PC RES 2017-021 P.C. RESOLUTION NO. 2017-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES CONDITIONALLY
APPROVING A HEIGHT VARIATION, GRADING PERMIT, AND
SITE PLAN REVIEW TO DEMOLISH AN EXISTING SINGLE-
STORY RESIDENCE AND CONSTRUCT A NEW 6,895
SQUARE FOOT (GARAGE INCLUDED) TWO-STORY
RESIDENCE WITH ANCILLARY IMPROVEMENTS AND 456
CUBIC YARDS OF GRADING TO ACCOMMODATE THE
PROPOSED IMPROVEMENTS ON THE PROPERTY LOCATED
AT 6501 PALOS VERDES DRIVE EAST (CASE NO. ZON2017-
00037).
WHEREAS, on January 19, 2017, Ben Cauthen of Cauthen Design, Inc. ("Applicant")
submitted a Height Variation, Grading Permit and Site Plan Review application ("Application") to
demolish an existing single-family residence in order to construct a new 7,348 square foot
(garage included) two-story residence, ancillary improvements ("Proposed Structure" or
"Proposed Residence") and 456 cubic yards of grading on the property (collectively, "Proposed
Project") located at 6501 Palos Verdes Drive East (APN:7561-019-004) ("Property"); and,
WHEREAS, on February 1, 2017, the City of Rancho Palos Verdes ("City") Planning
Division ("Staff' or "Planning") deemed the application incomplete due to missing information on
the project plan; and,
WHEREAS, on June 6, 2017, after several submittals of additional information by the
Applicant, the Planning Division deemed the Application complete for processing; and,
WHEREAS, on June 8, 2017, a public notice was mailed to property owners within a 500
foot radius of the property and published in the Peninsula News pursuant to the requirements of
the Rancho Palos Verdes Development Code; and,
WHEREAS, on July 11, 2017, the Planning Commission held a duly noticed public
hearing, considered public testimony and based on concerns related to structure size and on-
site drainage, the Planning Commission directed the Applicant to reduce the final project's
structure size, and to provide a drainage plan and continued the public hearing to its August 22,
2017 meeting; and,
WHEREAS, on July 24, 2017, in response to the Planning Commission's direction, the
Applicant submitted revised plans that reduce the size of proposed two-story residence from
7,348 square feet to 6,895 (garage included) square feet and which also include a proposed
drainage plan; and,
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 proposed project has been found to be categorically exempt under Class 3
(Section 15303(a)) as the project involves the construction of a new two-story, single-family
residence with ancillary site improvements in the RS-2 zoning district; and,
01203.0005/400785.2
WHEREAS, on August 22, 2017, the Planning Commission held a public hearing at
which time all interested parties were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE
AND RESOLVE AS FOLLOWS:
Section 1: A Height Variation is approved for the construction of a new 6,895 square
foot (garage included), two-story residence to exceed the 16'/20' height limitation for a lot with a
building pad at a proposed height of 25'-6" because:
A. The Applicant has complied with the early neighborhood consultation process guidelines
and procedures established by the City Council by obtaining signatures from 66.6% of
the landowners within 500 feet of the project site and notifying the local home owners
association (La Vista Verde Estates HOA) of the proposed project.
B. The proposed structure does not significantly impair any view from a City-designated
viewing area due to the location of the property and the topography in the immediate
area. The proposed residence that shall exceed sixteen feet in height will not
significantly impair any view from public property (including parks, major thoroughfares,
bike ways, walkways or equestrian trails), identified in the City's General Plan or Coastal
Specific Plan as City-designated viewing areas. The property is not located within the
City's Coastal Specific Plan, and the Lower Palos Verdes Drive East Trail Segment (C-
17) is located along the roadway at a higher elevation than the project site and does not
traverse the property.
C. The proposed structure is not located on a ridge or promontory. The proposed residence
would be located on an existing building pad, which is not on a prominent mass of land
that overlooks or projects onto a lowland or body of water on two sides.
