised to load up and deliver dairy products, date unknown.

Historic photo courtesy of Norman Solomon.

Interior of a loft after the building was converted to artist-in-residence space in the early 1980s. Photo by Anne Laskey/ L. A. Conservancy.

Photo by Bruce Scottow/L. A. Conservancy.

C. 810 East Third Street

Orig. Southern California Supply Co. 810 East Third Street

Richards-Neustadt Construction Co., 1910

This four-story reinforced concrete building was built by the RichardsNeustadt Construction Company, a prominent construction and design firm. Its first tenant was the Southern California Supply Company, specializing in baking and confectioners’ supplies.

The building has two distinct personalities: viewed from Third Street, it is a simple commercial building, with understated Beaux-Arts detailing. The

street level is distinct from the upper floors, which are separated by piers into five vertical bays. Modest decoration above and below the windows lends a touch of elegance.

The rear of the building conveys its industrial heritage. Running close to the building are the remains of the railroad spur that serviced it. Also apparent is the former loading dock, as well as a crane, still attached to the building, once used for loading and unloading.

The building has served as artists’ lofts and studios for many years. The building also provides retail space on the ground floor.

Two artists currently in the building are A. S. Ashley and David Hollen. A. S. Ashley’s home and studio are accessible only by climbing three flights of stairs. His artwork includes painting, assemblage, ready-mades, sculpture, performance, installations, and graphic arts. The large, north-facing windows of his unit flood the space with light, perfect for a painter’s studio. Although he has occupied this particular space for only a few years, Ashley’s involvement with art communities in the region, including the Arts District, has spanned five decades.

David Hollen’s studio stands in stark contrast to Ashley’s. In the basement of the building, it has no windows to let in natural light. The low ceiling limits the scale of artworks to a certain height, a constraint to which the artist has adjusted since moving

History of the SCI-Arc building and Santa Fe Rail Yards

by Mike Henderson, Conservancy volunteer

The Southern California Institute of Architecture (SCI-Arc) building in the Arts District is the last remaining structure of the Santa Fe Rail Yards that operated in the area for 100 years.

The 1885 arrival of the Santa Fe in Los Angeles was a major milestone in the development of the city. The Los Angeles Times stated in 1887:

No one thing – or combination of things – has done more to give Los Angeles city and county

a lift in their recent sudden and marvelous growth than the influence of the Atchison, Topeka and Santa Fe Railroad, popularly known as the Santa Fe. For years ground down by an oppressive railroad monopoly [Southern Pacific Railroad], this section felt the pulse of new life as soon as the Santa Fe . . . . . stepped into Southern California, a giant rival to the long-time monopoly giant.

The proposed location for the

into the space in 2005. Hollen works in durable ubiquitous material, such as porcelain, steel, cable, and rope, and his studio is a workshop full of tools and equipment. Industrial blowers dispel fumes, and a former furnace closet – complete with fire door – acts as storage space for flammable materials. A room at the rear serves as a gallery space.

Santa Fe rail yard was city-owned property along the Los Angeles River at the First Street Bridge. At the time, this land was of little value because the river ran free and was not contained in periods of heavy rain.

In 1886, the Santa Fe proposed to construct a permanent levee along portions of the river if the city would grant the company the adjacent land. The deal was unanimously approved by the City Council and, once the levee was in place, tracks were laid along the west side of the river. The Santa Fe also spent an estimated $150,000 for additional land along the river that was privately owned.

The Santa Fe La Grande passenger

Artist David Hollen in his studio. For more information about his work, visit hollenart.com.

Artist A. S. Ashley in his live/work studio. For more information about his work, visit asashley.com.

D. Southern California Institute of Architecture (SCI-Arc)

Orig. Santa Fe Freight House

960 East Third Street

Harrison Albright, 1906

Los Angeles Historic-Cultural Monument #795

From major train freight house to internationally renowned architecture school, the quarter-mile-long concrete structure at Third Street and Santa Fe Avenue clearly shows its layers of history.

Constructed in 1906 as the freight house for the Atchison, Topeka, and Santa Fe Railroad (known as the Santa Fe), the building originally served both inbound and outbound freight. Train tracks on the west side and wagon/ truck loading bays on the east facilitated the transfer of goods.

Touted at the time for its concrete construction, the building was designed by architect Harrison Albright, with construction overseen by Carl Leonardt. Both men were nationally recognized

terminal, with its distinctive Moorish dome, occupied the north end of the yard opposite Second Street. It opened in 1893 at an estimated cost of $100,000 and replaced a “dilapidated, weather stained shed” used until then by passengers. A turn table and round house were situated at the south end of the yard, with a freight house in the middle.

In 1906, the Santa Fe spent $300,000 for an immense new freight house (now SCI-Arc) and additional trackage west of Santa Fe Avenue. With easy access to rail facilities, the area drew manufacturing, wholesalers, and warehousing businesses, creating a hub that flourished for years.

as experts in reinforced concrete, a building material then gaining importance for its fireproof qualities.

Built at a reported cost of $300,000, the Freight House was part of a concerted effort by the Santa Fe to establish itself in the Los Angeles market and gain momentum over the rival Southern Pacific Railroad. In 1922, the Santa Fe ceased the building’s operation as the primary inbound freight house and began moving most of its freight operations outside the central city. The building eventually became a warehouse and by the 1990s it was derelict.

In 2001, the Southern California Institute of Architecture (SCI-Arc) rehabilitated the long-vacant structure into the school’s permanent home. Faculty member and SCI-Arc graduate Gary Paige designed the conversion, making the most of the building’s character. Cement ceilings and walls were left

uncovered. Graffiti and street art from the site’s abandoned days were left in place, as were loading bays and other remnants of the site’s past as a freight depot and warehouse. Open design studios are accessed via a wide hall that runs nearly the length of the structure, emphasizing both the length and breadth of this unique building.

Historic postcard of the Santa Fe La Grande Station, built in 1893. The distinctive domes were made of copper. Postcard courtesy of the Marlene Laskey collection.

SCI-Arc is home to approximately 500 architecture students and 80 faculty members. Photo courtesy of the Southern California Institute of Architecture.

Left: The Santa Fe Freight House in 1999, just prior to ownership by SCI-Arc. Right: The building as the home of SCI-Arc today. Photos courtesy of the Southern California Institute of Architecture.

E. Angel City Brewery

Orig. John A. Roebling’s Sons Company of California 216 South Alameda Street Hudson & Munsell, 1913

Spanning 69,000 square feet, this warehouse was one of several regional wholesale warehouses for the John A. Roebling’s Sons Company. The Trenton, New Jersey-based company specialized in manufacturing “wire rope” and other steel products. Roebling products ranged from suspension cables on the Brooklyn Bridge to steel for the Slinky toy.

The 1913 structure on Alameda was built when the company outgrew a smaller site nearby. It was designed by noted architects Hudson & Munsell, who also designed the 1913 Natural History Museum in Exposition Park, as well as elaborate private homes.

Built where Alameda and Traction (then called Stephenson) come together at a sharp angle, the building is trapezoid-shaped. This shape created a triangular area at its north end that was used for Roebling’s offices. The small office lobby, still mostly intact, features tiles illustrating uses for the company’s products, such as bridges, ships, and spools of cable. These tiles are by Ernest Batchelder, one of the foremost

tile artists of the Craftsman period in Los Angeles. Roebling’s signature cable forms the banister of a small staircase leading to mezzanine offices.

The 230-foot Alameda Street frontage is lined with loading docks, once serviced by the railroad tracks still evident beside them. Additional loading docks on the east side of the building would have enabled wagon and truck access. Decorative brickwork at the roof line is highlighted by terracotta tiles with the initials J.A.R., for John A. Roebling.

In 2010, the building was purchased by Angel City Brewery and underwent a two-year renovation into a brewery. Angel City added a public component when it opened the Brewery and Public House in 2013. Now, the former warehouse space houses an artisan brewery and serves as a community gathering space. Wall space is dedicated to rotating displays of the work of local artists, and the bar is dedicated to an ever-rotating selection of Angel City beer.

Arts District Murals by Ed

Fuentes

The Arts District is in the middle of mural enclaves. To the north, David Alfaro Siqueiros’ 1932 “América Tropical” sits in preserved majesty on Olvera Street, and 1984 Olympic-era works line the 101 Freeway. To the west are the masterworks of Broadway. East is home to Chicano murals, the storytellers of their neighborhood.

In the late 1970s, working artists regenerated the abandoned warehouse district. A creative energy seeped in

Angel City Brewery gives regular public tours of the brewing process and the building and is committed to the growth and revitalization of the Arts Districts.

Pinned Butterfly, 1982, by Dustin Shuler. Cessna 150 Aircraft and 20-foot-long steel nail.

Courtesy Dustin Shuler Estate.

F. American Hotel

Orig. Canadian Hotel

303 South Hewitt Street

Morgan and Walls, 1905

This four-story brick building was built as a first-class hotel for African Americans, many of whom worked as Pullman car porters. It was owned by W. H. Avery and managed for its first five years by Canadian J. W. Gordon.

The architects were Morgan and Walls, part of the lineage of one of the oldest and most prolific architectural firms in Los Angeles. Other local projects by the firm include the Farmers and Merchant Bank (1905) at Fourth and Main Streets, I. N. Van Nuys Building (1911) at Seventh and Spring Streets, and the Bank of Italy (1922) at Seventh and Olive Streets.

When it opened, its ground floor contained the reception area, kitchen, and dining room. Ten sleeping rooms

and out, as seen in projects like Dustin Shuler’s 1982 installation, “Pinned Butterfly,” a Cessna 150 nailed to the wall of the American Hotel that sits at the streets of Hewitt and Traction. In the tradition of the mural movement, Earth Crew painted “Undiscovered America” on East Fourth Street in 1992. By the late 1990s, the neighborhood was officially recognized as the Arts District. In 2000, the former freight depot along Santa Fe Avenue become home to the Southern California Institute of Architecture. Graffiti artists churned out images along the streets of

with shared bathrooms occupied each of the upper floors. The building originally spanned only 50 by 50 feet, much smaller than what we see today. By 1909, maps referred to it as the Palace Hotel, and it appears that a large addition had been made to the south side of the building, bringing it to its current size.

Later called the American Hotel, the building is best known in recent history as the epicenter of underground artists and musicians from the 1970s through the 1990s. In 1979, Marc Kreisel, one of the early artists living in the Arts District, opened Al’s Bar in part of the hotel’s ground-floor retail space. He bought the business from the eponymous Al, who had previously operated it as a truck stop café. It was described as a “town hall or town square” for artists living in the neighborhood when few community

South Garey and East Second. Where “Pinned Butterfly” once hovered, below is the evolving collage of sticker and wheat-paste art. Shepard Fairey was an early artist who used the streets as a canvas, which included the poster that became the icon of Barack Obama’s 2008 presidential campaign.

Two years before MOCA would even open “Art in the Streets,” the 2011 survey of graffiti and street art, Daniel Lahoda curated the streets working with local and international artists. That defied the city’s injunction on murals, and demanded street art to be

gathering places were available. It reached legendary status as the home of L.A.’s punkrock and grunge scenes; several of the bands that played there, including Beck, Sonic Youth, the Red Hot Chili Peppers, Nirvana, and the Misfits, went on to international success. Al’s Bar retained its gritty, counter-culture atmosphere for over twenty years, closing in 2001.

The American Hotel was also home to another influential business, Bloom’s General Store. Opened in 1994 by Joel Bloom, it was the first grocery store to serve the neighborhood’s growing artist population. Bloom was an actor and community activist who came to the Arts District in 1986 and felt an immediate kinship to the area. He campaigned to have the neighborhood officially designated as the Arts District in the mid-1990s, and he worked to retain the neighborhood’s authenticity while improving its services and amenities. After Bloom died in 2007, his son Randy continued to operate the store until 2009, when rising rent prices forced its closure.

The building still houses several businesses and many artists. In 2013, it was purchased by a new owner who has long-range plans to upgrade the apartment units.

considered public art.

Now the Arts District is also a mural enclave. It becomes another way the neighborhood fosters creativity that forces gentrification to negotiate with a gritty aesthetic.

Ed Fuentes writes about public art for KCET. He began writing viewfromaloft, a blog he founded in 2006, when he lived in the Arts District.

An Al’s Bar patron shooting pool, date unknown.

Photo by Gary Leonard and courtesy of Los Angeles Public Library Photo Collection.

G. Toy Factory Lofts

Orig. Star Truck & Warehouse Company

1855 Industrial Street

H. L. Gilman, 1924

This utilitarian, six-story, concrete warehouse was built for the Star Truck & Warehouse Company. Though the building is square and box-like in appearance from most angles, its northern side curves gracefully to follow what was once a railroad spur. The railroad curve continues around a two-story portion on the west side, and its continuation is seen in the shape of the buildings that face Toy Factory Lofts across Industrial Street.

The architect credited with the building is H. L. Gilman, who later became staff architect for the Santa Fe Railroad. The building’s pouredin-place concrete construction was so sturdy that the structure was designated a civilian bomb shelter during World War II.

Used as a warehouse and for manufacturing over the course of its life, the building was purchased in 2002 by developer Linear City for residential conversion, working with architects Donald Alec Barany and Clive Wilkinson. At the time of its purchase, the site was used to assemble stuffed animals, hence the name Toy Factory Lofts.

The Toy Factory Loft’s 119 condominiums were developed for

artists and people in creative industries looking for large units. The industrial nature of the building was treated as an asset, and original windows, floors, walls, and ceiling treatments were maintained whenever possible.

As with most warehouses in the area, the building contained loading docks facing a railroad track, as well as a separate set of docks for trucks. The former docks now serve as the building’s entrance and as retail/ commercial space. Set several feet

above street level, they are accessed by a raised path.

The Toy Factory Loft building faces Mateo Street. The street was named for Matthew “Don Mateo” Keller, an Irish immigrant who settled in Los Angeles in 1851. He established a large vineyard in the area and owned thousands of acres of land in the region, including Rancho Malibu. A good friend of pioneering banker Isaias Hellman, Keller served on the board of Hellman’s Farmers and Merchants National Bank.

Biscuit Company Lofts

Orig. National Biscuit Company 1850 Industrial Street Eckel and Aldrich, 1925 Los Angeles Historic-Cultural Monument #888

Built for the National Biscuit Company (later known as Nabisco), this seven-story Beaux-Arts building was reported to have cost $2 million to construct. It was designed by Eckel and Aldrich, a prominent firm based in St.

Joseph, Missouri. The principal of the firm was Frenchman Edmund Jacques Eckel, who had studied architecture at the Ecole des Beaux Arts in Paris.

Unusually elegant for a factory, the building has additional height rising above the roofline on three of its four corners, giving it a distinctive profile. The brick cladding and cream-colored terra-cotta trim add further refinement. Housing two bakeries, this was the

company’s flagship plant for the western United States. The decision to locate the plant in Los Angeles was due in part to extensive lobbying by the Los Angeles Chamber of Commerce.

The loading dock for the trucks was established on the north face of the building, fronting Industrial Street. Indicative of the care taken with the design of the building, the docks are deeply recessed so that the trucks would be protected from the elements while loading. Trains made their deliveries to/from the south side of the building.

The bakery thrived until after World War II, when Nabisco opened new plants elsewhere. The building then became a garment factory. In 2006, it was purchased by Linear City for conversion to 104 live/work condominiums.

The Biscuit Company Lofts conversion, by Aleks Istanbullu Architects, won a 2009 Los Angeles Conservancy Preservation Award. Existing wood and terrazzo floors have been preserved throughout, as well as all the exterior brick and terra-cotta details and nearly all the existing windows. The former loading dock has been transformed into the successful restaurant Church and State.

Photos by William Anthony Photography and courtesy of Linear City Development LLC.

Photo by Tom Bonner Photography.

Tour Stops

A. Pickle Works/Citizens Warehouse (p. 4)

B. Challenge Dairy Building (p. 5)

C. 810 East Third Street (p. 6)

D. Southern California Institute of Architecture (SCI-Arc) (p. 7)

E. Angel City Brewery (p. 8)

F. American Hotel (p. 9)

G. Toy Factory Lofts (p. 10)

H. Biscuit Company Lofts (p. 11)

Tour Parking P

Self-Guided Bike Route and Points of Interest

1. The Coca-Cola Building, 963 E. 4th St. (at Merrick Street): This 1915 building replaced The CocaCola Company’s former location on San Pedro St. and served as its West Coast headquarters until 1929 when it moved to 1334 S. Central Ave. Until recently, this building housed T.T. Toys.

