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PC RES 2016-001 P.C. RESOLUTION NO. 2016-1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A REVISION TO CONDITIONAL USE PERMIT NO. 23, A GRADING PERMIT AND A MINOR EXCEPTION PERMIT TO CONSTRUCT A NEW SPLIT-STORY (16'/30' HEIGHT ENVELOPE), 7,710FT2 RESIDENCE (2,986FT2 FIRST FLOOR, 2,768FT2 SECOND FLOOR AND 1,151FT2 BASEMENT AND 805FT2 ATTACHED GARAGE), A 48FT2 TRELLIS WITH A 13'-2" TALL PRIVACY WALL, AN 85.65FT2 TRELLIS WITH A 14'-6" TALL PRIVACY WALL, A SWIMMING POOL, 1,937YD3 OF RELATED GRADING, RETAINING WALLS UP TO 10.5' IN HEIGHT, AS WELL AS A 6' TALL FENCE AND ENTRY GATE ALONG THE FRONT PROPERTY LINE. THE MAXIMUM HEIGHT OF THE RESIDENCE SHALL BE 9.5' TALL, AS MEASURED FROM HIGHEST POINT OF EXISTING GRADE (877.5') COVERED BY THE STRUCTURE TO THE HIGHEST PROPOSED RIDGELINE (887'), AND AN OVERALL HEIGHT OF 30' AS MEASURED FROM THE LOWEST FINISHED GRADE (857') ADJACENT TO THE STRUCTURE TO THE HIGHEST PROPOSED RIDGELINE (887'). WHEREAS, on July 12, 1977, the Planning Commission approved Conditional Use Permit No. 23, establishing a residential planned development (RPD) comprising of Tract Nos. 32574, 32991 and 34834; and, WHEREAS, on September 9, 1986, the Planning Commission adopted the Seacliff Hills Development Guidelines in recognition of the need for greater sensitivity and design flexibility in the construction of these custom homes. The Guidelines were supplemented on August 23, 1989; and, WHEREAS, on May 7, 2013, an application for a CUP revision and grading permit was submitted for the vacant property located at 2935 Vista Del Mar; and, WHEREAS, after various resubmittals and reviews by Staff, the property was sold in June 2015; and, WHEREAS, on July 23, 2015, a new application for a CUP revision and grading permit was submitted for the vacant property located at 2935 Vista Del Mar; and, WHEREAS, on October 20, 2015, an application was submitted for a Minor Exception Permit to allow a 6' fence and gate (80% open to light and air) within the front setback was submitted; and, WHEREAS, after various resubmittals and reviews by Staff, the project was deemed complete on November 16, 2015; and, WHEREAS, a public notice was published on November 19, 2015, pursuant to the requirements of the Rancho Palos Verdes Development Code; and, P.C. Resolution No. 2016-1 Page 1 of 12 WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances Statement), the Planning Commission found no evidence that Case No. ZON2013-00174 will have a significant effect on the environment and, therefore, the proposed project has been found to be Categorically Exempt under Class 3 (Section 15303); and, WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly-noticed public hearing on December 8, 2015, at which time all interested parties were given an opportunity to be heard and present evidence. After hearing a report from Staff, as well as from the applicant and his architect, and members of the public, the Planning Commission closed the public hearing and voted 6-0 for a resolution to approve the project with the following modifications: 1) moving the house 10' to the north-west, 2) adding conditions requiring that the windows on the house be tinted to reduce glare reflection onto other properties, installing timers and light bulb shields to each exterior light fixture visible from neighboring properties; and 3) that a reflectivity study be completed prior to building permit issuance to demonstrate that there is no glare from the windows which will adversely impact the street and/or driveways of neighboring properties. The Planning Commission directed Staff to bring back a revised resolution memorializing the conditional approval of the project on the consent calendar at its January 12, 2016 Planning Commission meeting. WHEREAS, the applicant submitted revised plans to include the revisions required by the Planning Commission and to minimize the impact of the structure on the privacy of the neighboring property at 2923 Vista Del Mar. The revised plans include 1) moving the house 10' to the north-west, 2) removing two south-east-facing windows (in the bedroom and bathroom), and replacing one of the windows with a clerestory window located along the north-east façade, 3) adding a 48ft2 trellis with 13'-2" privacy wall which will shield the neighboring property owner's outdoor patio and pool area from the view of the required south-east facing bedroom egress window, and 4) adding a 85.65ft2 trellis with a 14'-6" tall privacy wall. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed project is a request for the following: A. Conditional Use Permit Revision to allow: 1. A new 7,710ft2 split-level residence with a below-grade basement and an attached three-car garage consisting of: a. 2,986ft2 first floor b. 2,768ft2 second floor c. 1,151ft2 basement d. 805ft2 attached garage e. 48ft2 trellis with a 13'-2" tall privacy wall f. 85.65ft2 trellis with a 14'-6" tall privacy wall 2. Construction outside of the previously permitted footprint 3. Lot coverage which exceeds the allowed 25% maximum (35.8%) for upslope lots allowed per the Seacliff Hills Development Guidelines. 