D. The proposed new structure that is above sixteen feet in height, as defined in Section
17.02.040(B) of the Development Code, when considered exclusive of existing foliage,
does not significantly impair a view from the viewing area of another parcel.Views of the
ocean, harbor and city lights are observed by the adjacent properties in an easterly
direction. The only adjacent properties with views over the property are located to the
west and south. The properties to the west of the property are elevated approximately
35'-0" higher in elevation and therefore, will not be impacted by the proposed project.
The views from the southerly properties are oriented in the opposite direction towards
the rear of the property and away from the proposed improvements on the project site.
E. There is no significant cumulative view impairment caused by granting the application.
Cumulative view impairment shall be determined by considering: (a) the amount of view
impairment caused by the proposed new structure that is above sixteen feet in height or
addition to a structure that is above sixteen feet in height; and (b) the amount of view
impairment caused by the construction on other parcels of similar new structures or
additions that exceed sixteen feet in height. There will be no view impairment to the
neighboring properties caused by the proposed project due to the property's building pad
elevation and the direction of view. Considering 3 La Vista Verde, 6505 Palos Verdes
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Drive East and 6513 Palos Verdes Drive East, similar construction at these locations
would not result in a significant cumulative view impairment because properties to their
west have views located approximately 35'-0" to 90'-0" higher in elevation. The
properties to the west of the proposed structure will maintain their views as their viewing
areas would be above the roofline of the proposed project.
F. The proposed residence complies with all other Code requirements, including, but not
limited to the minimum required setbacks, parking, and maximum allowed lot coverage
in the RS-2 zoning district.
G. The proposed structure is compatible with the immediate neighborhood character in
terms of the scale of surrounding residences, architectural style, and setbacks. The
proposed residence will be smaller in size than the largest homes in the immediate
neighborhood (by approximately 196 sq. ft.) at 6,895 square feet. The scale of the
proposed residence includes the structure size, lot configuration, and the topographic
conditions of the property. The lot is 15'-0" lower than the street of access and therefore
not readily visible from the public right-of-way and the properties to the west as they are
35'-0" higher in elevation. The properties to the north, south and east of the project site
are at the same elevation or at a lower elevation than the project site. In addition, the
design of the proposed residence utilizes details, such as extended roof eaves, varied
façade setbacks, and articulation with the use of balconies and a recessed entry porch,
which assist in reducing the overall mass and scale of the structure. Additionally, the
project complies with the maximum lot coverage in the RS-2 zoning district (40%), as the
Applicant is proposing 36.9% lot coverage. Furthermore, the proposed residence
incorporates design elements, such as low-pitched roofs with clay tile roofing and stucco
exterior finish, typically associated with the Mediterranean style that is consistent with
neighboring properties.
H. The proposed new structure that is above sixteen feet in height does not result in an
unreasonable infringement of privacy of the occupant of abutting residences, with the
exception of a neighboring property to the north of the project site located at 3 La Vista
Verde. Specifically, the proposed balcony at the front of the residence will not result in
an unreasonable infringement of privacy of abutting properties, as the deck faces a
public street (Palos Verdes Drive East). With regards to the abutting property to the
north, the proposed balconies and deck at the rear of the residence will not create an
unreasonable infringement of privacy to the northerly abutting property, as the proposed
improvements are setback approximately 23'-0" to 35'-0" from the shared property line.
In addition, the building pad is approximately 45'-0" higher in elevation than the
neighboring property to the north. In regards to the second-story windows along the
north building façade, one casement window located on the north wall of Bedroom No. 2
was found to provide an enhanced view of a portion of the rear yard and driveway
access at 3 La Vista Verde. To mitigate the privacy impact, the casement window was
required, as a Condition of Approval, to be modified to a clerestory window, prior to
Building & Safety Division submittal. As for the easterly abutting property, the proposed
rear balconies and deck would face their front yard and therefore do not create privacy
impacts.
