PC RES 2020-010 P.C. RESOLUTION NO. 2020-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS,
A HEIGHT VARIATION, MAJOR GRADING PERMIT, MINOR
EXCEPTION PERMIT, AND SITE PLAN REVIEW FOR THE
DEMOLITION OF TWO EXISTING ACCESSORY STRUCTURES,
AND THE CONSTRUCTION OF A NEW 5,344 ft2 TWO-STORY
RESIDENCE (GARAGE AND BASEMENT INCLUDED), WITH 538
YD3 OF ASSOCIATED GRADING AND ANCILLARY SITE
IMPROVEMENTS ON THE PROPERTY LOCATED AT 3015 CREST
ROAD (CASE NO. PLHV 2018-0003).
WHEREAS, on June 12, 2018, the Applicants, Ying Mou and Chunxiao Zhang,
submitted Height Variation, Major Grading Permit, Minor Exception Permit, and Site Plan
Review applications to demolish existing structures on the project site in order to
accommodate the construction of a new, two-story residence, combination wall, and
associated grading and ancillary site improvements and an accessory dwelling unit is
proposed within the existing space of the game room; and
WHEREAS, on July 11, 2018, staff completed the initial review of the application, at
which time the application was deemed incomplete due to missing information on the
project plans. The Applicants submitted additional information on several occasions, and
on June 5, 2020, staff deemed the application complete for processing, setting the action
deadline to August 5, 2020; and
WHEREAS, on June 11, 2020, a 30-day public hearing notice was mailed to
property owners within a 500-foot radius of the project site and published in the Peninsula
News; and
WHEREAS, on July 14, 2020, the Planning Commission held a public hearing to
consider the proposed project. The Planning Commission expressed project concerns
related to lot coverage, improvements over an existing easement, and accessory dwelling
unit (ADU) clarification. With the Applicants' agreement, the Commission continued the
public hearing to August 11, 2020, to allow the Applicants an opportunity to work with staff
to address the Commission's concerns; and
WHEREAS, on August 4, 2020, the Applicants submitted revised plans which
reduced hardscape improvements to meet the lot coverage requirement; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources 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, the proposed project has been found to be categorically exempt under Section
P.C. Resolution No. 2020-10
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--
15303 (New Construction) of the CEQA Guidelines. Specifically, the project involves the
construction of a single-family residence in the RS-2 zoning district, which is a residential
zone; and
WHEREAS, the Planning Commission continued the public hearing to August 11,
2020, to consider the proposed project 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: The recitals above are true and correct and incorporated herein by
reference.
Section 2: The project involves the demolition of two existing accessory
structures, the construction of a new 5,344 ft2 two-story residence (garage and basement
included), and combination wall with 538yd3 of associated grading and ancillary site
improvements on the property located at 3015 Crest Road. An accessory dwelling unit is
proposed within the existing space of the 1,296 ft2 detached accessory game room
structure, which is not subject to review by the Planning Commission, and will be
ministerially approved subsequent to adoption of this resolution. The proposed accessory
dwelling unit is not included in the calculation of lot coverage, in conformance with state
law.
Section 3: The Height Variation is warranted for the construction of the proposed
residence with an overall height at 26 feet, as measured from the lowest finished grade
adjacent to the structure (elev. 990.5 feet) to the highest roof ridgeline (elev. 1016.5 feet)
and 8.5 feet from the highest existing grade adjacent to the structure (elev. 1008 feet) to
the highest roof ridgeline (elev. 1016.5 feet) based on the following:
A. The Applicant has complied with the early neighborhood consultation process
guidelines and procedures. The Applicants met the criteria by obtaining 29 signatures or
42% from 70 property owners within 500 feet, which exceeds 25% (18 signatures) AND by
obtaining nine signatures or 82% from 11 property owners within 100 feet, which exceeds
70% (eight signatures). The Applicants did not provide notification to any local
Homeowner's Association (HOA), as the project site is not located within an HOA area.
B. The new structure above 16 feet does not significantly impair the view from
public property or specific plans. Due to the location of the property, the new structure will
not be visible from viewing points, viewing sites and public property, which has been
identified in the City's General Plan. Furthermore, the proposed new structure is not
located within the City's Specific Plans (i.e., Coastal, Western) and Trails Network Plan.