4. Grading over the recommended 1,000yd3 maximum per the Seacliff Hills Development Guidelines. P.C. Resolution No. 2016-1 Page 2 of 12 B. Grading permit to allow: 1. 1,937yd3 of grading on a vacant lot for a new house and pool/patio area consisting of: a. 1,333yd3 of cut for the residence b. 233yd3 of cut and 73yd3 of fill for the driveway c. 168yd3 of cut and 130yd3 of fill for an infinity-edge swimming pool and patio area in the front yard d. Retaining walls up to 10.5' in height around the residence's front patio and driveway area. C. A Minor Exception Permit to allow for a fence and gate up to 6' tall that is at least 80% open to light and air within the front yard setback. Section 2: Approval of a Conditional Use Permit Revision is warranted because: A. The site is adequate in size and shape to accommodate the proposed use and for all of the yards, setbacks, walls, fences, landscaping and other features required by this title or by conditions imposed under this section to integrate said use with those on adjacent land and within the neighborhood. More specifically, pursuant to CUP 23, this lot was originally approved for a 4,489ft2 multi-level single-family residence resulting in 18% lot coverage. While the maximum allowed lot coverage for an upslope lot is 25%, deviations were granted to seven of the nine existing or approved but not yet constructed neighboring properties, allowing lot coverage to be exceeded by 3% to 13%. Lot coverage is calculated differently in the Seacliff Hilltop community than it is elsewhere in the City, in that in addition to the building footprint and driveway/parking areas, all other surface improvements are included as lot coverage, as are any unimproved areas that are disturbed by site grading but not restored to the pre-construction topography. The proposed 35.8% in lot coverage is due in part to the 20'-wide driveway which is required by the Los Angeles County Fire Department, and in part due to the relocation of the structure 10' to the west, as conditioned by the Planning Commission, which necessitated a slight extension of the driveway. The proposed residence is located at the widest portion of the lot, and would have a similar layout to several of the existing and/or approved properties on Vista Del Mar, i.e., a large front and rear setback with the residence located towards the center of the property. The proposed project exceeds the minimum front, side and rear yard setbacks required per the Seacliff Hills Development Guidelines, which are similar to several other existing properties on Vista Del Mar. B. The site for the proposed use relates to streets and highways sufficient to carry the type and quantity of traffic generated by the subject use. More specifically, the subject property is served by an existing public street (Vista Del Mar) that serves eleven existing lots and connects to Palos Verdes Drive East. The proposed project will not alter the nature of traffic generated by the lot as compared to the originally-approved residence. C. In approving the subject use at the specific location, there will be no significant adverse effect on adjacent property or the permitted use thereof. More specifically, the subject property is located adjacent to developed and vacant residentially-zoned properties. The subject property was created with the expectation that it would be developed with an upslope split-level single-family residence and driveway, and although the proposed residence is not located within the footprint which was approved as part of CUP 23 and Tract Map No. 32991, the currently proposed footprint is still situated in a manner so as P.C. Resolution No. 2016-1 Page 3 of 12 to minimize view impacts to the neighboring properties. In terms of setbacks, it appears that most of the developed properties, as well as the approved, but not yet constructed properties, were approved with similar side setbacks, where the structures are built out across the width of the lot, from side setback to side setback, with the main structures situated towards the center of the lots, approximately halfway between the front and rear property lines. City records indicate that the neighboring property at 2923 Vista Del Mar was approved and constructed 10' from the adjacent (south-east) property line shared with 2909 Vista Del Mar, while the rear of the structure at 2923 Vista Del Mar abuts the swimming pool area of 2909 Vista Del Mar, which is essentially the same layout proposed for the 2935 Vista Del Mar property. Additionally, City records indicate that the property at 2930 Vista Del Mar is developed with 12'-6" side setbacks, and the property at 2912 Vista Del Mar is developed with a 10' setback on the west side of the property, and a 20' setback on the east side, which is similar to the revised setbacks for the project at 2935 Vista Del Mar, which are now 18' on the south-east side and 10' on the north-west side. As for privacy, because the currently proposed project is within the 16'/30' building height envelope and does not require a Height Variation Permit, the Commission is not required to assess potential privacy impacts caused by the structure. Notwithstanding, a finding still has been made that