2. Mural, 966 E. 4th Place (near Merrick Street): Redemption of the Angels created earlier this year by Angelina Christina and Fin Dac.

3. Maxwell House Building, 405 Mateo St. (at Santa Fe Avenue): Built in 1924, this building housed production facilities for Maxwell House Coffee.

4. Nate Starkman & Son Building, 544 Mateo St. (at Palmetto Street): Built in 1908, this 27,702-square-foot industrial space is a favorite filming location. The final episode of the TV show House was shot here.

5. Film Location, Palmetto Street (between Mateo Street and Santa Fe Avenue): Often transformed into San Francisco and other cities, this street mostly serves as a backdrop for filming.

6. Morrell Meat Building and Murals, 1335 Willow Street (at Santa Fe Avenue): This former meat packing facility is now Willow Studios, a popular filming venue, and houses LALA Art Gallery. The two monumental exterior murals are Untitled by the artist RETNA (Marquis Lewis) and Split Identities by identical twin brothers and artists How & Nosm (Raoul and Davide Perre).

7. Stover Seed Company Building, 592 Mateo Street (1946), 1407 E. 6th Street (1957), 1415 E. 6th Street (1976): Founded in 1922, this company owns three buildings in the immediate area and has been run by David Knutson and his family since 1972.

8. Southwestern Bag Company Building, 1380 E. 6th Street (at Mateo Street): This family-owned-and-operated wholesale distributor has been at this location since its founding in 1924.

9. Murals, Imperial Street and Jesse Street: These four large murals are by Belgian artist ROA: Decaying Sea Lion, Squirrels, Warbling Vireo , and California Brown Bear.

10. Mural, 667 S. Santa Fe Avenue: Painted two weeks ago, this large-scale work by artist Ron English is called Urban Bigfoot.

11. Murals, 7th Street and Mateo Street: Currently on view at this intersection are panel murals by Dabs Myla (Darren Mate and Emmelene Victoria), CRAOLA (Greg Simkins), and David Choe.

The self-guided bike tour was curated by Melissa Richardson Banks (www.downtownmuse.com) to help tour attendees navigate north to south between 4th and 7th Streets. To learn more about the featured murals and other street art made possible by the community-endorsed L.A. Freewalls project, visit www.lalaarts.com.

Cyclists assume the responsibilities and risks for their own safety and property when bicycling through the Arts District. Be aware of construction areas, walk your bike when necessary, use the proper safety equipment, and lock up your bike.

DOWNTOWN LA MARKET REPORT

Colburn Center

The Broad Expansion

ABOUT DTLA ALLIANCE

Founded in 1998, the DTLA Alliance has been a catalyst in Downtown Los Angeles’ transformation into a vibrant 24/7 mixed-use destination for over 25 years. A coalition of more than 2,000 property owners in the Downtown Center, the DTLA Alliance is committed to enhancing the quality of life in Downtown LA.

The mission of the Economic Development team is to ensure that DTLA remains the premier choice for office, residential, hospitality, retail, and cultural investment. We provide services to support and promote investment and development in DTLA, including:

• Market & Research Reports

• Tours & Events

• Development Consulting

• Requests for Information

• Press & Media Inquiries

Whether you need information on construction and development, insights on the DTLA market, finding a location for your business, or you just want to learn more about Downtown’s market sectors and dynamics, we are your best source for information about DTLA

To learn more about the Downtown LA and the DTLA Alliance, visit DowntownLA.com

DOWNTOWN CENTER

DEFINITION OF DOWNTOWN LA

The DTLA Alliance defines Downtown Los Angeles as the area bounded by the 110, 101 and 10 freeways and the LA River, plus Chinatown, City West, and Exposition Park. The projects contained in this report are within a portion of Downtown Los Angeles, shown on the map to the left.

EXECUTIVE SUMMARY

The first quarter of 2024 was highlighted by notable developments in all sectors. For Downtown, as the center of the region’s transit network, perhaps the most encouraging news was that LA Metro ridership had increased 12% during 2023, with the lines serving the newly opened Regional Connector stations experiencing a 33% increase.*

While there were no new residential openings in Q1, a major mixed-use development got a critical boost when Governor Gavin Newson approved CEQA streamlining for the $2b Fourth & Central project, which is slated to include over 1,500 new residential units, including 214 affordable units.

The office sector continues to work through its challenges and adjust to new market conditions. In Q1, that included the $145 million sale of 777 Tower , which had been subject to a loan default last year. There were also several significant lease signings this quarter including the major event ticketing company AXS Group expanding to the California Market Center and relocations within Downtown for Bank of Tokyo-Mitsubishi UFJ , Davis Wright Tremaine , and Burns McDonnell

With over 100 new food and beverage establishments opening since the end of the pandemic, DTLA has bolstered its reputation as a premier dining and nightlife destination. Q1 saw eight new arrivals including Villa’s Tacos at Grand Central Market and 33 Taps , the largest sports bar in DTLA, at the AC & Moxy Hotel.

The hospitality sector, which has also recovered strongly from the pandemic, saw both RevPAR and occupancy remain solid. While there were concerns about news that the pioneering Ace Hotel would be closing, the property has already re-opened as STILE by Kasa , which adds to the roster of “home-sharing” style hospitality offerings in DTLA.

Finally, the world-class collection of cultural institutions on Bunker Hill is growing again, with the Colburn School breaking ground on the new Frank Gehry-designed music hall and dance studio building, and The Broad announcing a 55,000 SF expansion of its property, that will increase their gallery and exhibition space by 70%.

Q1 KEY STATS

$3.79

$3.30

4 , 361 RESIDENTIAL UNITS UNDER CONSTRUCTION 28 , 304 PROPOSED

10 , 742

HOTEL ROOMS IN DTLA

1, 088 UNDER CONSTRUCTION

5 , 805 PROPOSED

Q1 KEY HIGHLIGHTS

The Colburn School broke ground on their expansion designed by Frank Gehry.

The Broad announced plans for a 55,000 SF expansion. Fourth & Central received CEQA streamlining approval from Governor Newsom.

STILE by Kasa opened at the former Ace Hotel.

MARKET OVERVIEW Visitation

DTLA MONTHLY TOTAL VISITS

After a significant recovery in 2020 and 2021, visits to DTLA have remained within a range of 8-10 million per month, which is just slightly below the average experienced prior to the pandemic.

MONTHLY WORKPLACE VISITATION

After stalling a bit in 2023, workplace visitation showed some positive signs to start 2024. Not only did the total number of workers per month match the post-pandemic high set last quarter, but monthly visits per workers ticked back up after declining for two straight quarters.

MARKET OVERVIEW

Source:

RETAIL

Source: CoStar

INVENTORY

MARKET OVERVIEW

Wildbird Zaya

QUARTERLY TRACKING STATS

The residential market rebounded strongly after a short-term decline during the pandemic, with rent and occupancy returning to pre-pandemic levels. Although occupancy dipped during the first three quarters of 2023 due to delivery of over 2,000 new units, it has now increased for two consecutive quarters.

$3,000

$2,900

$2,800

Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1

The impact of continuing uncertainty about return-to-work was felt across the region, with vacancy rates reaching a historic high. Asking rents have fallen for four consecutive quarters, indicating that the market is adjusting.

Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1

QUARTERLY TRACKING STATS

Retail rents have remained remarkably stable, indicating that interest in urban locations like Downtown LA has stayed strong. Although the vacancy rate ticked up in 2023 due to the introduction of new inventory, it has since returned to closer to historical trends.

$2.75 $3.00

$2.50

Both occupancy and RevPAR made significant gains in 2022 and ticked up even further in 2023, now sitting roughly 10% below where they were in 2019.

Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1

FEATURED OPENINGS

33 TAPS

Opening on Superbowl Sunday, 33 Taps is the largest sports bar in DTLA. Located across the road from Crypto.com Arena, it features 50 TVs, a three-sided “jumbotron” above the bar, as well as an arcade.

VILLA’S TACOS

Beginning as a humble roadside stand before expanding to an 800 SF location in Highland Park, Villa’s Tacos’ newest location is at Grand Central Market, featuring their handmade, pressed to order blue-corn tortillas.

FEATURED OPENINGS

TSUJITA ARTISAN NOODLE

Long regarded as one of the best ramen shops in the region, receiving praise for their tonkotsu ramen and tsukemen, Tsujita opened their third LA-area location in the Arts District.

Focused on breakfast, Muffin Can Stop Us opened its third location in South Park at Hope+Flower, with the other two in Studio City and Glendale. The menu features various breakfast foods, all served on an English muffin.

MUFFIN CAN STOP US

Commercial Development

n Existing

n Under Construction/Renovation

n Proposed

Featured Project

As of 3/31/2024

Residential Development

n Existing

n Under Construction/Renovation

n Proposed

As of 3/31/2024

UNDER CONSTRUCTION

MAJOR MIXED-USE

UNDER CONSTRUCTION

BUNKER

BUNKER HILL

FEATURED PROJECTS

Under Construction

MAJOR MIXED-USE ALLOY

Developer: Carmel Partners

The first high-rise development in the Arts District will feature 475 apartments and over 100k SF of office space.

ARTS & CULTURE COLBURN CENTER

Developer: The Colburn School

This 100,000 SF expansion designed by Frank Gehry will include new studios, public spaces, and a 1,000 seat performance venue.

FEATURED PROJECTS Under Construction

AFFORDABLE HOUSING WEINGART TOWER 1A

Developer: Weingart Center Foundation

One of the largest permanent supportive housing projects in DTLA, this 19-story development includes 278 units.

CIVIC

PERSHING SQUARE

Developer: City of Los Angeles

The first phase of Pershing Square’s renovation is now under construction with work beginning on the Olive Street side of the park where existing structures are being replaced with new landscaping and a street-level entry plaza.

FEATURED PROJECTS Under Construction

RESIDENTIAL

OLYMPIC & HILL

Developer: Onni Group

At over 760 feet and 60 stories, this will be the city’s 4th tallest building and tallest residential highrise.

UNDER CONSTRUCTION

SIXTH STREET PARC

Developer: City of Los Angeles

12 acres of new park space at both ends of the Sixth Street Viaduct will feature basketball, soccer, and volleyball courts, event space, and performance facilities.

FEATURED PROJECTS Under Construction

CIVIC & CULTURAL

CALIFORNIA HOSPITAL MEDICAL CENTER

Developer: Dignity Health California

The hospital campus is adding a four-story, 150k SF patient tower to expand its ER, trauma, and maternity departments.

RESIDENTIAL

1317

GRAND

Developer: Housing Diversity Corporation

This project will feature 147 studio “micro-unit” apartments averaging around 325 SF with no on-site parking.

FEATURED PROJECTS Proposed

ARTS & CULTURE

THE BROAD EXPANSION

221 S. Grand Ave

Developer: The Broad Design: Diller Scofidio + Renfro

55,000 SF expansion that will increase The Broad’s gallery space by 70% and add two top-floor open-air courtyards.

HOTEL

JW MARRIOTT LA CONVENTION CENTER EXPANSION

900 W. Olympic Blvd.

Developer: AEG and Plenary Group

Design: Gensler, Populous, Olin

700k SF expansion of the existing hotel will add 861 new hotel rooms at LA Live.

MAJOR MIXED USE

FOURTH & CENTRAL

Developer: Continuum Partners

Design: Studio One Eleven & Adjaye Associates

10-building project including over 1,500 residential units, 400,000 SF of office space and 100,000 SF of restaurant/retail space.

MAJOR MIXED-USE

ANGELS LANDING

361 S. Hill St.

Developer: Peebles Corporation, Macfarlane Partners, Claridge Properties

Design: Handel Architects

Planned two-tower development to feature luxury hotel venues, spacious condos & apartments featuring panoramic views, and an open-air public plaza.

SPOTLIGHT ON DTLA

MOXY & AC HOTEL DTLA HONORED AS DEVELOPMENT OF THE YEAR

Inspired by California’s spirit of discovery, Moxy embodies the state’s bold and adventurous spirit with vibrant public spaces and captivating design. AC Hotel, accessible through a separate entrance, serves as a serene sanctuary characterized by simplicity and understated elegance. Both hotels cater to independent explorers who prioritize traveling on their terms while offering affordability without compromising on style or comfort. —Travel & Tour World, 2/2/24

METRO CELEBRATES HIGHEST RIDERSHIP LEVELS SINCE THE PANDEMIC

The opening of the Regional Connector in June, with the newly reconfigured A and E lines, marked seven months of operation by year’s end and combined saw a 33.4% ridership increase in December 2023 over December 2022 when operating as three lines (A, E and L). —LA Downtown News, 2/19/24

GOVERNOR APPROVES CEQA STREAMLINING FOR $2B FOURTH & CENTRAL

Yesterday, the Governor’s office announced that it had certified Continuum Partners’ Fourth & Central development as an Environmental Leadership Development Project, making use of authority granted through SB 7 and SB 149. That distinction means that any legal challenge to the project under the California Environmental Quality Act must be decided on within 270 days, potentially shaving months off of the project timeline. —Urbanize, 3/8/24

CONSTRUCTION WRAPS ON FIGUEROA EIGHT

The Class A structure encompasses 394,942 square feet and has 438 apartment units that range from studios to two-bedrooms, according to CoStar data. Amenities include a saltwater pool and sun deck, and a hammock garden. —CoStar, 3/26/24

THE BROAD WAGERS $100 MILLION ON DTLA

The Broad has announced a $100 million, 55,000-square-foot expansion of its contemporary art museum, which will provide enhanced public access to its growing collection, marking a massive commitment to both downtown and the arts. —LA Business Journal, 4/8/24

LOS ANGELES’ COLBURN SCHOOL READIES EXPANSION

The Colburn School, an internationally acclaimed institute for music and dance education and performance in Downtown Los Angeles, broke ground on a transformational 100,000-square-foot expansion designed by architect Frank Gehry. The completed project will join Gehry’s Walt Disney Concert Hall and The Grand complex to create the largest concentration of buildings designed by the architect in the world. —LA Downtown News, 4/15/24

Nick Griffin, Executive Vice President (213) 416-7522 I ngriffin@downtownla.com

Elan Shore, Director of Economic Development (213) 416-7518 I eshore@downtownla.com

District – History in DTLA

PostedByBarkerBlockHOAonApril17,

2023

The history of the Arts District is one of constant change –many endings and beginnings. With the neighborhood under an inux of new businesses, residents, and developments, it is a good time to reect on the neighborhood’s history and to think about how the historic architecture can continue to play an important role in its unique identity

From Grapevines to Railroads

Had you visited the area now known as the Arts District in the mid nineteenth century, you would have seen acres of vineyards. In fact, Vignes Street, which runs through the northern edge of the district, was named after “the father of French immigration to Los Angeles,” Jean-Louis Vignes He arrived from France in 1831 and found in Southern California the perfect climate for planting grapes. In 1833 he planted grapes from France, and by 1847, Vignes’ vineyard, El Aliso, was the largest producer of wine in California. Other winemakers and fruit growers followed Vignes, and by the late nineteenth century, oranges and grapefruit had outpaced grapes as the primary product of the area.

Aerial view of the expansive Barker Bros. factories and warehouses located along Palmetto Street, 1924.

Photo courtesy of Los Angeles Public Library Photo Collection.

Industrial Boom

Key manufacturers located in the Arts District at this time were producing bakery products, women’s clothing, foundry and machinery goods, furniture, printing and publishing materials, automobile parts, and rubber

By the end of World War II, this neighborhood was clearly industrial in nature, but it began to face challenges as industrial needs evolved As railroads gave way to the trucking industry, large trucks had difculty accessing some of the smaller streets that were once railroad spurs Manufacturing plants grew larger in size, yet land parcels in the neighborhood were small.

As companies moved away to build larger, more modern factories, the warehouses of the Arts District stood vacant and the neighborhood began to decay

Enter the Artists

In the 1970s, a group of artists, many of whom were being priced out of the increasingly expensive Venice and Hollywood art scenes, saw opportunity in the forgotten buildings in the Arts District. Vacant warehouses made for massive live/work studios at rock bottom prices Yet moving into an abandoned industrial neighborhood was not easy for these pioneering artists, who had to hide during building inspections by the re department and live in inhospitable surroundings

One of the most important legacies from these early artist/ developers is that by rehabilitating the vacant warehouses, they saved an important part of L.A.’s industrial and transportation past. They became grassroots preservationists

In 1999, the City of Los Angeles passed its landmark Adaptive Reuse Ordinance (ARO), which relaxed zoning codes for the conversion of pre-1974 commercial and industrial buildings into residential uses for non-artists The ARO spurred another signicant wave of development in the Arts District and shone a spotlight on the neighborhood as a creative and unique place to live.