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C. The proposed residence is not located on a ridge or promontory. A ridge is
defined as, "an elongated crest or a linear series of crests of hills, bluffs, or highlands"
(RPVMC § 17.96.1610). A promontory is defined as, "a prominent mass of land, large
enough to support development, which overlooks or projects onto a lowland or body of
water on at least two sides" (RPVMC § 17.96.1480).
D. The area of a new structure will not significantly impair a view from the viewing
area of another parcel. Based on site visits to the project site and a review of aerial
images, views from the area are observed in a southerly direction and consist of the
ocean. The proposed two-story residence does not create a significant view impairment
from a viewing area of another parcel. More specifically, properties to the north of the
project site along Corinna Drive are located approximately 60 to 70 feet higher in elevation
that that of the project site. Properties to the south of the project site are located
approximately 25 to 30 feet lower in elevation that that of the project site. Based on the
site visit, it was determined that the viewing areas from 3027 and 3001 Crest Road are
observed from the first floor of each residence. Staffs analysis determined that the area of
the residence that is above 16 feet does not impair the view from the viewing area at 3027
Crest Road, as the structure impairs only a view of the sky. Section 17.02.040(A)(14) of
the RPVMC does not define the sky as a protected view. With respect to the property at
3001 Crest Road, the new structure that is above 16 feet in height is located on the far left
periphery of the view frame, which does not significantly impair the view. The proposed
structure that is above 16 feet is designed with a recessed rear balcony and proposed at a
location as to reasonably minimize the impairment of a view. Note, there are existing trees
and shrubs located in the east side yard and rear yard at 3001 Crest Road, which screen
the proposed new structure that is above 16 feet.
E. There is no significant cumulative view impairment caused by granting the
application. There will be no significant view impairment for portions of the structure which
exceed 16 feet in height, as seen from the viewing area of another parcel located within
the City. Nevertheless, Similar construction at adjacent parcels located at 2985 Crest
Road, 30679 Palos Verdes Drive East, 3001 Crest Road, 30665 Crest Road, 30629 Palos
Verdes Drive East, 3027 Crest Road, 30615 Palos Verdes Drive East, 30553 Palos
Verdes Drive East and 30565 Palos Verdes Drive East would not present a significant
cumulative view impairment because of the sloping topography of the neighborhood. More
specifically, due to topographic conditions in the area, portions of the structures that may
impair a view would be constructed within the by-right (16 feet/20 feet) height limitations.
F. The proposed primary structure complies with all other code requirements,
including, but not limited to the following: lot size anti setbacks (see Table 1); and
neighborhood compatibility (see Table 2). With the granting of the Height Variation for the
proposed two-story residence and Minor Exception Permit for combination walls, the
proposed structure complies with all other code requirements.
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G. The residence is compatible with the immediate neighborhood character in terms
of scale, architectural styles, and setbacks. Scale of surrounding residences include total
square footage and lot coverage of the residence and all ancillary structures. Compatibility
with neighborhood character is based on a comparison of the proposed project to other
existing structures located within the immediate neighborhood, which is normally
considered to be the 20 closest residences within the same zoning district. The new
structure, which will be 5,344 ft2 and all ancillary improvements will be compatible with the
immediate neighborhood character based on the scale of surrounding residences.
Specifically, while the proposed new structure will be larger than the neighborhood
average structure size, there are three residences with larger structures (2967 Crest Road,
3073 Crest Road, and 30665 Palos Verdes Drive East). In addition, as a portion of the
proposed residence will be notched into the existing slope, the front of the proposed
residence will appear as a single-story residence from the street of access, which helps to
reduce the scale of the residence as compared to neighboring properties. In addition, the
design of the residence includes a number of features including roof and wall articulation
as well as an entry porch that further reduces bulk and mass concerns. The lot coverage is
consistent with other neighborhood properties based on an aerial survey. In some cases,
lot coverages may be over the maximum because of the custom nature of the homes in
the area and the unique topographic conditions of the neighborhood. In conjunction with
the Minor Exception Permit to allow construction of a combination wall, the residence fits
with the surrounding architectural styles, including façade treatments, structure height,
open space between structures, roof design, the apparent bulk or mass of the structure,
number of stories and building materials. As the residence will meet the zoning district's
minimum setback requirements, the primary setback will be compatible with other homes
in the immediate neighborhood.