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Section 3: A Major Grading Permit is approved for 456 cubic yards of grading
consisting of 228 cubic yards of cut and 228 cubic yards of fill (balanced onsite) to
accommodate the proposed residence and ancillary improvements:
A. The grading does not exceed that which is necessary for the permitted primary use of
the lot. The proposed project is in a RS-2 Zoning District, in which the primary use of the
lot is residential. The proposed grading would accommodate the construction of a new
two-story residential structure and ancillary improvements. The proposed grading is
necessary for the permitted use, as the grading within the front yard provides for an
improved driveway design that enhances vehicle accessibility to the garage and vehicle
queuing areas. Specifically, the proposed cut will primarily be conducted at the front of
the residence in order to replace an existing 10'-0" driveway, which in some areas
narrows down to approximately 8'-0". The expanded driveway, which includes a motor
court will also provide for off-street parking opportunities, as there is no street parking
along the stretch of Palos Verdes Drive East directly in-front of the project site.
Furthermore, the proposed fill under the house is to accommodate the construction of
the garage and the grading at the back of the property is to support rear yard
improvements.
B. The proposed grading and/ or related construction does not create a significant adverse
effect to the visual relationships with, nor the views from the viewing area of neighboring
properties. The views of the ocean, harbor and city lights are observed over the roof of
the proposed residence in the easterly direction. The properties to the west of the
property are elevated approximately 35'-0". Given the elevation difference, the views
from the viewing areas of the westerly neighbors will not be impacted by the proposed
project.
C. The nature of the grading minimizes disturbance to the natural contours and finished
contours. The proposed grading maintains a majority of the natural contours on the
property. The Applicant is proposing cut and fill along the front of the property to
accommodate a retaining wall, redesigned driveway and construction of the proposed
garage. In addition, the Applicant is proposing fill along the rear of the residence to
accommodate a pool, spa, fire pit, patio area and hardscape improvements. The
proposed grading is generally limited to developed portions of the site. The finished
contours are reasonably natural and the Applicant proposes to improve the areas with
landscaping, so as to blend with the existing contours on the property.
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 proposed grading is generally
limited to developed portions of the site.The proposed grading generally follows the
existing slope of the property and results in finished slopes that appear reasonably
natural. Although some land-sculpturing is proposed to occur, the design blends the
manufactured slopes into the natural topography. Prior to the certificate of occupancy, a
landscape plan for property will be reviewed and the plants installed to the satisfaction of
the Community Development Director, which will aid in stabilizing the graded slope and
will also contribute towards blending the manufactured slope into the natural topography.
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E. The grading and related construction is compatible with the immediate neighborhood
character as discussed in Section 1 H.
F. The grading would not cause excessive and unnecessary disturbance of the natural
landscape or wildlife habitat through removal of vegetation as the proposed grading area
does not contain any.
G. The grading conforms to the City's standards for grading on slopes, maximum finished
slopes, maximum depth of cut and fill, retaining wall heights in the front, side and
adjacent to driveways. However, the grading does not conform to retaining wall
standards that allow only one retaining wall up to 3'-6"' in height. The project proposes
four down-slope retaining walls in the rear yard, one of which is over 3'-6"' in height. The
proposed retaining walls are consistent with the purpose of the Grading Permit because
they will result in the reasonable development of the project site. In addition, the
proposed retaining walls will contribute to the overall retention of groundcover to aid in
the protection of other down-slope properties against flooding, erosion and other similar
hazards. Furthermore, the scenic character of the neighborhood would not be altered, as
the new retaining walls would not be readily visible from the public right-of-way as they
will be located behind the proposed residence which is approximately 20'-0" below the
street level. Additionally, the retaining walls exceeding 3'-6" in height will be screened
with landscaping. The proposed retaining walls will comply with the goals and policies of
the General Plan, as the project supports policies for public health/ safety related to the
environment. More specifically, the proposed retaining walls are required to be designed
to performance standards that ensure both engineering standards and the topographic
treatment of slopes on the property. Additionally, the approval of the four down-slope
retaining walls, including one in excess of 3'-6" in height, will not constitute a special
privilege, as similar improvements are found throughout the neighborhood as a result of
the existing sloping topography. Furthermore, the City's geotechnical consultant and the
Building Official will be required to review and approve engineered grading plans prior to
grading permit issuance and inspections will be conducted throughout the process.With
these provisions, the proposed deviation will not cause a detrimental impact to public
safety and/or other properties in the vicinity of the project. Notice of this decision shall be
given to the Applicant and to all owners of property adjacent to the property.