Today, the Arts District remains the home of many artists as well as those in other creative industries, including green technology, architecture, and entertainment, while still retaining some of its industrial use.

Over nearly two centuries, the Arts District has evolved from vineyards, to working-class neighborhoods, to bustling industry, to abandoned factories, to artists’ mecca, to urban oasis

Pay Your Assessment

Check by Mail

Barker Block Homeowners Association

c/o Action Property Management

P.O. Box 25013 Santa Ana, CA 92799-5013

Account #

Pay By Phone (Revo)

310-593-4833 and select option 2

Pay Online

The Arts District – History in DTLA

Barker Block Homeowners Association

Mailing Address

530 S Hewitt Street – Mgmt Ofce

Los Angeles, CA 90013

General Manager

Norma Gonzalez | ngonzalez@actionlife.com

phone | (213) 473-0079

Administrative Assistant

Antwan McDade | amcdade@actionlife.com

phone | (213) 473-0077

Building Maintenance Engineer

Victor Campos | vcampos@actionlife.com

phone | (213) 926-5287

Security Team – Post Commander

Shaterra Scott | sscott@actionlife.com

phone | (310) 404-7962 (24-Hours)

Move Coordinator Services

JLS Move Solutions

Phone: 310 948 5696

Action Property Management

LA Regional Ofce

707 Wilshire Blvd, Suite 1475

Los Angeles, CA 90017

phone | (949) 450-0202

Corporate Ofce

2603 Main Street, Suite 500

Irvine, CA 92614

phone | (949) 450-0202

© Barker Block

PREPARED EXCLUSIVELY

1850 E Industrial St, Apt 404 Los Angeles, CA 90021

PREPARED EXCLUSIVELY FOR:

1850 E Industrial St, Apt 404

Los Angeles, CA 90021

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

June 21, 2024

Andrew Kuang-Jen Tu and Cindy Man Yi Pun

1850 E Industrial St, Apt 404 Los Angeles, CA 90021

Dear Andrew Kuang-Jen Tu and Cindy Man Yi Pun:

FirstService Residential California represents your Board of Directors and provides management services to your community. We welcome the opportunity to serve you and look forward to a great relationship. FirstService has been in business since 1968. We specialize in the management of HOA and condominium associations and presently manage several associations in your area.

The nearest branch office location:

FirstService Residential, California - Los Angeles 3415 S Sepulveda Blvd, Suite 720 Los Angeles, CA 90034

If you need to contact us after hours, on weekends or in case of an emergency, please call (800) 428-5588. Our regular business office hours are 8:00 am until 5:00 pm, Monday through Friday.

Your community manager will be your primary contact and will be touring your community regularly for the purpose of CC&R compliance and supervising maintenance activities. Your community manager will also be working with your Board of Directors in an effort to enrich lifestyles within the community, enhance property values and to ensure that all administrative and financial matters are in order.

Please make your assessment checks payable to your homeowner's association and include your account number(s) on your check. You will receive your payment coupons or payment statement in the near future. As an alternative we recommend you use ClickPay, a convenient way to pay your Association assessment.

To better serve you, our Call Center Customer Care Staff is standing by to answer any questions you may have regarding your account and your community. Please call our main number (800) 428-5588 for assistance. At FirstService Residential California we have built a team of professionals you can count on and we look forward to the opportunity to serve you.

Sincerely yours,

FirstService Residential California

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

As provided for in amended Gov. Code §12956.1, associations must place a cover page or stamp on the first page of their CC&Rs stating, in at least 14-point boldface type, the following:

If this document contains any restriction based on race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, familial status, marital status, disability, genetic information, national origin, source of income as defined in subdivision (p) of Section 12955, or ancestry, that restriction violates state and federal fair housing laws and is void, and may be removed pursuant to Section 12956.2 of the Government Code. Lawful restrictions under state and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status.

Billing Disclosure Form

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Billing Disclosure Form

Provided as required by Section 4525*

THIS IS NOT AN INVOICE: This form is being provided as required by California Civil Code §4530 and is not intended to be utilized as a total amount due on any specific resale transaction.

The seller may, in accordance with Section 4530 of the Civil Code, provide to the prospective purchaser, at no cost, current copies of any documents specified by Section 4525 that are in the possession of the seller. A seller may request to purchase some or all of these documents, but shall not be required to purchase ALL of the documents listed on this form.

Account Information:

Provider of §4525 Items:

Association: Biscuit Company Lofts Print Name: Dan Soto Property Address: 1850 E Industrial St, Apt 404 Los Angeles, CA 90021

Owner of Property: Susan Dost Ttee

Position/Title: Date Completed: Association Disclosure Specialist June 21, 2024

Owner's Mailing Address: 1850 E Industrial St, Apt 404, Los Angeles, CA 90021

Document Civil Code Section Fee For Document Not Available(N/A), Not Applicable(N/App), OR Directly Provided by Seller and confirmed in writing by Seller as a current document (DP)

Articles of incorporation or statement that not incorporation

CC&Rs

Operating Rules

Age restrictions, if any

Rental restrictions, if any

Annual budget report or summary, including reserve study

Assessment and reserve funding disclosure summary

Financial statement review

Assessment enforcement policy

Insurance summary

Regular assessment

Special assessment

Emergency assessment

Other unpaid obligations of the seller

Approved changes to assessments

Settlement notice regarding common area defects

Preliminary list of defects

Notice(s) of violation

Required statement of fees

Minutes of regular meetings of the board of directors conducted over the previous 12 months, if requested

Section 4525(a)(1) $57.00

Section 4525(a)(1)

Section 4525(a)(2)

Sections 4525(a)(9)

Sections 5300 and 4525(a)(3)

Sections 5300 and 4525(a)(4)

Sections 5305 and 4525(a)(3)

Sections 5310 and 4525(a)(4)

Sections 5300 and 4525(a)(3)

Section 4525(a)(4)

Sections 5675 and 4525(a)(4)

Sections 5300 and 4525(a)(4),(8)

Sections 4525(a)(6), (7) and 6100

Section 4525(a)(6), 6000 and 6100

Sections 5855 and 4525(a)(5)

Section 4525

Section 4525(a)(10)

$0 (Included in CC&Rs)

$57.00

$0 (Included in Budget)

$57.00

$0 (Included in Budget)

$0 (Included in Statement)

$0 (Included in Budget)

See disclosure if applicable

$0 (Included in Statement)

$115.00

TOTAL FEES for these documents: $449.00 DO NOT PAY

*The information provided in this form may not include all fees that may be imposed before the close of the escrow. Additonal fees that are not related to the requirements of Section 4525 may be charged separately. Please visit www.fsresidential.com/california, click Order Documents & Certifications in the upper left-hand corner, and follow the instructions to download a full list of fees and services.

As provided for in amended Gov. Code §12956.1, associations must place a cover page or stamp on the first page of their CC&Rs stating, in at least 14-point boldface type, the following:

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Resale Statement of Account CA-B91838

Biscuit Company Lofts Homeowners' Association This statement has been prepared on June 21, 2024 On behalf of Susan Dost Ttee ; owner(s) of 1850 E Industrial St, Apt 404, Los Angeles, CA 90021 Purchaser(s) is/are Andrew Kuang-Jen Tu and Cindy Man Yi Pun

Insurance Information

For all insurance information please contact:

Name: Derian Insurance Agency Phone Number: 1-310-472-1657

Fees due from Seller

Please send one check for the following amounts/sums due payable to: Biscuit Company Lofts Homeowners' Association, 15241 Laguna Canyon Road.

Balance due for account number BICO-BICOM-0049-01 through 06/21/2024: $0.00

The amount above is the balance for the account as of the above date. Late fees, additional assessments and other charges will be added as they occur. FirstService Residential California offers (1) free update(s) within 30 days, any subsequent updates are charged $142 per request. Verbal updates are not provided. The requester is responsible for obtaining an update for the account (7) days prior to closing.

Please note: No credits will be issued by FirstService Residential California. Any adjustment to the maintenance account must be made between the buyer and seller at closing.

Fees due from Buyer

Please send one check for the following amounts/sums due payable to: Biscuit Company Lofts Homeowners' Association, 15241 Laguna Canyon Road.

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Resale Statement of Account (continued) CA-B91838

Fees due for Resale Statement of Account

Please send a SEPARATE check for all of the foregoing amounts/sums due to: FirstService Residential California, 15241 Laguna Canyon Road.

The following is a statement including the disclosure fee due for the preparation of this certificate and any subsequent documentation.

Requester Information

Requested By: Noemi Valverde

Company: Escrow Exchange

Address: 9100 Wilshire Blvd. Beverly Hills, CA 90212

Phone #: 3107868686

Email: nv@escrowexchange.net

Escrow #: 24545EE

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Resale Statement of Account (continued) CA-B91838

Biscuit Company Lofts Homeowners' Association

This statement has been prepared on June 21, 2024 On behalf of Susan Dost Ttee ; owner(s) of 1850 E Industrial St, Apt 404, Los Angeles, CA 90021 Purchaser(s) is/are Andrew Kuang-Jen Tu and Cindy Man Yi Pun

Assessment Information

The following is a statement as to the amount of Biscuit Company Lofts Homeowners' Association's current regular assessments, special assessments, and any other fees or charges currently imposed by the Association and payable by unit owner(s).

ASSESSMENT:

$991.91 due Monthly on the 1st day of the payment period

Late Fee: Any assessment received 15 days after the due date will be assessed a late fee of $10.00 or 10%, whichever is greater. At 31 days, an additional 1% of the total assessment amount will be assessed.

Violation Information

The records of Biscuit Company Lofts Homeowners' Association reflect the following alleged violation(s) of the governing documents that remains unresolved at the time of the request: There are none known at this time.

This statement by the Association does not relieve the Buyer of the property from the obligation to disclose alterations or improvements to the property which violate the declaration or which may not have been approved, nor does it preclude the Association from taking action against the purchaser of the property for violations existing at the time purchase. There may be other items that have not been noted on this statement as it relates to landscaping or architectural improvements that may or may not be approved by the Association at the time of receipt of this notice. California Civil Code §4525 Section (5) read in part; "The notice shall not be deemed a waiver of the association's right to enforce the governing documents against the owner or the prospective purchaser of the separate interest with respect to any violation."

If you have any questions regarding violations, please contact the Community Manager, Kavell Ferguson, at 310.981.9913.

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Resale Statement of Account (continued) CA-B91838

Biscuit Company Lofts Homeowners' Association

This statement has been prepared on June 21, 2024

On behalf of Susan Dost Ttee ; owner(s) of 1850 E Industrial St, Apt 404, Los Angeles, CA 90021 Purchaser(s) is/are Andrew Kuang-Jen Tu and Cindy Man Yi Pun

Litigation Information

This notice confirms that FirstService Residential California has not been advised by the above named association that the association is aware of or has been served with any pending litigation against the association. This is also to advise you that FirstService Residential California has not undertaken any independent search as to whether there is any pending litigation against the association.

This disclosure is meant to provide notice of material litigation matters of the Association that it is aware of as of the date of this disclosure, and this disclosure does not include any matter that might be pending in Small Claims Court.

The proceeding is not intended to suggest that there is or is not active or pending litigation within the association.

You are advised that there are often delays in the preparation of litigation disclosures by associations. They arise due to the delay that occurs from the time a lawsuit is filed against an association until the time it is served on the association, and until a written litigation disclosure is prepared by legal counsel representing an association, and thereafter is made available by an association's board of directors. Once a disclosure on a case is prepared, it is to be regarded as a general notice of certain non-confidential and non-privileged matters in connection with the disclosed litigation as of the date that such disclosure was prepared. In addition, such a disclosure is not an exhaustive discussion of the facts of a case nor is it a prediction of the outcome of it, or an analysis of the financial effect it might have on the association. Therefore should you desire more information about any case, or want to know whether cases that may not as yet be the subject of a written disclosure to members and prospective buyers have been filed against the association, all of the pleadings of a case are public records, and unless sealed by an order of the Court, the file may be viewed and copies may be obtained from the office of the Clerk of the Court in the County where the association is located, which is the County where a lawsuit against an association is usually filed.

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Resale Statement of Account (continued) CA-B91838

Biscuit Company Lofts Homeowners' Association

Disclosure to Seller and Buyer

1. FirstService Residential California is the Property Management Company for Biscuit Company Lofts Homeowners' Association.

2. Homeowner assessments are due in advance on the 1st day of each month. A statement will be sent to buyer's mailing address, as a courtesy, within 30 days from the notification of close of escrow ("COE") to FirstService Residential California. Should buyer not receive a billing within 30 days of COE, Buyer is to send 1 month's dues payment to the Association along with a copy of this form. The assessment payment due-date is established by the Association (generally the 15th or 30th day of each month), and any payments received after the due date may be subject to a late charge.

3. Association assessments are an assessment ON PROPERTY. California Law provides the Association with the right to lien and foreclose ON YOUR PROPERTY due to nonpayment of assessments.

4. California Civil Code §4525 requires that the Seller of real property within an Association / Common Interest Development provide to a Buyer certain items. The Seller may request the Homeowners Association to provide the Buyer the items and the Association may charge a reasonable fee for this service. These fees, in addition to other fees charged by the Association, are set forth in this Statement of Account.

5. This Statement of Account documents the referenced account as of the date of issuance. Payments and charges are posted to accounts daily. Escrow, FirstService Residential California offers (1) free update(s) within 30 days, any subsequent updates are charged $142 per request. Verbal updates are not provided. The requester is responsible for obtaining an update for the account at least (2) days prior to closing.

6. Upon closing, Escrow is responsible for collecting all amounts shown on this Statement of Account; no refunds will be issued for any Homeowners Association documents requested by Escrow.

7. Should this escrow transaction cancel or not close: a) All amounts shown on this Statement of Account remain payable by the Seller. Entering into an escrow does not suspend the responsibility to pay the Association assessment; b) in the event this escrow transaction cancels, Escrow is responsible for collecting and remitting the cancellation fee of $75.00. If this fee is not collected, the charge will remain on the Seller's account until paid.

8. Sellers who pay their assessments via ACH can cancel their recurring payment in advance of the closing by going to FSResidential.com/California, selecting "Make a Payment", and logging into their account to terminate their ACH payment setup. The seller's ACH payment will be automatically terminated once the buyer's account is set up in our software system.

FirstService Residential California 15241 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Return Form CA-B91838

ATTENTION ESCROW:

To assist in refunding any credit balance due to the seller it is imperative that you provide the seller's forwarding address in the closing documents remitted to FirstService Residential. You can utilize the below return form or remit the information in a closing letter from your office.

Failing to provide the seller's forwarding address may result in the seller's credit balance being forwarded to your office for disposition to the seller.

Seller, please provide the following information:

Forwarding Address:

Escrow, please provide the following information:

The property will will not be occupied by the owners(s). Property will be occupied as of

All billings, correspondence for new owners, after COE should be mailed to Buyer's at:

List all new owners on title for said property:

The undersigned hereby acknowledge the receipt of this document which specifies the fees due for the Resale Statement of Account, each understands its responsibilities as set forth herein, and each authorizes the Escrow Agent to pay to the Association and FirstService Residential California, the charges set forth, respectively, as currently shown or as may be amended before the Close of Escrow.

Seller's Signature Date

Buyer's Signature Date

Name (print or type) Name (print or type)

Seller's Signature Date

Name (print or type)

Buyer's Signature Date

Name (print or type)

Please forward this statement signed by all parties, escrow's closing statement(s), fees and sums due to:

FirstService Residential California, LLC 15241 Laguna Canyon Road Irvine, CA 92618

Biscuit Company

Lofts Homeowners' Association

Restrictive Covenant Modification

“If this document contains any restriction based on age, race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, familial status, marital status, disability, veteran or military status, genetic information, national origin, source of income as defined in subdivision (p) of Section 12955, or ancestry, that restriction violates state and federal fair housing laws and is void, and may be removed pursuant to Section 12956.2 of the Government Code by submitting a “Restrictive Covenant Modification” form, together with a copy of the attached document with the unlawful provision redacted to the county recorder’s office. The “Restrictive Covenant Modification” form can be obtained from the county recorder’s office and may be available on its internet website. The form may also be available from the party that provided you with this document. Lawful restrictions under state and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status.”