H. The new structure that is above 16 feet will not result in an unreasonable
infringement of the privacy of the occupants of abutting residences. The upper level
easterly and westerly side elevations of the residence have been designed without
windows, so as to maximize privacy to the neighboring properties at 3001 and 3027 Crest
Road. The easterly and westerly sides of the balcony area will be improved with 6 feet
high solid privacy screens, so as to direct views towards the tennis court and pool areas
and away from the neighboring properties at 3001 and 3027 Crest Road. The distance
between the rear balcony and the rear property line, which is 87 feet-6 inches, exceeds
the required 20-foot rear zoning setback and provides a buffer. Lastly, there is mature
foliage located along the rear property line at 30629, 30615, 30645 and 30565 Palos
Verdes Drive East that provides screening from the upper level windows and balcony of
the residence.
Section 4: The Major Grading Permit is warranted to conduct approximately
538 yd3 of total grading to accommodate the proposed residence (301 yd3 of cut, 237 yd3
of fill, 64 yd3 of export) based on the following findings:
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A. The grading does not exceed that which is necessary for the permitted primary
use of the lot. The Applicants will conduct 538 yd3 of grading in support of the proposed
residence and ancillary site improvements. More specifically, grading includes 301 yd3 of
cut (max cut depth of 9.17 feet) in order to accommodate portions of a proposed access
driveway, basement and to notch the front portion of the residence into the existing slope.
The project also includes 237 yd3 of fill (max fill depth of 12 feet) to support the
construction of the residence and additional areas of the proposed driveway, particularly in
the area of the motor court. Additional fill will accommodate ancillary site improvements,
including access stairs, walkways, and other hardscape areas. The grading plans indicate
that as a result of cut and fill, a total of 64 yd3 will be gained, which necessitates export.
B. The grading and related construction will not significantly adversely affect the
visual relationships with, nor the views from the viewing area of neighboring properties.
The grading will result in a lower finished grade under the building footprint (990.5 feet)
such that the height of the structure is lower than a structure that could have been built in
the same location on the lot if measured from pre-construction (existing) grade (ranges
between 1008 feet and990.5 feet). Furthermore, the grading and related construction will
not significantly adversely affect the visual relationships with, nor the views from the
viewing area of neighboring properties as discussed in the `Height Variation' Section of
this report.
C. The nature of the grading minimizes disturbances to the natural contours and
finished contours are reasonably natural. Most of the grading is under the building footprint
and driveway access, with limited grading outside of these areas to regrade the steepness
of the front and side yards to gradual slopes so as to blend seamlessly with the
surrounding slopes beyond. Minimal grading will occur in the rear yard within the buildable
area to accommodate hardscape areas.
D. The grading takes into account the preservation of natural topographical features
and appearances by means of land sculpturing so as to blend a man-made or
manufactured slope into natural topography. There will be minimal disturbance to the
natural contours (upslope) and the finished contours will remain reasonably natural
(downslope). The grading shall be limited to an existing flat area of the property that is
utilized for an existing guest room, shed and game room with some cut along the upslope
portion of the lot and slight fill on the south-facing slope. Outside of the new driveway and
new building footprint, no land sculpturing for improvements will occur and the remaining
natural slopes on the property will be preserved.
E. For new single-family residences, the grading and/or related construction is
compatible with the immediate neighborhood character, as defined in Chapter 17.02.
Consistent with Height Variation Finding No. H (Section 3, above), the project, along with
the grading to accommodate the residence and related improvements, is compatible with
the immediate neighborhood.
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F. The project is not a new residential tract.
G. The project does not propose street designs and improvements.
H. The grading will not cause excessive and unnecessary disturbance of the natural
landscape or wildlife habitat through removal of vegetation. The grading will occur on the
upslope and downslope adjacent to the existing flat building pad portion of the lot currently
containing three accessory structures (two of which will be demolished, and a third will use
the existing space as an ADU). The grading will not cause excessive and unnecessary
disturbance outside of this grading limit area surrounding the existing pad portion of the
lot. The project site is approximately 33,483 ft2 in area with existing foliage; however, there
is no evidence of natural landscape or wildlife habitat in the immediate area of the grading.