Section 4: Applicant's Site Plan Review is approved for the proposed ancillary
improvements to the residence and yard area, including balconies, patio cover, deck, driveway
and hardscape remodeling, installation of mechanical equipment, and construction pool and
spa. The proposed ancillary improvements comply with all applicable code requirements,
including, but not limited to minimum required setbacks, parking, and maximum allowed lot
coverage in the RS-2 zoning district. Additionally, the proposed balconies and deck will not
result in an infringement of privacy to neighboring properties.
Section 5: Any interested person aggrieved by this decision or by any portion of this
decision may appeal to the City Council. The appeal shall set forth in writing, the grounds for
appeal and any specific action being requested by the appellant. Any appeal must be filed
within 15 calendar days of this decision, or by 5:30 PM on Wednesday, September 6, 2017. 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 Wednesday, September 6, 2017.
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Section 6: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby adopts P.C. Resolution No. 2017-21 ,
approving a Height Variation, Major Grading Permit and Site Plan Review to demolish an
existing single-story residence and construct a new 6,895 square foot (garage included) two-
story residence with ancillary improvements and 456 cubic yards of grading to accommodate
the proposed improvements at 6501 Palos Verdes Drive East, subject to the Conditions of
Approval contained in the attached Exhibit "A" (Case No. ZON2017-00037).
PASSED, APPROVED, AND ADOPTED this 22nd day of August 2017, by the following vote:
AYES: Commissioners Emenhiser, Leon, Nelson, Vice Chairman James and
Chairman Cruikshank
NOES: Commissioner Bradley
ABSTENTIONS: None
RECUSSALS: Commissioner Tomblin
ABSENT: None
John 1 ikshank,
Chairm
(01)
Ara Mihranian, -
Director of Community Development
Secretary to the Planning Commission
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. ZON2017-00037
(HEIGHT VARIATION, MAJOR GRADING PERMIT, AND SITE PLAN REVIEW)
6501 PALOS VERDES DRIVE EAST
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. Pursuant to Section 17.78.040, the Director of Community Development 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. Substantial changes to the project shall be
considered a revision and require approval of a revision by the final body that approved
the original project, which may require new and separate environmental review and
public notification.
6. The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the residential
development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards.
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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 and administrative citations as described
in Section 1.16 of the City's Municipal Code.
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 7:00 AM Monday through Friday and before 9:00 AM on Saturday, in
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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. If construction projects that are accessible from a street right-of-way or an abutting
property and which remain in operation or expect to remain in operation for over 30
calendar days, the Applicant shall provide temporary construction fencing, as defined in
Section 17.56.050(C) of the Development Code. Unless required to protect against a
safety hazard, temporary construction fencing shall not be erected sooner than 15 days
prior to commencement of construction.
16. For all grading, landscaping and construction activities, the Applicant shall employ
effective dust control techniques, either through screening and/or watering.
Project Specific Conditions
17. This approval is for the following:
A. Demolition of more than 50% (59.73% proposed)of the existing 2,341 square
foot(garage included) single-story residence.
B. Construction of a new 6,895 square foot two-story, single-family residence
consisting of 5,967 square feet of habitable area and 928 square feet of attached
garage area (4-car).BUILDING AREA CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to the framing
inspection.
C. Construction of one 40 square foot second-story balcony and two second story
decks consisting of a 330 square foot deck located along the front facade of the
residence and a 281 square foot deck located along the rear façade.
D. Construction of an attached 466 square foot covered patio at the rear of the
residence.
E. 456 cubic yards of grading consisting of 228 cubic yards of cut and 228 cubic
yards (balanced on-site with no permitted export or import).