WHEN RECORDED MAIL TO: NAME

MAILING ADDRESS

CITY, STATE and ZIP CODE SPACE ABOVE THIS LINE RESERVED FOR RECORDER’S USE

RESTRICTIVE COVENANT MODIFICATION

I (We) have an ownership interest of record in the property located at _ that is covered by the document described below.

The following referenced document contains a restriction based on race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, familial status, marital status, disability, genetic information, national origin, source of income (as defined in subdivision (p) of Section 12955 of the Government Code), or ancestry that violates federal fair housing law and that restriction is void.

Pursuant to Section 12956.2 of the Government Code, this document is being recorded solely for the purpose of eliminating a restrictive covenant as shown on page(s) ___________ of the document recorded on _______________ (date) in book _______ and page_______, or as instrument number ___________________ of the Official Records of the County of Los Angeles. Attached hereto is a complete copy of the original document containing the unlawfully restrictive language with the unlawful language stricken through

This modification document shall be indexed in the same manner as the original document pursuant to Government Code Section 12956.2(c).

The effective date of the terms and conditions of this modification document shall be the same as the effective date of the original document referenced above.

Date: Date:

Printed Name:

(Signature)

Approved: Los Angeles County Counsel

(Signature)

As of 05/16/2022, Los Angeles County Clerk Recorder does not provide procedures for the Restrictive Covenant Modification process compliant with Government Code 12956.2 with the available Restrictive Covenant Modification form. For further information on the procedures, contact Los Angeles County Clerk Recorder at (800) 201-8999.

DATE: November 10, 2023

TO: The Membership – Biscuit Lofts Company

FROM: The Board of Directors

RE: 2024 Budget – Effective January 1, 2024

Each year the association’s volunteer Board of Directors performs a very careful review of the past year’s expenses and income to best project the amount to collect from each member in the upcoming fiscal year. When reviewing the budget, the Board considers several factors such as: recurring contract costs, inflation, utility usage and rates, insurance, and appropriate reserve contributions (savings) each month to pay for repair, restoration and/or replacement of common area components as needed.

As a result of this review, the Board has determined that effective January 1, 2024, the overall budget of the Association’s expenses will require an increase of 10.66% to meet the association’s financial needs in the upcoming fiscal year. The association’s assessments are calculated on a variable assessment schedule which means our legal documents require some or all expenses be allocated differently based on unit size or type. This is called a "variable assessment" because the resulting assessment amount varies from unit to unit – some may have an increase, while others may have a decrease or no increase. A variable assessment schedule is included in this budget packet to show the amounts owed by each unit. Please review the schedule to determine your new assessment amount.

What Is Included In This Budget Packet?

State law and the association’s governing documents require the Board of Directors to distribute the following documents annually to each member:

• A summary of the pro forma budget for the upcoming fiscal year

• Variable assessment schedule

• Assessment and Reserve Funding Disclosure Summary

• Executive Summary pages of the reserve study

• 5-Year Reserve Projection Model

• 30-Year Reserve Cashflow Analysis

• Delinquency Policy

• Written Notice of Assessments, Foreclosure, and Payment Plans

• Alternative Dispute Resolution (ADR) procedure

• Internal Dispute Resolution (IDR) procedure

• Discipline Policy

• Schedule of Penalties for Violation of the Association’s Documents

• Architectural Submittal and Appeal process

• Insurance Summary

• FHA Certification Disclosure

• VA Certification Disclosure

• Billing Disclosure Form

• Annual Homeowners Disclosure Page

• ADR/IDR Policy

About the Reserve Study

California law requires the association's Board of Directors to “cause to be conducted” a reserve study with an onsite inspection at least once every three years. Although the law does not require the Board to perform a reserve study in years two and three, the law does require an annual disclosure to be distributed to the membership in those years. To ensure that the association’s major components are appropriately identified, the Board hires a professional reserve analyst for these services.* The “Executive Summary” in this packet will show whether or not a site inspection was completed this year as determined by the Board.

California law also requires the Board to make these disclosures about the association’s reserve funds:

1) In the upcoming year, the association will fund reserves using the following sources:

Type of Funding

Regular Assessments

Special Assessments

Borrowing

Use of Other Assets

Deferral of Repairs

Alternate Mechanisms

2) The association has a total of $1,149,394.22 in actual accumulated reserve funds as of September 30, 2023. The Board anticipates that the amount will increase to $1,197,134.22 by the end of the current fiscal year. According to the reserve analyst, the total replacement cost for all major components is $1,873,820. The current reserve fund amount represents 64% of the projected total replacement cost. Although this number usually seems low, the legislature requires the Board to disclose (in boldface type) how much it would cost the association to rebuild all of its major common area components if they were replaced all at once.

3) According to the reserve analyst, at the start of the upcoming fiscal year the association is anticipated to be 59.9% funded to the “ideal funding level”. That number represents the amount the association is anticipated to have on hand to repair or replace major components when they are scheduled to be repaired or replaced.

4) The Board of Directors has determined to defer or not undertake repairs or replacement of the following major components with a remaining life of 30 years or less (as identified in the reserve study as having zero estimated remaining life):

Insurance Information

The association carries General Liability insurance in the amount of $7,000,000 which meets the minimum amount specified in California law to ensure that owners are only individually liable for their proportionate share of special or regular assessments levied to pay any judgments against the association which exceed the limits of the association’s insurance.

Additional disclosures about the association’s insurance policies can be found within this packet, including the name(s) of the insurer(s), the types of insurance, the policy limits, and the amount of deductibles (if any).

Other Disclosures

The Board of Directors does not anticipate that any special assessment will be required during the upcoming fiscal year to repair, replace and/or restore any major components or to provide adequate reserves.

Please contact our community manager, Cassandra Dyer at 888.428.5588 or via e-mail at Cassandra.dyer@fsresidential.com should you have any questions or if you would like to have a copy of the complete pro forma operating budget provided to you at the association’s expense or a copy of the complete reserve study plan. These documents are also available for review at 3415 S. Sepulveda Blvd, Suite 720, Los Angeles, CA 90034 by appointment.

The board is required to distribute an annual policy statement that provides the association members with information about its policies.

1. The name and address of the person designated to receive official communications to the association is the Manager on behalf of Biscuit Company Lofts c/o FirstService Residential Management, 3415 S. Sepulveda Blvd, Suite 720, Los Angeles, CA, 90034

2. Members may submit a request to the address noted above to have notices sent to up to two different specified addresses.

3. Civil Code permits the association to provide General Notices to the membership via newsletter, billing statement messages, association website, or posting in a prominent location. If the association chooses to post notices, they will be located in the elevator.

4. If you would like all notices, including general notices, to be sent to you by individual delivery, please log in to the community website at http://biscuitcompanylofts.connectresident.com and update your communication preferences within the “My Account” settings of your profile.

5. Copies of board meeting minutes for meetings that are open to the membership are available upon written request throughout the year. Minutes can be released to you thirty days following the meeting date and any charges involved for copying and postage for those minutes are the responsibility of the requesting owner. If the minutes are not approved by the Board within the 30-day period of the request, draft minutes will be provided to you.

* The association’s board of directors has relied on information, opinions, reports and statements presented to it by vendors, contractors, reserve study specialists, CPA’s and/or other professionals and is relying upon this information, financial data and reports pursuant to the California Corporations Code in providing the association membership the information contained in this Assessment Reserve Funding Disclosure Summary. The information contained within the reserve study includes assumptions regarding future events based on information supplied to the association’s board of directors from said professionals. Some assumptions inevitably will not materialize and unanticipated events and circumstances may occur subsequent to the date of this Disclosure Summary. Therefore, the actual replacement cost and remaining life may vary from the reserve study and the variation may be significant. Additionally, inflation and other economic events may impact the reserve study, particularly over a 30-year period of time which could impact the accuracy of the reserve study and the funds available to meet the association’s obligation for repair and/or replacement of major components during the next 30 years. Furthermore, severe weather conditions, earthquakes, floods or other acts of God, the occurrence of vandalism and other events that are difficult to anticipate cannot be accounted for and are excluded when assessing life expectancy of the components. The reserve study only includes items that the Association has a clear and express responsibility to maintain pursuant to the association’s CC&Rs.

Biscuit Company Lofts 2024 Budget

TYPICAL OPERATING EXPENSE CATEGORIES GENERALLY INCLUDE:

Landscape

Common Area: handyman services, pest control, light maintenance, fencing repair, etc.

Administration: annual audit, taxes & licenses, legal service, management fees, delinquency monitoring, etc.

1/1/2024

1) Budgeted Amounts:

2) Additional assessments that have already been scheduled to be imposed or charged, regardless of the purpose, if they have been approved by the board and/or members:

Based on the most recent Reserve Study and other information available to the Board of Directors, at this point in time does it appear that currently projected Reserve account balances will be sufficient at the end of each year to meet the association's obligation for repair and/or replacement of major components during the next 30 years? No

4) If the answer to #3 is no, what additional assessments or other contributions/loans to Reserves would be necessary to ensure that sufficient Reserve Funds will be available each year during the next 30 years?

5) All major components appropriate for Reserve Funding (components that are a common area maintenance responsibility with a limited life expectancy and predictable remaining useful life, above a minimum threshold cost of significance) are included in this Reserve Funding Plan: Yes

6) All computations/disclosures are based on the fiscal year start date of: 1/1/2024

Fully Funded Balance (based on formula defined in 5570(b)4): $1,873,820

Projected Reserve Fund Balance: $1,121,565

Percent Funded: 59.9 %

Reserve Deficit (surplus) on a mathematical avg-per-unit* basis: $7,233

From the 6/22/2023Reserve Study by Association Reserves and any minor changes since that date. * If assessments vary by the size or type of unit, allocate as noted within your Governing Documents.

7) See attached 30-yr Summary Table, showing the projected Reserve Funding Plan, Reserve Balance, Percent Funded, and assumptions for interest and inflation.

Prepared by: Una Hart

Date: 11/8/2023

The financial representations at the time of preparation are based on the Reserve Study for the fiscal year shown at the top of this page and the best estimates of the preparer. These estimates should be expected to change from year to year. Some information on this form has been provided to Association Reserves, and has not been independently verified.

$1,873,820

$16,800

EconomicAssumptions:

NetAnnual"AfterTax"InterestEarningsAccruingtoReserves AnnualInflationRate

ThisisaNo‐SiteVisitupdatebasedonapriorReserveStudypreparedbyAssociationReservesforyour 2023FiscalYear.NositeinspectionwasperformedaspartofthisReserveStudy.

ThisReserveStudywaspreparedbyacredentialedReserveSpecialist﴾RS#419﴿.

YourReserveFundiscurrentlyat59.9%Funded.Beingbetween30%‐70%Fundedrepresentsa fairReserveposition.AssociationsinthisrangehaveaMediumriskofReservecash‐flowproblems﴾suchas specialassessmentsand/ordeferredmaintenance﴿inthenearfuture.

Basedonthisstartingpoint,youranticipatedfutureexpenses,andyourhistoricalReservecontributionrate, ourrecommendationistoincreaseyourReservecontributions.

Yourmulti‐yearFundingPlanisdesignedtoprovidefortimelyexecutionofReserveprojectsandgradually bringyourassociationclosertothe“FullyFunded”﴾100%﴿level.

DELINQUENT ASSESSMENT COLLECTION POLICY

Effective: JANUARY 2024

Prompt payment of assessments by all owners is critical to the financial health of the Association and to the enhancement of the property values of our Association Your Board of Directors takes very seriously its obligation under the CC&R’s and the California Civil Code to enforce the members’ obligation to pay assessments. The Board has adopted this Collection Policy in an effort to discharge that obligation in a fair, consistent, and effective manner. Therefore, pursuant to the CC&R’s and Civil Code, the following are the Association’s assessment collection practices and policies:

 Regular monthly assessments are due and payable on the 1st day of each month. A courtesy billing statement is sent each month to the billing address on record with the Association. However, it is the owner of record’s responsibility to pay each assessment in full each month regardless of whether a statement is received.

 All other assessments, including, but not limited to, Special Assessments, Reimbursement Assessments, Reconstruction Assessments, and Capital Improvement Assessments are due and payable on the date specified by the Board in the notice of assessment.

 Regular monthly assessments and all other assessments (as defined in Paragraph 2) are collectively referred to herein as “Assessments”.

 Assessments, late charges, interest and collection costs, including any attorneys’ fees, are the personal obligation of the owner of the property at the time the Assessment or other sums are levied.

 Unpaid Assessments are delinquent 15 days after they are due.

 A late charge of $10.00 or 10%, whichever is greater, will be charged for any Assessment that is not received on or before the 15th day of the month, prior to the close of business.

 Interest on the balance due will accrue at a rate not to exceed 12% per annum; commencing thirty (30) days after the Assessment becomes due.

 At fifteen (15) days past due, the association may invite owner(s) to a hearing for the purpose of revoking membership privileges. Those privileges can include access to common areas or facilities, and/or services paid for by the association.

 When an Assessment becomes more than forty-five (45) days past due, the Association will send a validation notice to the billing address on record with the association. The owner will be charged a fee for the notice, as well as all costs to complete the transmittal of the notice. If an owner writes to dispute the amount owed or to request “original creditor” information within the validation period set forth in the notice, then the Association will cease collection of the debt, or any disputed portion of the debt, until the Association responds appropriately as required by law (see applicable consumer protection laws).

 When an Assessment becomes more than eighty (80) days past due, the Association will send an intent to lien/pre-lien letter to each owner, as required by the Civil Code, by certified mail to the owner’s address of record. The owner will be charged a fee for the notice, as well as all costs to complete the transmittal of the letters

 If the owner fails to pay the amounts set forth in the intent to lien/pre-lien letter within 30 days of receipt of that letter, a lien for the amount of any delinquent Assessments, late charges, interest and/or costs of collection, including attorneys’ fees, may be recorded against the owner’s property. The owner will be charged a fee for the lien, as well as any processing fees, recording service, and costs. A copy of the lien will be sent to each owner at his/her address of record via certified mail within ten (10) days of recordation thereof. After the expiration of thirty (30) days following recordation of the lien, the lien may be enforced in any manner permitted by law.

o Prior to the recording of a Board authorized lien for delinquent Assessments, an owner that is delinquent has the right to participate in internal dispute resolution (“IDR”) pursuant to the “meet and confer” program in accordance with California Civil Code. Prior to recording a lien, the Board of Directors will approve such action by a majority vote of the Board of Directors.

o Upon receipt of payment in full, that includes any late fees, interest, collection costs and/or attorneys’ fees, a Release of Lien will be recorded. Copies of the Release of Lien will be sent to all owners of record. The owner will be charged a fee for the release, as well as any processing fees, recording service, and costs. All county recording fees are charged as applicable and as counties may charge from time to time.

 If an owner is delinquent for thirty (30) additional days after the Notice of Delinquent Assessment (Lien) has been recorded, the Assessment collection matter will be referred to the Association’s attorney or collection agent, and the lien may be enforced by judicial or non-judicial foreclosure sale, or by money judgment at the Association’s option. An actual foreclosure sale of an owner’s property will not be conducted unless or until either; (a) the delinquent assessment amount totals One Thousand, Eight Hundred Dollars ($1,800) or more, excluding accelerated assessments and specified late charges and/or fees; or (b) the assessments are delinquent for more than twelve (12) months. [You could lose ownership of your property if a foreclosure action is completed. You will be responsible for significant additional fees and costs, including attorneys’ fees, if a foreclosure action is commenced against your property.] The decision to foreclose on a lien must be made by a majority of the Board of Directors in an Executive Session meeting and the Board of Directors must record their votes in the Minutes of the next open session Meeting of the Board. The Board must maintain the confidentiality of the delinquent owner(s) by identifying the matter in the Minutes by only the parcel number of the owner’s property. Prior to initiating any foreclosure sale on a recorded lien, the Association shall offer delinquent owners the option of participating in IDR or Alternative Dispute Resolution (“ADR”).

 Nothing herein limits or otherwise affects the Association’s right to proceed in any other lawful manner to collect any delinquent sums owed to the Association.

 The Association will charge a processing fee to the owner for a returned check.

 Any owner who is unable to pay Assessments will be entitled to submit a written request for a payment plan to be considered by the Board of Directors. The Board of Directors is not required to approve a payment plan. If a payment plan is approved, the Board of Directors may establish the terms of the payment plan. A payment plan request or approved payment plan will not impede the Board’s ability to vote for and record a lien.