I. The grading conforms to the standards for maximum finished slopes, restricted
grading areas and driveways. The Applicants propose to construct a new access
driveway, which requires a portion of fill over an extreme slope area. Due to design of the
driveway, the project also proposes to construct a combination wall of up to 9.5 feet in
height (6-foot retaining wall and 3.5-foot safety railing) along the north side of the driveway
in the area of a proposed access staircase. As a result of the topographic conditions of the
lot, the Applicants will conduct grading activities that involve a maximum cut of 9.17 feet in
height and a fill of 12 feet in height. The grading permit will not constitute a grant of a
special privilege inconsistent with the limitations upon other properties in the vicinity.
Based on an aerial survey of other properties in the vicinity, there are meandering
driveways with retaining walls and safety railings. There are other homes in the area that
were similarly designed and developed to the proposed residence, which warranted cuts
and fills in excess of 5 feet.
Departures from the standards of Section 17.76.040 will not be detrimental to the public
safety nor to other property. The City's geotechnical consultant has conditionally approved
the proposed project in the planning stage (Case No. GEO2018-00094). Furthermore, the
City, prior to issuance of building or grading permits, will also require that the structure be
engineered to meet the requirements of the Building Code and the Major Grading and
Drainage Plan approved by the Public Works Department. After the issuance of permits, a
series of inspections will be conducted throughout project construction. Notice of the
approval of the Major Grading Permit will be provided to the appropriate parties.
Section 5: The Minor Exception Permit is warranted to construct a 9.5-foot high
combination wall along the proposed driveway area. The Minor Exception Permit is
necessary to construct the combination wall because of topographic 'constraints. More
specifically, the project site slopes down 60 feet from Crest Road (1025 feet) to the rear
property line (964.4 feet). The topography of the descending lot requires a retaining wall
with safety railings at the proposed heights. The location of the proposed combination wall
is necessitated to disturb as little of the existing slope and natural grade as possible.
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Section 6: The Site Plan Review is approved. The project consists of the
construction of a new 5,344 ft2 two-story residence (garage and basement included) with a
number of ancillary improvements including a 709 ft2 rear balcony, 315 ft2 porch,
mechanical equipment under the proposed residence, access stairs and walkways
throughout the project site and driveway improvements. The improvements comply with all
applicable Code requirements, including, but not limited to, minimum required setbacks
and parking. In addition, the residence is compatible with the character of the immediate
neighborhood in terms of the scale, architectural style, and setbacks. The façade
treatment and roof design of the project have incorporated similar architectural features
commonly found in other immediate homes such as the smooth stucco finish and accents
with a low-pitched gable roof design. Due to the steep transitional slopes surrounding the
buildable area, the residence will be notched below the street of access, which will help
minimize the appearance of bulk and mass. The design of the residence will also
incorporate various design features to provide articulation along the facades. Lastly, the
project exceeds the minimum required setbacks that allows air, light, and privacy between
structures.
Section 7: 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
letter must be filed within 15 calendar days of the date of this decision, or by 5:30 p.m. on
Wednesday, August 26, 2020. A $2,275.00 appeal fee must accompany any appeal letter.
The City Council's decision is final. If no appeal is filed timely, the Planning Commission's
decision will be final at 5:30 p.m. on Wednesday, August 26, 2020.
Section 8: Any challenge to the City Council's decision and the findings set forth
therein, must be filed within the 90-day statute of limitations set forth in Code of Civil
Procedure §1094.6 and Section 17.86.100(B) of the RPVMC.
Section 9: 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. 2020-
10, approving a Height Variation, Major Grading Permit, Minor Exception Permit and Site
Plan Review for the demolition of two existing accessory structures, and the construction
of a new 5,344 ft2 (garage and basement included), two-story residence and combination
wall with 538 yd3 of associated grading and ancillary site improvements on the property
located at 3015 Crest Road, subject to the Conditions of Approval contained in the
attached Exhibit"A".