F. Five (5) retaining walls, as follows:
a. One (1) upslope retaining wall within the front setback located along the
westerly property line and driveway, which varies in height between 2'-0"
to 5'-0".
b. Four(4) downslope retaining walls within the rear yard located east of the
rear of the residence which varies in height from 3'-6" to 4'-0".
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The approved retaining walls do not include a guardrail on top. Should a
guardrail be required, or installed on the property, additional Planning
review and approval shall be required.
G. Reconfiguration of the existing driveway.
H. Construction of a pool and spa within the rear yard with associated mechanical
equipment along the northerly side property line.
I. Construction of a new fire-pit within the rear yard.
J. Installation of air conditioning equipment along the northerly side property line.
18. The height of the approved project shall be as depicted on the stamped approved plans
and in no case shall the maximum height extend above a height of 24'-9 3/8", as
measured from highest elevation of the existing grade covered by the structure (elev.
184.22') to the highest proposed roof ridgeline (elev. 209'); and an overall height of 25'-
6" as measured from lowest finished grade adjacent to the structure (elev. 183.05') to
the highest proposed roof ridgeline (elev. 209'). BUILDING HEIGHT CERTIFICATION
REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to roof
sheathing inspection, based on the above mentioned instructions.
19. The approved residence shall maintain a 31'-4" front yard setback, a 12'-4" north side
yard setback, 8'-0" south side yard setback and a 49'-6" rear yard setback. BUILDING
SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or
civil engineer prior to foundation forms inspection.
20. Unless modified by the approval of future planning applications, the approved project
shall maintain a maximum of 36.9% lot coverage.
21. Maximum hardscape coverage within the 20'-0" front-yard setback area shall not exceed
50%.
22. A minimum 3-car garage shall be provided and maintained as a garage, and a minimum
of 3 unenclosed parking spaces shall be provided and maintained as a driveway. An
enclosed parking space shall have an unobstructed ground space of no less than 9'-0" in
width and 20'-0" in depth, with a minimum 7'-0" vertical clearance. An unenclosed
parking space shall have an unobstructed ground space of no less than 9' in width by
20'-0" in depth.
23. A driveway shall be a minimum width of 10'-0".
24. A paved 25'-0" turning radius shall be provided between the garage or other parking
area and the street of access.
25. Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting is
permitted where the light source is directed toward or results in direct illumination of a
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parcel of property or properties other than that upon which such light source is physically
located.
26. All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
27. The silhouette frames shall be removed within seven (7) days of the end of the appeal
period, or by September 13, 2017.
Prior to Plan Check Submittal
28. The casement window located on the north wall of Bedroom No. 2, as depicted on the
project plans, shall be modified to a clerestory window.
Prior to Building or Grading Permit Issuance
29. Prior to Grading and/or Building Permit issuance, 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.
30. Prior to Grading and/or Building Permit issuance, all applicable soils/geotechnical
reports, if required by the Building and Safety Division, shall be approved by the City's
geologist.
31. Prior to Grading and/or Building Permit issuance, a drainage plan shall be reviewed and
approved by the Public Works Department.
32. Prior to Grading and/or Building Permit issuance, the Applicant shall submitted a copy of
a recorded covenant on the project site for the use and maintenance of the sump pumps
for on-site drainage purposes.
33. Prior to building permit issuance and/or commencement of grading, whichever occurs
first, the Applicant shall obtain approval of a haul route from the Director of Public
Works.
Prior to Certificate of Occupancy
34. Prior to issuance of a Certificate of Occupancy, the Applicant shall submit complete
Landscape Plans to the Planning Division for review and approval by the Director of
Community Development ensuring that the graded slopes are landscaped and retaining
walls screened with landscaping. The final approved landscaping shall be installed prior
to issuance of a Certificate of Occupancy for the residence. Said plans may be required
to comply with the State of California Water Efficient Landscape requirements.
35. All utility lines installed to service the building shall be placed underground from an
existing power pole or other point of connection off-site.
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