 The mailing address for overnight payment of assessments is:

FirstService Residential California, LLC

15241 Laguna Canyon Rd Irvine, CA 92618

NOTICE ASSESSMENTS AND FORECLOSURE

This notice outlines some of the rights and responsibilities of owners of property in common interest developments and the associations that manage them. Please refer to the sections of the Civil Code indicated for further information. A portion of the information in this notice applies only to liens recorded on or after January 1, 2003. You may wish to consult a lawyer if you dispute an assessment.

ASSESSMENTS AND FORECLOSURE

Assessments become delinquent 15 days after they are due, unless the governing documents provide for a longer time. The failure to pay association assessments may result in the loss of an owner’s property through foreclosure. Foreclosure may occur either as a result of a court action, known as judicial foreclosure, or without court action, often referred to as nonjudicial foreclosure. For liens recorded on and after January 1, 2006, an association may not use judicial or nonjudicial foreclosure to enforce that lien if the amount of the delinquent assessments or dues, exclusive of any accelerated assessments, late charges, fees, attorney’s fees, interest, and costs of collection, is less than one thousand eight hundred dollars ($1,800). For delinquent assessments or dues in excess of one thousand eight hundred dollars ($1,800) or more than 12 months delinquent, an association may use judicial or nonjudicial foreclosure subject to the conditions set forth in Article 3 (commencing with Section 5700) of Chapter 8 of Part 5 of Division 4 of the Civil Code. When using judicial or nonjudicial foreclosure, the association records a lien on the owner’s property. The owner’s property may be sold to satisfy the lien if the amounts secured by the lien are not paid. (Sections 5700 through 5720 of the Civil Code, inclusive)

In a judicial or nonjudicial foreclosure, the association may recover assessments, reasonable costs of collection, reasonable attorney’s fees, late charges, and interest. The association may not use nonjudicial foreclosure to collect fines or penalties, except for costs to repair common area damaged by a member or a member’s guests, if the governing documents provide for this. (Section 5725 of the Civil Code)

The association must comply with the requirements of Article 2 (commencing with Section 5650) of Chapter 8 of Part 5 of Division 4 of the Civil Code when collecting delinquent assessments. If the association fails to follow these requirements, it may not record a lien on the owner’s property until it has satisfied those requirements. Any additional costs that result from satisfying the requirements are the responsibility of the association. (Section 5675 of the Civil Code)

At least 30 days prior to recording a lien on an owner’s separate interest, the association must provide the owner of record with certain documents by certified mail, including a description of its collection and lien enforcement procedures and the method of calculating the amount. It must also provide an itemized statement of the charges owed by the owner. An owner has a right to review the association’s records to verify the debt. (Section 5660 of the Civil Code)

If a lien is recorded against an owner’s property in error, the person who recorded the lien is required to record a lien release within 21 days, and to provide an owner certain documents in this regard. (Section 5685 of the Civil Code)

The collection practices of the association may be governed by state and federal laws regarding fair debt collection. Penalties can be imposed for debt collection practices that violate these laws.

PAYMENTS

When an owner makes a payment, the owner may request a receipt, and the association is required to provide it. On the receipt, the association must indicate the date of payment and the person who received it. The association must inform owners of a mailing address for overnight payments. (Section 5655 of the Civil Code)

An owner may, but is not obligated to, pay under protest any disputed charge or sum levied by the association, including, but not limited to, an assessment, fine, penalty, late fee, collection cost, or monetary penalty imposed as a disciplinary measure, and by so doing, specifically reserve the right to contest the disputed charge or sum in court or otherwise.

An owner may dispute an assessment debt by submitting a written request for dispute resolution to the association as set forth in Article 2 (commencing with Section 5900) of Chapter 10 of Part 5 of Division 4 of the Civil Code. In addition, an association may not initiate a foreclosure without participating in alternative dispute resolution with a neutral third party as set forth in Article 3 (commencing with Section 5925) of Chapter 10 of Part 5 of Division 4 of the Civil Code, if so requested by the owner. Binding arbitration shall not be available if the association intends to initiate a judicial foreclosure.

An owner is not liable for charges, interest, and costs of collection, if it is established that the assessment was paid properly on time. (Section 5685 of the Civil Code)

MEETINGS AND PAYMENT PLANS

An owner of a separate interest that is not a time-share interest may request the association to consider a payment plan to satisfy a delinquent assessment. The association must inform owners of the standards for payment plans, if any exists. (Section 5665 of the Civil Code)

The board must meet with an owner who makes a proper written request for a meeting to discuss a payment plan when the owner has received a notice of a delinquent assessment. These payment plans must conform to the payment plan standards of the association, if they exist. (Section 5665 of the Civil Code).

ASSIGNMENT OF RENTS

In the event that the Association files any action against an Owner for unpaid Assessments on Owner’s Unit, and said Unit is or becomes rented or leased at any time during the pendency of the action, the Association shall have the right, upon ex parte notice and application, to request that the Court order Owner to assign all rents due from the renter/lessor of said Unit to the Association until such time as all Assessment delinquencies are cured.

ALTERNATIVE DISPUTE RESOLUTION

5925. As used in this article: (a) "Alternative dispute resolution" means mediation, arbitration, conciliation, or other non-judicial procedure that involves a neutral party in the decision making

process. The form of alternative dispute resolution chosen pursuant to this article may be binding or nonbinding, with the voluntary consent of the parties.

(b) "Enforcement action" means a civil action or proceeding, other than a cross-complaint, for any of the following purposes:

(1) Enforcement of this title.

(2) Enforcement of the Nonprofit Mutual Benefit Corporation Law (Part 3 commencing with Section 7110) of Division 2 of Title 1 of the Corporations Code).

(3) Enforcement of the governing documents of a common interest development.

5930. (a) An association or an owner or a member of a common interest development may not file an enforcement action in the superior court unless the parties have endeavored to submit their dispute to alternative dispute resolution pursuant to this article.

(b) This section applies only to an enforcement action that is solely for declaratory, injunctive, or writ relief, or for that relief in conjunction with a claim for monetary damages not in excess of the jurisdictional limits stated in the Code of Civil.

(d) Except as otherwise provided by law, this section does not apply to an assessment dispute.

5935. (a) Any party to a dispute may initiate the process required by serving on all other parties to the dispute a Request for Resolution. The Request for Resolution shall include all of the following:

(1) A brief description of the dispute between the parties.

(2) A request for alternative dispute resolution.

(3) A notice that the party receiving the Request for Resolution is required to respond within 30 days of receipt or the request will be deemed rejected.

(4) If the party on whom the request is served is the owner of a separate interest, a copy of this article.

(b) Service of the Request for Resolution shall be by personal delivery, first-class mail, express mail, facsimile transmission, or other means reasonably calculated to provide the party on whom the request is served actual notice of the request.

(c) A party on whom a Request for Resolution is served has 30 days following service to accept or reject the request. If a party does not accept the request within that period, the request is deemed rejected by the party.

5940. (a) If the party on whom a Request for Resolution is served accepts the request, the parties shall complete the alternative dispute resolution within 90 days after the party initiating the request receives the acceptance, unless this period is extended by written stipulation signed by both parties.

(b) Chapter 2 (commencing with Section 1115) of Division 9 of the Evidence Code applies to any form of alternative dispute resolution initiated by a Request for Resolution under this article, other than arbitration.

5945. If a Request for Resolution is served before the end of the applicable time limitation for commencing an enforcement action, the time limitation is tolled during the following periods:

(a) The period provided in Section 5935 for response to a Request for Resolution.

(b) If the Request for Resolution is accepted, the period provided by Section 5940 for completion of alternative dispute resolution, including any extension of time stipulated to by the parties pursuant to Section 5940.

5950. (a) At the time of commencement of an enforcement action, the party commencing the action shall file with the initial pleading a certificate stating that one or more of the following

conditions is satisfied:

(1) Alternative dispute resolution has been completed in compliance with this article.

(2) One of the other parties to the dispute did not accept the terms offered for alternative dispute resolution.

(3) Preliminary or temporary injunctive relief is necessary.

(b) Failure to file a certificate pursuant to subdivision (a) is grounds for a demurrer or a motion to strike unless the court finds that dismissal of the action for failure to comply with this article would result in substantial prejudice to one of the parties.

5955. (a) After an enforcement action is commenced, on written stipulation of the parties, the matter may be referred to alternative dispute resolution. The referred action is stayed. During the stay, the action is not subject to the rules implementing subdivision (c) of Section 68603 of the Government Code.

(b) The costs of the alternative dispute resolution shall be borne by the parties.

5960. In an enforcement action in which fees and costs may be awarded pursuant to subdivision (c) of the court, in determining the amount of the award, may consider whether a party's refusal to participate in alternative dispute resolution before commencement of the action was reasonable.

5965. (a) An association shall annually provide its members a summary of the provisions of this article that specifically references this article. The summary shall include the following language:

"Failure of a member of the association to comply with the alternative dispute resolution requirements of the Civil Code may result in the loss of your right to sue the association or another member of the association regarding enforcement of the governing documents or the applicable law."

(b) The summary shall be provided either at the time the pro forma budget is distributed or in the manner prescribed in Section 5016 of the Corporations Code. The summary shall include a description of the association's internal dispute resolution process.

INTERNAL DISPUTE RESOLUTION

5915. Statutory Dispute Resolution Procedure

(a) This section applies in an association that does not otherwise provide a fair, reasonable, and expeditious dispute resolution procedure. The procedure provided in this section is fair, reasonable, and expeditious, within the meaning of this article.

(b) Either party to a dispute within the scope of this article may invoke the following procedure:

(1) The party may request the other party to meet and confer in an effort to resolve the dispute. The request shall be in writing.

(2) A member of an association may refuse a request to meet and confer. The association may not refuse a request to meet and confer.

(3) The association's board of directors shall designate a member of the board to meet and confer.

(4) The parties shall meet promptly at a mutually convenient time and place, explain their positions to each other, and confer in good faith in an effort to resolve the dispute. The parties may be assisted by an attorney or another person at their own cost when conferring.

(5) A resolution of the dispute agreed to by the parties shall be memorialized in writing and signed by the parties, including the board designee on behalf of the association.

(c) A written agreement reached under this section binds the parties and is judicially enforceable if it is signed by both parties and both of the following conditions are satisfied:

(1) The agreement is not in conflict with law or the governing documents of the common interest development or association.

(2) The agreement is either consistent with the authority granted by the board of directors to its designee or the agreement is ratified by the board of directors.

(d) A member of the association may not be charged a fee to participate in the process.

RULES AND REGULATIONS

For the Homeowners and Residents of BISCUIT COMPANY LOFTS HOMEOWNERS ASSOCIATION

THIS DOCUMENT SHALL CONSTITUTE FORMAL NOTICE. NO ADDITIONAL NOTICE OR WARNINGS WILL BE GIVEN.

PLEASE READ THIS DOCUMENT IN ITS ENTIRETY AS IT CONTAINS IMPORTANT RULES AND REGULATIONS THAT ALL HOMEOWNERS ARE REQUIRED TO FOLLOW.

RULES & REGULATIONS

BISCUIT COMPANY LOFTS

1. Enforcement of Rules & Regulations

Violations of these Rules & Regulations, and other covenant or restriction will result in assessments against an Owner, as stated and allowed in the Associations' CC&Rs. Such fines or penalties may be assessed only after Notice and Hearing.

The following fine schedule has been adopted by the Board and will be used as required to remedy a violation of any of the Rules & Regulations.

2. Reporting a Violation

Complaints must be submitted in writing to the HOA management company for consideration by the Board, by at least two (2) Owners. The management company is FirstService Residential. Contact us at Tel: 310 574 7426 or Fax us at 310.574.7427. You may also Email us at CustomerCare.ca@fsresidential.com.

3. Noise, Nuisance & Disturbance Policy

Quite enjoyment No owner shall permit or suffer anything to be done or kept upon such Owner's Condominium, as well as common area, which will obstruct or interfere with the rights of quiet enjoyment of the other occupants, or annoy them by unreasonable noises or otherwise .

First violation: $100 Second violation: $250 Third violation: $500

4. Maintenance & Protection of Common Areas Policy

Common sidewalks, parking areas, passages, hallways, stairwells, gardens, pool and other common areas shall not be obstructed or used by any Owner/tenant for any purpose other than that which it is intended, Bicycles, Rollerblades scooters or skateboards may not be used/ ridden in hallways, lobby, rooftop, garden area.

Parking garage and all other common areas.

First violation: $100 Second violation: $250 Third Violation: $500

5. Moving

Moving by owners or tenants requires notification to Management and must be scheduled four (4) days in advance. Reserving the service elevator is allocated on a first come, first serve basis. Unauthorized moves are subject to a fine.

Fees deposits (to be made prior to the scheduled move) are as follows:

1) A deposit of $500 is required to protect the Association against property damage to any common areas. This deposit is to be made out to Biscuit Company Lofts Homeowners Association no less than 48 hours before the move. Such deposit will be returned with in five (5) business days after it has been determined there was no damage to the building or any common areas as a result of the move: In the event of damage the applicable owner is responsible for all costs required to repair any such

Damage and as such is not limited to by the amount of the deposit. If repairs costs are less than the deposit, a refund will be issued once repairs have been completed.

2.A fee of $100 is to be paid to the Biscuit Company Lofts HOA to cover cost of the installing and cleaning of move in blankets, administration fee for name changes in automated entry system, mail box directory, etc.

Violations for unauthorized moves: $1,000

3.Moving is allowed only during the following hours: Monday Friday 8:00 a.m. -6:00 p.m. and Saturday 9:00 a.m. 5:00 p-.m. Movingis not permitted on Sundays or holidays. All moving must be done in the service elevator and accessed via the garage, NOT THE LOBBY.

Violations: $250

6. Deliveries Policy

All deliveries of large items are to be made through the service elevator and accessed via the garage, NOT THE LOBBY.

Violations: $250, plus owner will be responsible for any damage to lobby and or elevator

7. Parking Policy

Each owner has been assigned with a certain exclusive use parking space(s) under the recorded condominium plan for the property. The CC&Rs limits parking spot(s) usage to owners/tenants only. Cars must be parked only in assigned spots; otherwise they will be towed away at owner's expense. There are no guest parking spaces. All vehicles must be registered with Management to insure only owner/tenant cars are parked in assigned spots. No repairs, car washing. Sounding of horns, racing or revving of motors or motorcycles is permitted in parking facilities. Storage of any kind other than a single car or motorcycle in parking spots in not permitted and is a fire hazard. Each owner is responsible to maintain their vehicle in a manner that will not result in oil spills or other unusual stains to the parking surface.

First violation: $100 Second' Violation: $250 Third violation: $500

8.Pet & Animals Policy

No animals, livestock, or poultry of any kind shall be raised, bred, or kept in the Project, except upon specific approval of the Board. A Unit Owner shall be allowed to maintain a reasonable number of household family pets (but in the case of dogs and cats not to exceed three combined of either dogs or cats), so long as a pet does not unreasonably annoy, molest, or inconvenience any other Unit Owners, guests or other pets and provided that such pet or pets shall, if and when declared to be a nuisance by the Board, forthwith be removed from the Project. Dogs must be "curbed" and kept on leash at all times while in or on the Association Common Areas. PETS ARE NOT ALLOWED TO RELIEVE THEMSELVES IN ANY COMMON AREA. No wild, Unusual or exotic pets shall be allowed, including, but not limited to, pigs, snakes, miniature horses, and the like. Pets shall not be permitted to deposit waste in any part of the Project and each Owner of a pet shall be responsible for any violation. Any

inconvenience, damage or injury caused by such household pet(s) shall be the sole responsibility of the respective Owner thereof and said Owner indemnifies the Association, its Board of Directors, Officers, Manager and its staff and holds each of them harmless from and against any and all loss, cost, liability and expense of any kind and nature arising out of having pets within the Project.

First violation: $100

Second violation: $ 250 Third violation: $500

9. Garden and Pool Restrictions

Hours of use of the garden and pool shall be limited to the hours of 8:00 a.m. to 9:00 p.m. Sunday through Thursday, and the hours of 8:00 a.m. to 10.00 p.m. Friday and Saturday. If an Owner shall desire to use such areas at later hours. Or shall desire to use areas for a party, written permission must be first obtained from the Board of Directors. Pets, glass breakable material or any other materials that could cause injury are not permitted. Children under the age of 14 must be accompanied by an adult. Babies must wear diapers.