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PASSED, APPROVED AND ADOPTED this 11th day of August 2020 by the following
vote:
AYES: COMMISSIONERS SANTAROSA, JAMES, HAMILL, CHURA, AND CHAIRMAN
LEON
NOES: NONE
ABSTENTIONS: NONE
RECUSALS: VICE-CHAIRMAN PERESTAM
ABSENT: COMMISSIONER SAADATNEJADI
1;7/,
Gordon Leon
Chairman
/,, ,
Ken Rukavina, PE
Director of Community Development; and
Secretary of the Planning Commission
P.C. Resolution No. 2020-10
Page 8 of 14
EXHIBIT 'A'
CONDITIONS OF APPROVAL
PLANNING CASE NO. PLHV2018-0003
(HEIGHT VARIATION, MAJOR GRADING PERMIT, MINOR EXCEPTION
PERMIT & SITE PLAN REVIEW)
3015 CREST ROAD
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the Applicant
and/or 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 Exhibit
"A". 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 (RPVMC) shall apply.
5. Pursuant to RPVMC §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 by the final body that approved the original project, which may require new
P.C. Resolution No. 2020-10
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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 RPVMC, including but not limited to
height, setback and lot coverage standards.
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 RPVMC §17.86.060 or administrative citations as described in RPVMC
§1.16.
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 RPVMC
§17.86.070 within one year of the final effective date of this Notice of Decision,
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 approval.
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
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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. 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 shall provide temporary construction fencing, as defined in RPVMC
§17.56.050(C). Unless required to protect against a safety hazard, temporary
construction fencing shall not be erected sooner than 15 days prior to
commencement of construction.
15. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday
through Friday, 9:00 AM to 5:00 PM on Saturday, with no construction activity
permitted on Sundays or on the legal holidays specified in RPVMC. §17.96.920.
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 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.
16. Exterior residential lighting shall comply with the standards of RPVMC §17.56.030.
All exterior lighting shall be so arranged and shielded as to prevent direct
illumination of abutting properties and of vehicles passing on the public right-of-way.
Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or
other lighting under canopies or on the building shall be covered with diffusing
lenses and shielded.
17. For all grading, landscaping and construction activities, the Applicant shall employ
effective dust control techniques, either through screening and/or watering.
18. PRIOR TO ISSUANCE OF ANY GRADING AND/OR BUILDING PERMIT,
whichever occurs first, an earth hauling permit shall be approved by the Public
Works Department.
19. PRIOR TO ISSUANCE OF ANY BUILDING PERMIT, all applicable
soils/geotechnical reports, if required by the Building and Safety Division, shall be
approved by the City's Geologist.
20. The Applicant shall remove the project silhouette within 7 days after a final decision
has been rendered and the City's appeal process has been exhausted.
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Project Specific Conditions:
21. This approval shall allow for the following improvements:
A. Demolition of an existing 534 ft2 detached guest room and a 204 ft2 storage
shed;
B. Construction of a new 5,344 ft2 (garage and basement included) two-story
residence;
C. Construction of new retaining and combination walls that range in height from
3 feet to 9.5 feet in support of the proposed improvements;
D. Construction of ancillary site improvements, which include a 709 ft2 rear
balcony with fire pit, 315 ft2 rear porch and mechanical equipment; and
E. Conduct 538 yd3 (301 yd3 cut and 237 yd3 fill with 64 yd3 of export) of
associated on-site grading.
BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land
surveyor or civil engineer PRIOR TO THE FRAMING INSPECTION.
22. The overall height of the proposed residence will be 26 feet, as measured from the
lowest finished grade adjacent to the structure (elev. 990.5 feet) to the highest roof
ridgeline (elev. 1016.5 feet) and 8.5 feet from the highest existing grade adjacent to
the structure (elev. 1008 feet) to the highest roof ridgeline (elev. 1016.5 feet).
BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed
land surveyor or civil engineer PRIOR TO ROOF SHEATHING INSPECTION.
23. The approved project shall maintain a 37 feet-8 inches front yard setback, 10 feet-0
inches east side yard setback, 13 feet-7 inches west side yard setback and a 87
feet-6 inches rear yard setback. SETBACK CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer PRIOR TO POURING
FOUNDATIONS.