the proposed balconies do not create an unreasonable infringement of privacy of the occupants of the abutting residences, as most of the proposed balconies extend out from the south-west elevation of the residence and do not impact the privacy of any neighboring properties, as they look out towards Vista Del Mar and the ocean, and are also a considerable distance away from the approved, although not yet constructed residence at 2947 Vista Del Mar. Additionally, the balcony at the south corner of the residence, which is located closest to the property at 2923 Vista Del Mar, will not cause an unreasonable infringement on the privacy of this abutting property, as the living area of the abutting residence is already visible from the existing ground level of the property at 2935 Visa del Mar, and the primary focal point of the balcony is towards the ocean, away from the subject property. And lastly, the view impairment to the property at 2909 Vista Del Mar is not significant, as the proposed residence will mostly impair views of the Trump National Golf Course (which is not a protected view per the Municipal Code) with only a small portion of ocean view being impaired. This amount of ocean impairment is not significant, as the majority of an extensive ocean, Catalina Island and coastline view remain visible. Based on the aforementioned discussion, the Commission finds that there will be no significant impacts to neighboring properties, and therefore this finding can be met. D. The proposed use is not contrary to the General Plan. More specifically, the General Plan Land Use designation for the subject property is Residential, <1 du/acre. The development and improvement of single-family residences are among the primary permitted uses within this land use designation. This is also reflected in Housing Activity Policy No. 3 of the General Plan (p. 78), which calls upon the City to "[encourage] and assist in the maintenance and improvement of all existing residential neighborhoods so as to maintain optimum local standards of housing quality and design." E. The proposed use complies with all applicable requirements of the overlay control districts. More specifically, the subject property and all other properties on Vista Del Mar P.C. Resolution No. 2016-1 Page 4 of 12 are subject to the Natural (OC-1) and Urban Appearance (OC-3) overlay control districts. The project will not propose any activities that are contrary to the provisions of the OC-1 District. Additionally, the proposed residence will be tucked into the existing slope, with a height of 9.5' at the back of the structure and 30' at the front (street facing) facade. Also, Staff has visited the property at 2903 Vista Del Mar and observed that there is no significant view impairment of the ocean view. Also, the primary view of the property at 2923 Vista Del Mar faces south-west, while the proposed structure at 2935 Vista Del Mar is located to the north-west. As such, no major views, vistas or viewsheds identified in the General Plan would be impacted by the proposed project. Therefore, as conditioned, the project will also be consistent with OC-3 District, thus this finding can be made. F. Conditions regarding any of the requirements listed above which the Planning Commission finds to be necessary to protect the health, safety and general welfare, have been imposed in the attached Exhibit A. Section 3: Approval of a Major Grading Permit is warranted because: A. The grading does not exceed that which is necessary for the permitted primary use of the lot. The primary use of the subject lot is residential as identified in the City's General Plan and Zoning map. The proposed grading is to accommodate the development of a new single-family residence, patio and vehicle access. More specifically, the grading will allow for the proposed development to be built into the ascending hillside that steps with the topography of the parcel. B. The proposed grading and/or related construction does not significantly adversely affect the visual relationships with, nor the views from the viewing area of neighboring properties. The proposed grading is for a new residence within the City's permitted height requirements of 16'/30' for upslope lots. Additionally, the new residence and garage will be notched into the existing slope, thereby lowering the building footprint. Also, Staff has visited the primary viewing areas of the properties located at 2903 and 2923 Vista Del Mar, and reviewed the floor plan on file for 2909 Vista Del Mar, and observed that there is no significant view impairment of the protected views of the ocean, Catalina Island and coastline from any of these potentially impacted properties. As a result, the proposed project will not significantly affect views from neighboring properties. C. The nature of the grading minimizes disturbance to the natural contours and finished contours are reasonably natural. The existing "natural" contours of the project site are largely the result of past grading for the development of the Seacliff Hills neighborhood and the construction of the existing street by the developer. The grading area has been minimized, primarily limited to the