First violation: $100

Second violation: $250 Third violation: $500

10. Parties at the Garden or Pool, Requirements

To use the garden and pool area for parties, the following requirements must be met:

a. Written permission from the Board of Directors.

b. Parties of 50-100 people: $750.00 fee + Security Guard + $5,000* deposit.

c. Parties 25-49 people: $500.00 fee + Security Guard + $2,000* deposit.

d. Parties 15-24 people: $200.00 fee + $750* deposit.

e. Commercial use is not allowed.

f. Admission fees or cover charges are not permitted.

*D e posits will be refunded after HOA inspection PLEASE NOTE: Sunday -Thursday, parties must end by 9:00 p.m. Friday & Saturday, parties must end by Should there be any damage, the cost of repair and cleaning will be deducted from the deposit. If the deposit is not sufficient to cover the cost the homeowner will be responsible for any additional cost.

Violations: $2,000

11. Parties in a Unit

All parties are subject to the noise, nuisances and disturbance rules as they are outlined in the CC&Rs. Parties on unit patios are subject to the hours listed in Rule 10.

First Violation $100 Second Violation: $250 Third Violation $500

Parties that migrate from a Unit to the garden or pool: See Rule 10. You must have written Board approval for a party at the garden or on the pool deck. If you anticipate that 15 or more of your guests will congregate at the garden or the pool, a deposit of $750 is required. Deposits will be refunded after the HOA inspection. Should there be any damage to either the roof or furnishings the cost of repair and cleaning will be deducted from the deposit. If the deposit is not sufficient to cover the cost the homeowner will be responsible for any additional cost.

Violations: $2,000, plus cost of damages.

12.Construction/ Permits/Contractors/ Debris

Construction hours are limited to 8:00 a.m. 6:00 p.m. Monday Friday, Saturday hours are limited to 8:00 a.m. 5:00 p.m., and no construction is permitted on Sundays and holidays. Plans for improvements and modifications to units shall be submitted to the Architectural Design Committee for approval prior to commencement of construction.

Violations: $1,000, plus cost of damages.

13.Private Patio Policy

Please refer to the CC&Rs. Parties on unit patios are subject to the hours listed in Rule 10.

First violation: $100 Second violation: $250 Third violation: $500

14.Window Shade Policy

Window treatments installed shall be white or off-white in color, so as to preserve the aesthetic integrity and attractiveness of the condominium building. An owner notified of a violation of this rule shall remove the unauthorized shade within seven (7) Days.

First violation: $100 Second violation: $250 Third violation: $500

15. Trash Policy

No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any Unit and no odors shall be permitted to arise there from so as to render any Unit or portion thereof unsanitary, unsightly, offensive, or detrimental to any Unit or to the occupants thereof

All trash should be bagged and deposited in trash chute only if it fits. Please refrain from disposing of empty plastic bags in trash chutes. Empty bags may lodge in the fan/venting system and may cause damage. Boxes must be broken down and carted taken to the trash room. No garbage is to be left on the floor of trash rooms. NO OCCUPANTS MAY DISPOSE OF ANY TOXIC MATERIALS ON THE PROPERTY IN ANY MANNER THAT IS INCONSISTENT WITH LOCAL AND FEDERAL LAW. A $5,000 FEE WILL BE IMPOSED ON OWNERS! TENANTS ILLEGALLY DISPOSING OF TOXIC MATERIAL. OWNERS WILL BE RESPONSIBLE FOR THE COST OF ANY CLEANUP THAT MAY BE REQUIRED DUE TO SUCH IMPROPER DISPOSAL. TOXIC MATERIALS ARE INCLUDED BUT ARE NOT LIMITED TO OIL, ANTIFREEZE, SOLVENTS, GASOLINE, DIESEL FUEL AND PAINT. NO DISCARDED FURNITURE, MATTRESSES, LARGE PIECES OF CARPETING, OR WOOD OR ANY OTHER ITEM THAT IS NOT CONS IDERED NORMAL TRASH IS TO BE PLACED IN THE TRASH BIN. It is the responsibility of owner/tenant to arrange for the disposal of such items, and the Management can be contacted to aid in this disposal.

First violation: $100 Second violation: $250 Third violation: $500

16. Film Location Rental Policy for Unit Owners

a. Written permission from the Board is required.

b. A $10,000 Damage Deposit is required for all film shoots in the form of a check made payable to the Biscuit Company Lofts Owners Association.

c. A fee of $5,000 for the first day and $1,000 per day thereafter is required to be paid to the Association.

d. Film crews are limited to 20 people.

e. No more than 10 shooting days a year, per unit.

f Liability Insurance in the amount of $5,000,000 with the Biscuit Company Lofts Homeowners' Association must be named as additional insured.

g. The film company is responsible to pay for a security guard. Elevator operator or use of common and to employ a professional cleaning crew to clean up after the shoot.

h. Filming hours are limited to 8:00 am to 6:00 pm, Monday through Friday. No filming on weekends or holidays.

I. The Board reserves the right to refuse any requests for filming.

J. Board reserves the right to grant permission (on behalf of the HOA) for filming in Common Areas for the purpose of generating income for the HOA.

Violations: The fees listed above + $1,000

17. Rental of Units

Unit owners may rent or lease their condominium upon appropriate written notice to the Board of Directors. No lease shall be for a period of less than six months unless approved by the Board. All lease and rental agreements shall be in writing in a form approved by the Board of the Directors. All leases and agreements shall require the tenant to comply in all respects with the CC&Rs, by-laws and rules and regulations and any failure by the tenant to comply shall be a default under said lease or agreement. Violation of any of the above listed governing documents by the tenant shall be imputed to the unit owner and shall be deemed a violation by the unit owner. The unit owner shall be responsible for all fines, damages caused by a tenant or any other costs to the association caused by such tenants.

First violation: $100 Second Violation: $250.00 Third Violation: $500

SPECIAL NOTICE

a) These Rules and Regulations do not amend, replace or supersede any condition or restriction within the Association's CC&Rs or By-Laws.

b) In the event that any rule or regulation conflicts with any provisions of the CC&Rs or By-Laws, such provisions contained within the CC&Rs or By-Laws shall prevail.

REMINDER TO OWNERS

UPON RESALE, CALIFORNIA LAW REQUIRES THAT YOU PROVIDE YOUR PURCHASER WITH, AMONG OTHER THINGS, A COPY OF THE ENCLOSED HOMEOWNER RULES AND REGULATIONS.

IF YOU RENT OR LEASE YOUR RESIDENCE, THE BOARD AND CC&R's REQUIRE THAT A COPY, OF THIS DOCUMENT BE GIVEN TO YOUR TENANTS.

BISCUIT COMPANY LOFTS

RESOLUTION OF THE BOARD DIRECTORS

Whereas, on August 29, 2007 at a duly noticed Executive Session of the Board of Directors resolved to adapt an event policy, which will be added to the Rules and Regulations. The Proposed policy will read as follows:

Events with guest counts of 50-90 persons

-An elevator operator is required

-Guests must use the freight elevator

-A damage deposit of $500.00 payable to Biscuit Company Lofts

-Guests must use the freight elevator

-A damage deposit of $500.00, payable to Biscuit Company Lofts

-If a deposit is not given the fine amount will be $500.00 for first offenses

$1,000.00 the second offense and $1,500.00 the third offense, -the event host will be financially responsible for the actual cost of the damages. -the event host must use the Board's contractors of choice if there is any damage

Events with guest counts of 100+ persons

-An a elevator operator is required

-Guests must use freight elevator

-A damage deposit of $1,000.00, payable Biscuit Company Lofts

If a deposit is not given the fine amount will be $1,000.00 for the first offense, $2,000.00, second offense, $2,500.00 third offense

-the event host must use the Board contractor of choice if there is any damage

-2 additional guards for security must be hired by the host

-2 additional guards for security must hire by the host

-the event host must use the Board's contractor of choice is any damages

RESOLUTION

It is hereby resolved by the Board of Directors of the Biscuit Company's Lofts that the Event Policy as stated above be adopted and added to the Rules and Regulations.

BISCUIT COMPANY LOFTS

RESOLUTION OF THE BOARD OF DIRECTORS WITHOUT A MEETING

Whereas on January 9, 2009 the Board of Directors has resolved to adopt additional pool rule, the following shall be added to the Rules and Regulations.

Pool area use shall remain in the same hours as previously noted. "Special use Hours" as follows:

Members of the community may use the pool for swimming practice 24 hours a day, provided this use is limited to swimming exercise and not any other recreational use.

This “Special use Hours" will be allowed only if the user makes sure no noise is heard within the building units.

The creation of noise during "Special use Hours" that are outside the regular pool hours will be fined as follows:

First Violation

$100.00 Second Violation

$250.00

All Further Violations $500.00

RESOLUTION

It is hereby resolved by the Board of Directors of the Biscuit Company Lofts "Special use Hours" as stated above be adopted and added to the Rules and Regulations.

Secretary

ARCHITECTURAL

GUIDELINES

ARCHITECTURAL GUIDELINES

INTRODUCTION TO THE ARCHITECTURAL GUIDELINES

These Architectural Guidelines are designed with the goal of maintaining the aesthetic beauty, and preserving the safety, value and desirability of Biscuit Company Lofts. By adhering to these Guidelines, which include guidelines and standards for all improvements and sound and noise guidelines, all Owners will benefit from the beauty and enjoyment of the Biscuit Company Lofts community.

Prior to making any improvements to your Unit or Exclusive Use Common Area, including any balcony and/or patio, you must first submit a complete Architectural Application to the Architectural Control Committee (“ACC”). After receiving written approval from the ACC and complying with applicable city/governmental agencies, you may install your improvements, or undertake your approved action. Please review these “Architectural Guidelines” prior to completing your application form to ensure your submittal is complete. In the event of a conflict between these Architectural Guidelines and the Declaration, the Declaration shall prevail.

It is recommended that you also refer to Article 10 of the Declaration in conjunction with these Architectural Guidelines to ensure a complete understanding of the submittal and review process. If at any time you have any questions regarding the review process, please contact Management.

PURPOSE

These Architectural Guidelines are not intended to restrict individual creativity or personal preference, but rather to assure and preserve the value, desirability, attractiveness and architectural integrity of the Biscuit Company Lofts Community.

I. INTRODUCTION

Welcome to Biscuit Company Lofts!

Biscuit Company Lofts (“Association”) created these Architectural Guidelines. Inside you’ll find practical rules, regulations and guidelines that are intended to help foster a harmonious, enjoyable and safe environment for all residents of the Biscuit Company Lofts.

These Architectural Guidelines detail basic guidelines that, if observed, ensure that the structure and grounds of Biscuit Company Lofts remain in good condition and that neighbors treat each other with respect and consideration. There are also basic move-in and move-out procedures to help you through those transitions and to keep inconveniences to neighbors at a minimum.

Bear in mind that the rules and guidelines established within this handbook are always subject to the Declaration of Covenants, Conditions and Restrictions of Biscuit Company Lofts. (“Declaration”) and the Association’s Articles of Incorporation and Bylaws. These documents (referred to collectively as “the Governing Documents”) establish and govern the Association. The Board of Directors has the power to revise the rules, regulations, guidelines, policies and procedures set forth in these General Rules from time to time. If you would like to contribute suggestions for this document, please submit them to the Property Management Company for consideration by the Board.

Please read the Architectural Guidelines and General Rules carefully, and be sure your family, guests and tenants fully understand and follow the rules, regulations and guidelines set forth below. If you have questions, please contact the Property Management Company:

BISCUIT COMPANY LOFTS

FirstService Residential 6080 Center Drive, Suite 210, Los Angeles, CA 90045 (310) 574-7426 or Fax (310) 574-7427

II. ARCHITECTURALGUIDELINES

ARCHITECTURAL GUIDELINES

PURPOSE AND POLICIES

Prior to making any Improvements other than painting or sealing / staining your floors, to your Residential Unit or any balcony or patio (collectively “Unit”), you must first submit a complete Architectural Application to the Architectural Control Committee. After receiving written approval from the Architectural Control Committee and complying with applicable city/governmental agencies, you may install your Improvements, or undertake your approved action. Please review these “Architectural Guidelines” prior to completing your application form to ensure your submittal is complete. In the event of a conflict between these Architectural Guidelines and the Declaration, the Declaration shall prevail.

It is recommended that you also refer to Article 10 of the CC&R’s in conjunction with these Architectural Guidelines to ensure a complete understanding of the submittal and review process. If at any time you have any questions regarding the review process, please contact the Property Management Company.

SUBMITTAL OF APPLICATION FOR ARCHITECTURAL APPROVAL

Submittal of Application: Prior to the commencement of any addition, alteration, construction work or other Improvements, you must first submit an application to the Architectural Control Committee for approval of such work in accordance with the procedures set forth below. The following is intended to describe some of the Improvements

Which require approval by the Architectural Control Committee? Even though a proposed Improvement may not be listed below, you should submit an application for your proposed Improvement, unless the CC&R’s or Architectural Guidelines specifically exempts that particular Improvement from architectural review.

1. Residential Units Architectural Control Committee approval is required for the following proposed Improvements to Residential Units:

a. Interior Improvements: All interior Improvements to your Unit which impact or alter any part of the Common Area and any hard surface flooring require the approval of the Architectural Control Committee. For the purpose of these Architectural Guidelines, the term “Interior Improvements” shall include, but not be limited to:

 Flooring (tile, marble, granite, wood, etc.)

 Moving of non-bearing walls

 Window coverings other than what is allowed in the CC&R’s

 Plumbing

 Securitysystem

 Permanentfixtures

 Ceilings and columns

 Any other Improvement (including demising walls) which may impair or alter the structural integrity of the building or the Unit.

 Any closet or area that is built with a lid

b. Electrical, HVAC/Heat and Plumbing: New installations or changes to any originally installed electrical, HVAC/heating or plumbing of any kind require approval by the Architectural Control Committee.

c. Entry Door Hardware: Owners shall not remove or replace any hardware on any entry doors without the prior approval of the Architectural Control Committee.

2. Patio and Balcony Furnishings The Board will review the types of patio furnishings solely to confirm the furnishings are aestheticallyharmonious.

Failure to Obtain Approval: It is important that you obtain the approvals of the Architectural Control Committee so that you are not in violation of the Governing Documents. Please also remember that a building or other permit may be required by the County or City Building Department, or other governmental agencies prior to the commencement of any work.

ARCHITECTURAL REVIEW PROCESS AND PROCEDURES

Application for Approval: All applications for any Improvements requiring approval by the Architectural Control Committee must be submitted in writing (“Home Improvement Form”), together with the items described below (“SubmittalPackage”).

Delivery of Submittal Package: The Submittal Package and any re-submittals should be delivered in a manner where receipt for delivery can be obtained. This may include personal delivery, overnight courier or any method where the Property Management Company acknowledges receipt of the Submittal Package in writing.

Send requests to:

FirstService Residential 6080 Center Drive, Suite 210, Los Angeles, CA 90045 310.574.7426 or Fax 310 574.7427

Submittal Package: In order to expedite the approval process, the Submittal Package for any Improvements (other than window coverings) must include three (3) sets of each of the following:

 Home Improvement Form

 Plans and specifications showing the location, nature, kind, shape, height and materials, including the color and any other requirements set forth herein (“Plans and Specifications”), clearly indicating all proposed modifications

 Floor plans, if an Owner is requesting permission to remove or relocate a wall

 Description of materials and colors and material samples

 A proposed construction schedule (including proposed start and completion dates)

 Certificates of insurance (including contractor’s exclusions and proof of valid workers compensation insurance). The Association shall be named as an additional insured on the certificates of insurance for the period of time the work is in progress.

 Permits and licenses, if applicable

 An Application Processing Fee in an amount established by the Architectural Control Committee on its fee schedule. Please obtain a copy of the fee schedule from the Property Management Company.

 Names, addresses and phone numbers of all contractors and subcontractors who will work on the project.

The Architectural Control Committee will not be able to review your application unless all required plans, forms, fees and information for your proposed Improvement(s) are included in your Submittal Package.

Submittal Package for Window Coverings: For window coverings, the Owner shall submit one (1) copy of a picture and samples of proposed fabrics.

Submittal Package Review Fees:

1. Application Processing Fee: In the event the Association does not establish an Architectural Control Committee, each Owner must pay an application processing fee in an amount established by the Board of Directors (“Application Processing Fee”). The Application Processing Fee is payable to Biscuit Company Lofts

2. Outside Consultant Fee: The Architectural Control Committee may also require an Owner to pay any fees, costs or expenses associated with the review and approval of the Owner’s Plans and Specifications by an Outside Consultant or any costs associated with the review of the Plans and Specifications by an architect on the Architectural Control Committee, if any. Any structural improvements must be approved by a licensed architect, sound engineer and any other person reasonably required to evaluate the design. Any additional fees will be presented to Owner prior to the work being done.