24. Unless modified by the approval of future planning applications, the approved
project within the RS-2 zoning district shall maintain a maximum of 39.3% lot
coverage. The lot coverage calculation includes the anticipated ministerial approval
of the accessory dwelling unit within the existing space of the 1,296 ft2 detached
accessory game room structure. If the existing space of the accessory game room
structure is not used as an accessory dwelling unit, the entire accessory game
room structure shall be demolished. If the entire accessory game room structure is
demolished, the non-permeable hardscape under the entire accessory game room
structure shall be removed and planted with landscaping.
25. Applicants shall obtain ministerial approval for the accessory dwelling unit within the
existing space of the 1,296 ft2 detached accessory game room structure prior to
applying for building permits. Building permit applications must include building
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permits for the accessory dwelling unit. The accessory dwelling unit must be
finalized PRIOR TO CERTIFICATE OF OCCUPANCY. The intent of conditions 24
and 25 is to ensure that lot coverage remains under the legal maximum of 40%.
26. All utility lines installed to service the residence shall be placed underground from
an existing power pole or other point of connection off-site PRIOR TO
CERTIFICATE OF OCCUPANCY.
27. The design of the proposed residence shall be maintained, including the installation
of 6 feet high solid privacy panels along the easterly and westerly elevations of the
upper level balcony and the absence of windows on the upper levels of the easterly
and westerly elevations, as identified in the approved project plans.
28. The project site shall maintain a minimum of three-enclosed parking spaces at all
times. An enclosed parking space shall have an unobstructed ground space of no
less than 9' in width and 20 feet in depth, with a minimum 7 feet vertical clearance.
An unenclosed parking space shall have an unobstructed ground space of no less
than 9 feet in width by 20 feet in depth.
29. Exterior residential lighting shall comply with the standards of RPVMC §17.56.030.
All exterior lighting shall be so arranged and shielded as to prevent direct
illumination of abutting properties and of vehicles passing on the public right-of-way.
Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or
other lighting under canopies or on the building shall be covered with diffusing
lenses and shielded.
30. All colors and materials for the structure and roof shall be as shown in the stamped
APPROVED plans.
31. Any outdoor furnishings, accessories or plants located on the balcony and roof
decks shall not exceed a height of 8 feet or the bottom of the roof eave, whichever
is lower, as,measured from the finished floor of the deck.
32. Any outdoor furnishings, accessories or plants located on the balcony and roof
decks which exceed the height limits established in RPVMC §17.02.040, shall not
significantly impair a view from surrounding properties.
33. All improvements on the ground surface within the 10 feet wide sewer easement
shall be temporary with the exception of two semi-permanent stair cases for
access. The City of Rancho Palos Verdes is not responsible for enforcing the right
of the sewer easement holder at 3027 Crest Road to remove improvements on the
sewer easement at 3015 Crest Road for sewer repair.
PRIOR TO BUILDING PERMIT ISSUANCE
P.C. Resolution No. 2020-10
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34. PRIOR TO ISSUANCE OF BUILDING PERMITS all applicable soils/geotechnical
reports, if required by the Building and Safety Division, shall be approved by the
City's Geologist.
35. A drainage plan shall be reviewed and approved by the Public Works Department.
PRIOR TO CERTIFICATE OF OCCUPANCY
36. The Applicant shall submit complete Landscape Plans and associated Trust
Deposit to the Planning Division for review and approval by the Director of
Community Development. The final approved landscaping shall be installed prior to
issuance of a Certificate of Occupancy for the residence. The landscape plans may
be required to comply with the State of California Water Efficient Landscape
requirements, as determined by the City's Landscape Architect.
a. Upon completion of the installation of the landscaped areas or altered
landscaped area subject to RPVMC §15.34.100, the project Applicant shall
submit a certificate of completion, in the form provided by the City, for review
and approval by the Director of Community Development. The certificate of
completion shall be executed by either the licensed landscaped architect,
licensed landscape contractor or the certified irrigation designer that signed
any of the documents submitted ,as part of the landscape documentation
package.
37. The existing guest parking located within the front yard of the project site shall be
converted to a preamble surface prior to issuance of certificate of occupancy.
P.C. Resolution No. 2020-10
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