building footprint, pool/patio area, and driveway, which will result in very little permanent disturbance to the natural contours outside the structure, pool/patio area and driveway footprint. D. The grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing so as to blend any man-made or manufactured slope into the natural topography. The existing "natural" contours of the project site are largely the result of tract grading in the past. There are no significant natural topographic features that would be disturbed by the proposed grading. P.C. Resolution No. 2016-1 Page 5 of 12 E. The grading and/or related construction is compatible with the immediate neighborhood character. More specifically, the immediate neighborhood is comprised of 2- and 3-story split-level residences, ranging in size from 5,286ft2 to 7,875ft2, with an average structure size of 6,805ft2. The proposed 7,710ft2, split-level residence (including the garage) will be tucked into the ascending slope and is within the by-right height envelope of 16'/30' for an upslope lot. The proposed residence employs a contemporary palette of exterior materials and finishes: smooth stucco, cut stone, wood, and glass and a flat roof. Additionally, the Seacliff Hills Development Guidelines specifically identify terraced, flat roofs as one of the preferred roof designs. The existing homes exhibit a wide range of contemporary architectural styles and exterior finishes, with no single predominant style. As such, most architectural styles would blend in with the neighborhood and would not appear out of character. Furthermore, the style of the proposed residence at 2935 Vista Del Mar will be very similar to the developed property immediately to the east at 2923 Vista Del Mar. Therefore, the proposed style of the residence not only contributes positively to the diversity of styles in the immediate neighborhood but is similar to one of the existing residences in the neighborhood, and is therefore compatible with the neighborhood. F. The proposed setbacks and open space are consistent with the existing pattern of development in the neighborhood. G. The grading is not for the creation of a new residential tract, as this tract was established in 1977. H. The grading utilizes street designs and improvements which serve to minimize grading alternatives and harmonize with the natural contours and character of the hillside because no modifications are proposed to streets or other public infrastructure. I. The grading would not cause excessive and unnecessary disturbance of the natural landscape or wildlife habitat through removal of vegetation because there are none on the property. J. The grading conforms to standards related to maximum finished slopes and driveways. More specifically, the existing hillside is a result of the original tract grading and to place improvements within the slope to lower the finished grade elevation helps minimize any potential for view impairment from the viewing areas of other properties on Vista Del Mar. Furthermore, similar deviations were granted for neighboring properties with similar topographical configurations for the development of their sites. K. A deviation to the code allowing more than one downslope retaining wall up to 10.5' in height as well as retaining walls up to 9.5' along the upslope side (with walls up to 5' on the downslope side) of the driveway is warranted as the walls are necessary to accommodate the proposed residential development, similar to what was allowed for the development of neighboring topographically comparable properties, while minimizing the amount of grading required outside of the footprint of the proposed residence and appurtenant uses on the site. If the project did not include several downslope retaining walls in the front of the residence as well as along both sides of the driveway, additional grading would likely be needed, resulting in additional disturbance to the site and additional lot coverage. Additionally, the grading is required in order for the proposed driveway to meet Fire Department slope requirements. P.C. Resolution No. 2016-1 Page 6 of 12 Section 4: Approval of a Minor Exception Permit for a 6' tall fence and gate that is at least 80% open to light and air within the front yard setback is warranted by unnecessary hardship regarding safety. There has reportedly been a recent uptick in vandalism on Vista Del Mar, and the Applicant is required to enclose the pool area per Building & Safety requirements. Furthermore, other properties on this street have similar fences and gates at the front yard. The vandalism may be related to the fact that most of the properties have long driveways leading to the building pad and most of the lots abut vacant open space that is part of the City's Palos Verdes Nature Preserve. Moreover, the size and configuration of these lots result in a less visible residence from the street. There are also a few vacant lots on the street, which if not enclosed, have been illegally utilized by the public for a variety of activities. Furthermore, constructing a 6' tall fence with an electronic gate along the front property line would be compatible with the existing improvements along Vista Del Mar. Thus, approval of the Minor Exception permit for the 6' fence and gate that is at least 80% open to light and air within the front yard setback is warranted. Section 5: Any interested person aggrieved by this decision or any portion of this decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, January 27, 2016. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed timely, the Planning Commission's decision will be final at 5:30 PM on January 27, 2016. Section 5: For the foregoing reasons and based on the information and findings included in the Staff Report, the Planning Commission of the City of Rancho Palos Verdes hereby conditionally approves a Conditional Use Permit Revision, Major Grading Permit and Minor Exception Permit applications for the property located at 2935 Vista Del Mar (Case No. ZON2013-00174). PASSED, APPROVED AND ADOPTED this 12th day of January 2016, by the following vote: AYES: Commissioners Cruikshank, Emenhiser, Gerstner, James, Leon, Vice Chairman Tomblin, Chairman Nelson NOES: None ABSTENTIONS: None RECUSALS: None ABSENT: None VIZZ_____---, Robert A. Nelson Chairman Joel Rojas, - !- "Allilik Communit I- elopment IPector; and, Secretary o = Planning Commission P.C. Resolution No. 2016-1 Page 7 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL CASE NO. ZON2013-00174 (2935 VISTA DEL MAR) GENERAL CONDITIONS: 1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void. 2. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 5. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, any substantive change to the project shall require approval of a revision by the final body that approved the original project, which may require new and separate environmental review. 6. The project development on the site shall conform to the Commission-approved plans and to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the RS-1 residential development standards and the OC-1/OC-3 overlay control district performance criteria of the City's Municipal Code and the Seacliff Hills Development guidelines. 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code or administrative citations as described in Section 1.16 of the City's Municipal Code. P.C. Resolution No. 2016-1 Page 8 of 12 8. If the applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City's Municipal Code within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department and approved by the Director. 9. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 10. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 11. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non- conforming structures on the property, unless the approval of such illegal or legal non- conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 12. The construction site and adjacent public and private properties and streets shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but not be limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. 13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. 14. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights- of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 15. All grading, landscaping and construction activities shall exercise effective dust control techniques, either through screening and/or watering. P.C. Resolution No. 2016-1 Page 9 of 12 16. Temporary construction fencing shall be installed prior to commencing construction as described in Section 17.56.020(c) of the City's Development Code. 17. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 18. Prior to the issuance of building permits, the applicant shall demonstrate the project's compliance with the South Coast Air Quality Management District Rule 445 and the City Municipal Code requirements regarding wood-burning devices. 19. All utility lines installed to service the building shall be placed underground from an existing power pole or other point of connection off-site prior to certificate of occupancy. PROJECT SPECIFIC CONDITIONS: 20. This approval is for construction of a new 7,710ft2 two-story residence with a below- grade basement and an attached three-car garage consisting of: a. 2,986ft2 first floor b. 2,768ft2 second floor c. 1,151ft2 basement d. 805ft2 attached garage e. 48ft2 trellis with a 13'-2" tall privacy wall f. 85.65ft2 trellis with a 14'-6" tall privacy wall BUILDING AREA CERTIFICATION IS REQUIRED TO BE PROVIDED BY A LICENSED LAND SURVEYOR OR CIVIL ENGINEER PRIOR TO BUILDING PERMIT FINAL. 21. Unless modified by the approval of future planning applications, the approved residence shall maintain the following setbacks: Front yard setback—Greater than 25' (25' average/20' minimum required) Interior side yard setbacks— 18' south-east side/ 10 feet north-west side (10' minimum per side/25' minimum total of both sides required) Rear yard setback—Greater than 25' (25' average/ 20' minimum) BUILDING SETBACK CERTIFICATION IS REQUIRED TO BE PROVIDED BY A LICENSED LAND SURVEYOR OR CIVIL ENGINEER PRIOR TO FOUNDATION FORMS INSPECTION. 