3. Additional Fees: Additional fees may be imposed on Owners if determined necessary, based upon the complexity or scope of the Submittal Package and/or to retain consultants. If such fees are determined necessary, you will be notified by the Property Management Company and you will be required to submit the additional fee(s) within ten (10) days of the request.

4. Refundable Security Deposit: There is a $500.00 refundable security deposit that must be submitted at the time of submittal of the Home Improvement form and plans. The check must be made out to Biscuit Company Lofts and this deposit will be deposited upon receipt of a complete submittal package and return once all approved improvements are complete and a Notice of Completion and Request for Security Deposit form is submitted.

Review of Application: The Property Management Company shall, upon behalf of the Architectural Control Committee, review the Submittal Package and Submittal Fee to ensure that it contains all of the information and fees required.

If the Submittal Package is complete, the Property Management Company will forward the Submittal Package to the Architectural Control Committee. The Property Management Company may determine and notify the Owner that, based upon the proposed Improvements or the complexity of the proposed Improvements, additional review fees will be required. The Submittal Package will not be submitted to the Architectural Control Committee unless the Submittal Package is completed and until such fees are paid. Failure to submit a complete Submittal Package and include the appropriate fees with the Submittal Package will constitute an incomplete application, and the application will be returned to the Unit Owner for completion prior to review by the Architectural Control Committee.

The Architectural Control Committee will review the Submittal Package and will provide written notification of approval, approval with conditions, or disapproval of the proposed modifications to the Property Management Company. The Property Management Company will then provide written notice of the actions taken by the Architectural Control Committee within sixty (60) days from the receipt of the Submittal Package along with one

(1) Set of the Submittal Package, appropriately marked with the Architectural Control Committee’s action. In no event will any application for approval or any proposal, plans or specifications be deemed approved based upon the passage of lapse of time; any approval must be by affirmative written action of the committee to be effective.

If an Owner’s proposal is not approved, or returned as incomplete, a revised Submittal Package may be submitted. Provided the re-submittal is prompt, and does not constitute a substantially revised proposal, the Architectural Control Committee will attempt to review the re-submitted application within the initial sixty (60) day period.

Diligence in Construction:

Upon final approval of the Submittal Package, the Owner shall promptly commence construction and diligently pursue completion of the construction in conformance with the construction schedule.

GENERAL CONDITIONS

Approval by the Architectural Control Committee does not constitute waiver of the requirements of any governmental agencies. Architectural approval of plans does not constitute acceptance of any technical or engineering specifications, and the Biscuit Company Lofts Community assumes no responsibility for such. The function of the Architectural Control Committee is to review submittals for architectural design of Improvements, placement of Improvements, color schemes, exterior finishes and materials and similar features which are recommended for use in the Community. All technical and engineering matters are the responsibility of the Owner. In addition to the restrictions set forth in the CC&R’s and Architectural Guidelines, each Owner shall also comply with the following restrictions and guidelines.

1. Building Permits: Building permits may be required for certain Improvements or changes. The applicant shall obtain Architectural Control Committee approval of any Improvements requiring a building permit prior to requesting such permit from the City.

2. Damage to Common Area and/or Association Property: An Owner shall be responsible for any damage to the Common Area and/or Association Property. All applicable charges for restoration will be charged back to the Owner by Biscuit Company Lofts and are due and payable within thirty (30) days from notification to the Owner.

3. Effect of Approval: Approval of plans is not authorization to precede with Improvements on any property other than the Unit owned by the applicant.

4. Building Code Requirements: It shall be the responsibility of the Owner to ensure that proposed modifications shall be consistent with applicable building code requirements. No Improvements will be permitted that could impair the structural integrity or mechanical systems of the Community, or lessen the support of any portion of the Community.

5. Zoning All uses shall be in conformity with the zoning ordinances of the City.

6. Structural Alterations No structural alterations to the interior of or Common Area surrounding any Unit shall be made and no plumbing, electrical or other work which would result in the penetration of the unfinished surfaces of the ceilings, walls or floors shall be performed by any Owner without the prior written consent of the Architectural Control Committee.

7. Mechanic’s Liens No Owner may cause or permit any mechanic’s lien to be filed against the Community for labor or materials alleged to have been furnished or delivered to the Community or any Condominium for such Owner, and any Owner who does so shall immediately cause the lien to be discharged within five (5) Days after notice to the Owner from the Architectural Control Committee. If any Owner fails to remove such mechanic’s lien, the Architectural Control Committee may, discharge the lien and charge the Owner a Special Assessment for such cost of discharge.

8. Concrete Walls or Slabs. No Owner shall drill, penetrate or otherwise tamper with the concrete or other structural components of the Community, including the Exclusive Use Balcony Areas and Exclusive Use Patio Areas.

REQUIREMENTS FOR: CONTRACTORS, SUBCONTRACTORS AND ANY OTHER WORK

Insurance and Contractor’s License: Each Owner shall ensure that all contractors, subcontractors, or any other person or entity who/which performs work on or within the Community, shall provide proof of insurance, proof of valid workers compensation insurance, a California State Contractors License (if applicable) and a Los Angeles Business License (if applicable) to the Architectural Control Committee. The Association shall be named as an additional insured on the Certificates of Insurance for the period of time the work is in progress.

Registration of Work: All contractors, subcontractors, or any other persons who perform work on or within the Community, shall provide prior notice to the Property Management Company. A representative of the Property Management Company has the right to accompany the person or persons performing the work and take photographs of the condition of the Common Area or Association Property prior to the commencement of the work and after completion of the work.

Damage: Any damage caused by contractors or sub-contractors to any Common Areas, Association Property or Units is the Owner’s responsibility. Any damage must be reported immediately to the Property Management office. The Owner will be held liable for the actions of his/her contractors, subcontractors and/or workers and the Owner will be responsible for any costs of repair incurred by the Association.

Protecting Floor Areas and Elevators: The elevator must be protected with padding during any work by an Owner which could damage the interior of the elevator. The protective coverings must be removed by 6:00 P.M. each day.

Trash and Debris: All trash and debris must be carried off-site on a daily basis. Neither the trash rooms, nor the trash chutes or trash compactor, may be used for disposing of construction or installation debris. Contractors may use the trash dumpsters only with the permission of the Property Management Company, and will be charged a fee for placing construction materials in the dumpster.

Electrical and Plumbing: All electrical and plumbing work must be performed by a contractor licensed in the State of California in accordance with authorized Plans and Specifications. All plumbing must be properly insulated for sound and must be isolated from walls, studs, joists, ceilings and flooring.

Utility Shutdowns Any plan to temporarily disconnect for any reason a Unit’s utilities must occur on a date coordinated with the Property Management Company at least seven (7) days prior to the proposed date for interruption of utility service. If any Property Management Company or Association staff is used, the Owner must pay all expenses (including overtime) when using such services.

Working Hours: Unless otherwise approved by the Association Board of Directors, working hours for any Improvements are limited to Monday through Friday, 8:00 AM to 6:00 PM and Saturday, 9:00 AM to 5:00 PM. No work is allowed on Sundays or on the following holidays: New Year’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving and Christmas Day. Workers may access the Community thirty minutes before the applicable “Working Hours,” but may not make any disruptive noise until “Working Hours” begin. Painting that does not disrupt others and work that does not create disturbing noise, vibrations or odors is not subject to the “Working Hours” limitation.

Conduct by Workers: Workers shall exhibit proper behavior consistent with the terms of these Architectural Guidelines, and shall show respect towards other Residents of the Project. Workers are not allowed to bring their pets within the Community and will be denied entry if they have a pet with them. Workers are prohibited from creating noise nuisance unrelated to the construction work Workers are also prohibited from eating meals or taking breaks on the grounds in the Association Property. Workers must perform work such as carpet cutting and tile cutting in an area designated by the Property Management Company. All workers must wear shoes, pants or shorts and shirts with sleeves in the Community at all times.

Stopping Work: The Association has the right to stop any work that is in violation of these Guidelines, creates a fire or safety hazard, or interferes with activities in the Association Property.

Fire Safety Devices: No one shall remove any permanent smoke detectors, sprinklers, security speakers or fire safety devises anywhere in or about a Unit, the Common Area or the Association Property. If spray paint, sanding, or any other work that could potentially set off the smoke detectors or fire sprinklers will be performed, it is permissible to cover smoke detectors and/or fire sprinklers with plastic (and no other material), but the plastic must be removed at the end of the each day. A fine of $500 will be charged for each smoke detector or fire sprinkler left covered overnight Arrangement with the Association c/o the Property Management Company needs to be made in order to cover and protect smoke detectors located in the Common Area corridors adjacent to the Unit. Fire exits may not be blocked at any time. Any structural addition that has a lid must have sprinkler access.

Equipment: Contractors must use their own equipment. The use of Common Area electricity facilities, and Association tools and equipment is prohibited. Workers are also prohibited from using their equipment in the parking areas or garage or other Common Area. The Association is not responsible for the disappearance of any tools, equipment or materials left in the Common Area or Association Property.

Minimizing Dirt, Etc.: The front door of each Unit must be kept closed during construction in order to contain dust, dirt, noise, paint fumes, etc.

Owner Responsibility: Each Owner is responsible for any violations by such Owner’s contractor or subcontractors of the Architectural Guidelines, the Rules and Regulations and the CC&R’s.

COMPLIANCE WITH REQUIRED PROCEDURES

If any architectural change is made without the approval by the Architectural Control Committee or any violation of the Architectural Guidelines occurs, the Architectural Control Committee may deliver written notice of violation to the Owner. The violation notice shall specify a time period for removal of the non-conforming Improvement which the Architectural Control Committee reasonably determines is necessary to remove the non-conforming Improvement. The Unit Owner shall, upon receipt of the violation notice remove the non-conforming Improvement within the time period specified in the Violation notice or make an appeal to the Architectural Control Committee in writing (if an Architectural Control Committee is formed, violation notice appeals should still be made to the Architectural Control Committee). If an Owner fails to file an appeal within fifteen (15) days of the receipt of the notice of violation, the Owner shall have waived any right to appeal.

Upon receipt of a written appeal, the Architectural Control Committee shall, if there is a fine schedule adopted by the Architectural Control Committee, state the enforcement of the fine or imposition of any further fines until an appeal hearing has be concluded. Within thirty (30) days of a request for a hearing, the Architectural Control Committee shall schedule an appeal at a time and date to be determined by the Architectural Control Committee. The appeal hearing shall be conducted in an informal manner and the Unit Owner shall have the opportunity to present any information or evidence to have the fine excused or mitigated. The decision of the Architectural Control Committee shall be final.

DISAPPROVAL BYTHE ARCHITECTURAL CONTROL COMMITTEE(APPEAL)

If the Architectural Control Committee is appointed and the Architectural Control Committee disapproves any application or approves any application with conditions, the party or parties making such application may appeal in writing to the Board of Directors. The Board of Directors must receive the written request for appeal not more than fifteen (15) days following the disapproval decision of the Architectural Control Committee. Within forty-five (45) days following receipt of the written request for appeal, the Board of Directors shall render its written decision. The failure of the Board of Directors to render a decision within the forty (45) day period shall be deemed approved. The decision of the Architectural Control Committee shall be binding and final.

INSPECTION AND CORRECTION OF WORK

Right of Inspection During Course of Construction: The Architectural Control Committee or its duly authorized representative may enter into any Unit during the course of construction or installation of any Improvements for the purpose of inspecting such construction and/or installation to determine whether it is performed in substantial compliance with the approved Plans and Specifications, the contractor’s guidelines and applicable governmental rules and regulations.

The Architectural Control Committee may not enter into a Unit without obtaining the prior permission of the Owner or occupant of such Unit; provided, however, that such permission shall not be unreasonably withheld and shall be given for entry by the Architectural Control Committee during the daylight hours within forty-eight (48) hours of the request for entry.

Notice of Completion: Upon the completion of any construction or reconstruction or the alteration or refinishing of any Improvements, or upon the completion of any other work for which approved Plans and Specifications are required, the Owner shall give written notice of completion thereof to the Architectural Control Committee.

Inspection: Within a reasonable period thereafter, the Architectural Control Committee, or its duly authorized representative, shall have the right to enter into Unit, as provided in Section 10.5 of the CC&R’s, to inspect such Improvement to determine whether it was constructed, reconstructed, altered or refinished to substantial compliance with the approved Plans and Specifications. If the Architectural Control Committee finds that such construction, reconstruction, alteration or refinishing was not done in substantial compliance with the approved Plans and Specifications, it shall notify the Owner in writing of such non-compliance specifying particulars of non-compliance, and shall require the Owner to remedy such non-compliance.

STANDARDS APPLICABLE TO ALL UNITS

Drainage

There shall be no interference with the established drainage patterns, level, or grade over any Unit, Common Area or Association Property unless an adequate alternative provision is made for proper drainage and written approval is obtained from the Architectural Control Committee. The installation of any tile or other flooring material on balconies or patios is strictly forbidden as it will interfere with proper drainage.

Lighting(Exterior)

No exterior electrical, gas or other artificial exterior lighting shall be installed (including holiday lights), other than lighting initially installed by Declarant.

Water SupplySystems

No individual water supply or water softener system shall be permitted in any Unit unless such system is designed, located, constructed and equipped in accordance with the requirements, standards, and recommendations of any applicable water utility, the City or County, and all other applicable governmental authorities.

Window Coverings and Treatment

SubmittalRequirements:

Except for tinting that is part of the original construction of the building, window tinting is prohibited.

Guidelines:

1. All window coverings shall be of a neutral color or must be lined with neutral colored materials, and must be maintained in a neat and attractive condition. Window coverings may only consist of curtains, drapes, shades, shutters or blinds. Aluminum foils or other reflective materials, bed sheets, papers, and the like may not be applied to windows, at any time.

2. Exterior wrought iron or metal bars are prohibited.

3. Exterior screen doors must be approved by the Architectural Control Committee.

STANDARDS APPLICABLE TO RESIDENTIAL UNITS

Balconies and Patios

1. Outdoor furniture: Patio furniture and other similar outdoor furnishings must be in good condition.

These furnishings must be equipped with protective leg caps or other devices to prevent damage to the floor of the Exclusive Use Balcony Area and Exclusive Use Patio Areas. Additionally, none of these furnishings or other Improvement shall be nailed, bolted, or otherwise attached to the floor, walls, or any other portion of the Exclusive Use Balcony Area and Exclusive Use Patio Areas

2. Plants: Vegetation that extends beyond the railings, fences, walls and/or other boundaries of an Exclusive Use Balcony Area or Exclusive Use Patio Area is prohibited.

3. Awnings, Etc.: Awnings, ornamental screens, sunshades, and exterior curtains shall not be permitted on any structure or elsewhere within the Community except those that are installed in accordance with the original construction of the Community or as authorized or approved by the Architectural Control Committee.

Barbecues

Barbeques are permitted in an Exclusive Use Patio Area, but must be used in a manner that they do not create a fire hazard.

Structural Load Changes

Any modifications to a Unit that might increase such load of a Unit’s floor must be approved by a structural engineer and the Architectural Control Committee. These items include, without limitation, changes in flooring (i.e., installation of ceramic tile, marble, granite, hard wood, etc.) and the placement of pool tables, pianos, potted plants or trees, and aquariums.

Flooring

Floor Coverings / Sound Transmission:

The floor coverings installed by Seller are designed to mitigate, but not eliminate, sound attenuation between Condominium Units. In an attempt to minimize sound attenuation between Condominium Units, Owners may not install any hard surface flooring without first obtaining a certification from a qualified sound mitigation engineering consultant stating that the proposed flooring complied with the Declaration and approval from the Architectural Control Committee. It is each owner’s responsibility to ensure that the floor coverings installed by such owner meets the minimum requirements contained in Section 10.6 and 10.6.1 of the Declaration.