22. The maximum height of the residence shall be 9.5' tall, as measured from highest point of existing grade (877.5') covered by the structure to the highest proposed ridgeline (887'), and an overall height of 30' as measured from the lowest finished grade (857') adjacent to the structure to the highest proposed ridgeline (887'). BUILDING HEIGHT CERTIFICATION IS REQUIRED TO BE PROVIDED BY A LICENSED LAND SURVEYOR OR CIVIL ENGINEER PRIOR TO ROOF SHEATHING INSPECTION. 23. A minimum 3-car garage shall be provided and maintained, and a minimum of three P.C. Resolution No. 2016-1 Page 10 of 12 unenclosed parking spaces shall be provided and maintained. An enclosed parking space shall have an unobstructed ground space of no less than 9' in width by 20' in depth, with a minimum of 7' of vertical clearance over the space. An unenclosed parking space shall have an unobstructed ground space of no less than 9' in width by 20' in depth. 24. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 35.8% lot coverage. 25. Driveways shall be a minimum width of 20'. A paved 25' turning radius shall be provided between the garage or other parking area and the street of access. Driveways shall take into account the driveway standards required by the department of Public Works for driveway entrances located in the public right-of-way. Maximum slope of the driveway shall not exceed 20%. 26. All utility lines installed to service the building shall be placed underground from an existing power pole or other point of connection off-site prior to certificate of occupancy. 27. Barring any appeals, the silhouette frame shall be removed within seven (7) days from the end of the Planning Commission's decision appeal period, or by Wednesday, February 3, 2016. SPECIFIC GRADING CONDITIONS 28. The approved grading is for 1,937yd3 of grading on a vacant lot for a new house and pool/patio area consisting of: a. 1,311 yd3 of cut for the residence b. 122yd3 of cut and 19yd3 for the driveway c. 176yd3 of cut and 309yd3 of fill for the pool/patio area 1,531 yd3 of the total grading will be exported off-site. ROUGH AND FINAL GRADE CERTIFICATION REQUIRED PRIOR TO BUILDING PERMIT FINAL. 29. The approved retaining walls include the following: a. Retaining walls along the upslope side of the proposed driveway and driveway turnaround shall be permitted up to 10.5' maximum, as measured from the new driveway grade to the top of the wall. b. The outer side of the retaining wall of the patio area, south-east of the pool shall be a maximum of 4.5' in height as measured from the lowest adjacent grade. c. The retaining walls/planters along the front of the infinity edge pool shall not exceed 3.5 feet in height as measured from the adjacent grade or the planter grade (for the infinity edge trough) to the top of the wall. 30. Haul routes to transport soil shall be approved by the Public Works Division prior to issuance of any Grading or Building permit. P.C. Resolution No. 2016-1 Page 11 of 12 31. New slopes shall not exceed 67% adjacent to the driveway and 35% elsewhere on the property. 32. Approval of NPDES and Geotechnical review is required PRIOR TO ISSUANCE OF A GRADING OR BUILDING PERMIT from the Building & Safety Division. SPECIFIC LANDSCAPE CONDITIONS 33. A landscaping plan shall be submitted for review and approval by the Community Development Director prior to Building Permit issuance. The landscaping plan shall indicate all landscaping for the purpose of: screening buildings from PVDS; softening architectural features; improving transition between open space and buildings; slope stabilization; and drought tolerant plantings. Said landscaping shall be planted prior to issuance of the Certificate of Occupancy. 34. An 18" minimum wide landscaped area between the side property line and the driveway shall be maintained. 35. No hardscape walkways shall be allowed around the perimeter of the house. 36. Maximum hardscape coverage within the front-yard setback area shall not exceed 50%. EXTERIOR LIGHTING CONDITIONS 37. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of the Rancho Palos Verdes Development Code and the Seacliff Hills Development Guidelines. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 38. All exterior lighting shall be shielded such that the bulb(s) in each fixture are not visible from any location off the property at 2935 Vista Del Mar. 39. All exterior lighting shall be on timers and shall be set to shut off automatically by 10:00 pm daily except for lighting used for security and safety purposes as deemed acceptable by the Director. WINDOW GLARE CONDITIONS 40. Prior to Building Permit issuance, all windows, including those which are located on the south-west (front) side of the structure shall be tinted light grey, with any coating to be low-contrast with no mirror/silver undertint. 41. Prior to Building Permit issuance, the specific glass type and color shall be submitted for review and approval by the Community Development Director prior to Building Permit issuance. 42. Prior to Building Permit issuance, a sun reflectivity study which demonstrates that no glare from any windows will affect the driveways of other properties on Vista Del Mar as well as the public right-of-way on Vista Del Mar, shall be completed and submitted to the Community Development Director for review and approval. P.C. Resolution No. 2016-1 Page 12 of 12