SubmittalRequirements:

Except for those floors installed by Declarant, no Residential Owner shall install hard surface flooring (including without limitation tile or hardwood floors) or replace any flooring unless the prior approval of the Architectural Control Committee has been obtained. Installation of such sound control underlayment system shall include provisions for a perimeter insulation material which will ensure that impact noises are not transmitted into the Residential Units below the floor either directly through the floor or by going around the floor and through the surrounding walls. All alterations to walls and floors must be field tested under the supervision of a person experienced in the filed of acoustical testing to determine compliance with the minimum sound control standards set forth in the Association’s governing documents (CC&R’s 10.6)

Guidelines:

All floor areas within a Unit shall be covered with materials designed to minimize noise transmission. The impact sound insulation rating of the floor ceiling assemblies after installation must be Field Impact Insulation class (FIIC) 50 or higher. Airborne sound isolation rating thereof must be Noise Isolation Class (NIC) 52 or higher. The installation of carpet must also include the installation of padding if the Unit is situated on any floor above any other Units or any Common Areas.

Additional Requirements for Hard Surface Flooring

SubmittalRequirements:

The Owner of any Residential Unit wishing to install a hard surface floor must submit to the Architectural Control Committee the following:

a. A construction drawing clearly indicating the type of flooring to be installed and the underlayment to be provided to mitigate against impact noises such as footfalls. The drawing must clearly identify all materials, their composition and thickness.

b. A plan view drawing of the hard surface flooring area indicating the location of all adjacent partitions, cabinets, etc., with referenced details indicating the method of isolating the hard surface flooring along the entire perimeter.

c. A copy of the installation instructions from the acoustical floor underlayment manufacturer.

d. The name, qualifications, and experience of the contractor who will install the hard surface flooring and acoustical underlayment with a listing of his experience in the installation of floors utilizing impact insulationmaterials.

e. The proposed individual(s) who will oversee the installation in order to verify that the installation is in accordance with the manufacturer’s requirements.

Sound Attenuation

In any multi-family dwelling, sound may be audible between units, particularly where the sound level of the source is sufficiently high and the background noise in an adjacent Unit is very low. Each Owner shall endeavor to minimize any noise transmission from his or her Unit.

Guidelines:

1. In your homeowner manual as well as your sales disclosures, you will note all different wall material types. No penetrations of any sort shall be made in the ceiling of any Unit. Acoustical sealant shall be packed around all holes made by nails or screws when hanging items from the wall.

2. No modifications shall be made to any Residential Unit which would result in a reduction in the minimum impact insulation class of the Unit.

3. Speakers for music reproduction, television and other audio-visual devices shall not be supported from or contact demising walls and shall be elevated from the floor by a proper acoustic platform.

4. Pianos, if applicable, shall have at least ½ inch neoprene pads under the supports to minimize vibration transmission into the structure.

5. All furniture should contain rubber castors or felt pads to minimize noise and vibration.

Signs

Requirements: No sign or advertising device shall be displayed on or in a Residential Condominium which is visible from the exterior of the Residential Condominium, except the following:

Guidelines:

1. If permitted by applicable law each Unit may have no more than one (1) for sale or lease sign that is no larger than eighteen inches (18”) by thirty inches (30”) in size, and shall be of a color and style authorized by the Architectural Control Committee.

2. Non-retail signs permitted by law.

3. Any other sign or display authorized by the Architectural Control Committee.

4. One (1) sign advise of the security services protecting the unit.

UNIT ALTERATION AUTHORIZATION REQUEST

Prior to the commencement of any addition, alteration, construction work or other improvements, Owners must submit an application to the Architectural Control Committee for approval of such work in accordance with the procedures set forth above. Additional requirements, if applicable, shall at a minimum include the following prior to the commencement of any Unit alterations:

1. Provide the Association with a Certificate of Insurance for all contractors that will be doing work in the building.

2. Provide the Association with a copy of any approved building and other permits.

3. Provide the Association with a complete schedule for remodeling.

4. Deliver to the Association a deposit if required, in the required amount stated.

I, , legal owner of Unit # , understand that I am responsible for my worker’s actions and any damages to the Common Area while the workers are in the building.

I have deposited with the Association, through Management, a check in the amount of $ I understand that this sum may be fully refunded, that fines, costs and other charges may be applied to the deposit, or that I may be subject to an additional assessment if the deposit is insufficient to reimburse the Association for its costs and expenses arising from or relating to my work of improvement. I understand that an accounting of my security deposit shall be made upon completion of such work of improvement in accordance with these Standards.

I further understand that these Architectural Guidelines are solely for the purpose of assisting in my construction project and are not inclusive of all Association policies and rules which might apply from time to time. Although certain building plans may be made available to me by the Association I assume full responsibility to verify any items on the plans which might affect my modifications.

I also understand that the Association, through the Architectural Control Committee or its agent, has a right to inspect the premises at any time during normal business hours.

I will comply with all city, county and state building codes and obtain necessary permits and inspections and will deliver a copy of same to the Management Office of the Association in a timely manner.

Unit Owner

Date

INDEMNITY AND HOLD HARMLESS AGREEMENT

This Agreement is made this day of in the City of Los Angeles, County of Los Angeles, State of California between and , hereinafter referred to as Indemnitor’s and Biscuit Company Lofts, 600 Wilshire Blvd., Suite 1660, Los Angeles, CA 90017.

Indemnitor’s seek to perform certain work of improvement more particularly described as: upon the premises managed, maintained and operated by Biscuit Company Lofts.

Indemnitor’s jointly and severally undertake to defend, hold harmless and indemnify Biscuit Company Lofts from and against any and all liability, loses, expenses, judgments or damages Biscuit Company Lofts may suffer as a result of claims, costs or judgments against Biscuit Company Lofts, arising out of Indemnitor’s work of improvement, including any and all actions and omissions of Indemnitor’s agents, independent contractors and/or employees.

In the event Biscuit Company Lofts incurs any expenses, or becomes obligated to pay any attorneys’ fees or court costs, as a result of any claims or demands arising out of Indemnitor’s work of improvement, Indemnitor’s agree to reimburse Biscuit Company Lofts for such expenses, attorney fees or costs within a reasonable time, in no event to exceed 30 days, after receiving written notice from Biscuit Company Lofts of the incurring of such expenses, attorney fees or costs.

Indemnitor’s shall pay Biscuit Company Lofts interest at the legal rate on all expenses or costs reasonably incurred by Biscuit Company Lofts in the enforcement of this indemnity contract, and of any sums Biscuit Company Lofts may pay as a result of claims, demands, costs or judgments with respect to the subject matter of this agreement, from which the date such sums are actually paid.

Indemnitor’s and each of them represent and warrant that all work shall be performed by persons licensed by the State of California. Prior to commencement of any work evidence of license shall be furnished to Biscuit Company Lofts.

In the event Biscuit Company Lofts incurs any expenses or becomes obligated to pay any attorneys’ fees or court costs arising from, resulting from, or relating to any claims, demands or liability arising out of Indemnitor’s work or improvement, Indemnitor’s agree to indemnify and reimburse Biscuit Company Lofts for such expenses, attorneys’ fees or costs within a reasonable time, but in no event to exceed thirty (30) days from the receipt of a written demand for indemnity from Biscuit Company Lofts

Biscuit Company Lofts shall give Indemnitor’s at least fifteen (15) days’ written notice of any claim covered by the Agreement. Biscuit Company Lofts shall not be obligated to tender the defense to Indemnitor’s and may settle any claim without Indemnitor’s’ obligation to reimburse or indemnify Biscuit Company Lofts for any settlement sum or other charge, cost, fees or expense paid in advance by Biscuit Company Lofts The Terms of this Indemnity Agreement shall bind and inure to the benefit of the parties and their heirs, legal representatives, successors and assigns.

Unit Owner

Date

Date: Unit #:

Name of Owner(s): (1) (2)

Current Mailing Address (es):

(1) (2)

Home phone: Home phone: Work phone: Work phone: Cell phone: Cell phone: Email: Email:

Please provide the following:

Name and company name of general contractor:

Phone Numbers:

State License Number:

Name and company name of designer:

Phonenumbers:

Name of other important contacts for this Project and phone numbers:

Briefly describe proposed improvements:

Proposed Start Date:

Estimated Date of Completion:

Owner’s Signature:

(1) (2)

Date:

Submittal Package: In order to expedite the approval process, the Submittal Package for any Improvements (other than window coverings) must include three (3) sets of each of the following:

 Home Improvement Form

 Floor plans, if an Owner is requesting permission to remove or relocate a wall

 Description of materials and colors and material samples

 A proposed construction schedule (including proposed start and completion dates)

 Certificates of insurance (including contractor’s exclusions and proof of valid workers compensation insurance). The Association shall be named as an additional insured on the Certificates of Insurance for the period of time the work is in progress.

 Permits and licenses, if applicable

 An Application Processing Fee in an amount established by the Architectural Review Board on its fee schedule. Please obtain a copy of the fee schedule from the Property Management Company.

 Names, addresses and phone numbers of all contractors and subcontractors who will work on the project.

 If a city/governmental permit is required to perform the work, the plans submitted to the Architectural Control Committee shall be the same as those submitted to the building officials for permit. Architectural plans must be approved by a licensed architect.

The Architectural Review Board will not be able to review your application unless all required plans, forms, fees and information for your proposed Improvement(s) are included in your Submittal Package.

FOR OFFICE USE ONLY

Date Received:

Date Approved:

Date Letter of Approval Sent:

Insurance Received for Contractor:

Expiration Dates:

BISCUIT COMPANY LOFTS

NOTICE OF COMPLETION FORM & REQUEST FOR SECURITY DEPOSIT

This form must be completed and submitted to the Biscuit Company Lofts within thirty (30) days of completion of an Owner’s improvements to the unit. Upon APPROVAL of the completed Project, your security deposit and any remaining balance from the application fee will be refunded to you, as applicable.

Today’s Date: / / Unit #:

Address Where Work Took Place:

Mailing Address:

Daytime Phone: ( ) - Evening Phone: ( ) -

Email Address:

Notice is hereby given that the undersigned is the owner of the property where the work took place and that the work was completed on the date specified below:

Date Work Was Completed: / /

Applicant’s Name:

Applicant’s Signature: (Please Print)

Please provide the followingdocuments in order that the Notice of Completion maybe reviewed.

Photographs of everything completed on the property.

Copyof approved stamped plans (and any approved revised/amended plans).

(Do Not Write Below Line. This is to be completed by Architectural Control Committee Only) CommitteeComments:

Submittal APPROVED

Submittal Submittal NOTAPPROVED APPROVEDWITHCONDITIONS

IncompleteSubmittal CommunityCC&R’s RequireAdditionalInformation Notes on Plans AppearanceEvaluationReview AppearanceEvaluationReview Checklist Plan Check ReviewLetter Completionof Home ImprovementForm Other

ConsultantSignature:

Signature(1st Submittal) Date

Signature(2nd Submittal) Date

Signature(3rd Submittal) Date

Veterans Affairs Certification Disclosure

Certification by the federal Department of Veterans Affairs may provide benefits to members of an association, including an improvement in an owner’s ability to refinance a mortgage or obtain secondary financing and an increase in the pool of potential buyers of the separate interest. This common interest development [ is / is not ] a condominium project. The association of this common interest development [ is / is not ] certified by the federal Department of Veterans Affairs.

This information regarding the association’s Veterans Affairs certification status is as of (November 2, 2023).

For current information, please visit the U.S. Department of Veterans Affairs website at: https://lgy va.gov/lgyhub/condo-report

Federal Housing Administration Certification Disclosure

Certification by the Federal Housing Administration may provide benefits to members of an association, including an improvement in an owner’s ability to refinance a mortgage or obtain secondary financing and an increase in the pool of potential buyers of the separate interest. This common interest development [ is / is not ] a condominium project The association of this common interest development [ is / is not ] certified by the Federal Housing Administration.

This information regarding the association’s Federal Housing Administration certification status is as of (November 2, 2023).

For current information, please visit the Federal Housing Administration website at: https://entp.hud.gov/idapp/html/condlook.cfm

FirstService Residential California

15421 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Billing Disclosure Form - Provided as required by Section 4525*

Effective 1/1/2024

THIS IS NOT AN INVOICE: This form is being provided as required by California Civil Code §4530 and is not intended to be utilized as a total amount due on any specific resale transaction.

Thesellermay,inaccordancewithSection4530oftheCivilCode,providetotheprospectivepurchaser,atnocost,current copiesofanydocumentsspecifiedbySection4525thatareinthepossessionoftheseller.Asellermayrequesttopurchase someorallofthesedocuments,butshallnotberequiredtopurchaseallofthedocumentslistedonthisform.

Account Information: Provider of §4525 Items:

Association: PrintName:

PropertyAddress: Position/Title: DateCompleted:

OwnerofProperty:

Owner’sMailingAddress: Fee For Document Not Available (N/A), Not Applicable N/App), OR Directly Provided by Seller and confirmed in writing by Seller as a current document (DP) Articlesofincorporationorstatementthat

Section4525(a)(1)

Insurancesummary

Regularassessment

Section4525(a)(9)

Sections5300and4525(a)(3)

Sections5300and4525(a)(4)

Sections5305and4525(a)(3)

(Included in CC&Rs)

$0.00 (Included in Budget)

Sections5310and4525(a)(4) $0.00 (Included in Budget)

Sections5300and4525(a)(3)

$0.00 (Included in Budget)

Section4525(a)(4) $0.00 (Included in Statement) Specialassessment

Section4525(a)(4) $0.00 (Included in Statement) Emergencyassessment

Otherunpaidobligationsoftheseller

Approvedchangestoassessments

Settlementnoticeregardingcommon areadefects

Preliminarylistofdefects

Notice(s)ofviolation

Requiredstatementoffees

Section4525(a)(4)

Sections5675and4525(a)(4)

$0.00 (Included in Statement)

Sections5300&4525(a)(4),(8) $0.00 (Included in Budget)

Sections4525(a)(6),(7)&6100 Seedisclosureif applicable

Section4525(a)(6),6000and 6100 Seedisclosureif applicable

Sections5855and4525(a)(5)

Section4525

$0.00 (Included in Statement)

FirstService Residential California 15421 Laguna Canyon Road Irvine, CA 92618 (800) 428-5588

Billing Disclosure Form - Provided as required by Section 4525* Effective 1/1/2024

Minutesofregularmeetingsoftheboard ofdirectorsconductedovertheprevious 12months,ifrequested

TOTAL FEES for these documents: $378.00 DO NOT PAY

*TheInformationprovidedinthisformmaynotincludeallfeesthatmaybeimposedbeforethecloseofescrow.Additional feesthatarenotrelatedto therequirementsofSection4525maybechargedseparately. The documents listed on this form are the property of the Association, and not FirstService Residential. Please visit www.fsresidential.com/california, click Order Documents & Certifications in the upper left-hand corner, and follow the instructions to download a full list of fees and services.

Dispute Resolution Procedures: Alternative Dispute Resolution and Internal Dispute Resolution

ALTERNATIVE DISPUTE RESOLUTION

5925. As used in this article: (a) "Alternative dispute resolution" means mediation, arbitration, conciliation, or other non-judicial procedure that involves a neutral party in the decision-making process. The form of alternative dispute resolution chosen pursuant to this article may be binding or nonbinding, with the voluntary consent of the parties.

(b) "Enforcement action" means a civil action or proceeding, other than a cross-complaint, for any of the following purposes:

(1) Enforcement of this title.

(2) Enforcement of the Nonprofit Mutual Benefit Corporation Law (Part 3 commencing with Section 7110) of Division 2 of Title 1 of the Corporations Code).

(3) Enforcement of the governing documents of a common interest development.

(d) Except as otherwise provided by law, this section does not apply to an assessment dispute.

(1) A brief description of the dispute between the parties.

(2) A request for alternative dispute resolution

(3) A notice that the party receiving the Request for Resolution is required to respond within 30 days of receipt or the request will be deemed rejected.

(4) If the party on whom the request is served is the owner of a separate interest, a copy of this article.

5945. If a Request for Resolution is served before the end of the applicable time limitation for commencing an enforcement action, the time limitation is tolled during the following periods:

(a) The period provided in Section 5935 for response to a Request for Resolution.

5950. (a) At the time of commencement of an enforcement action, the party commencing the action shall file with the initial pleading a certificate stating that one or more of the following conditions is satisfied:

(1) Alternative dispute resolution has been completed in compliance with this article.

(2) One of the other parties to the dispute did not accept the terms offered for alternative dispute resolution.

(3) Preliminary or temporary injunctive relief is necessary.

(b) Failure to file a certificate pursuant to subdivision (a) is grounds for a demurrer or a motion to strike unless the

court finds that dismissal of the action for failure to comply with this article would result in substantial prejudice to one of the parties.