CC RES 2008-102 RESOLUTION NO. 2008-102
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES, CONDITIONALLY APPROVING VESTING
TENTATIVE TRACT MAP NO. 68796, GENERAL PLAN AMENDMENT,
ZONE CHANGE, CONDITIONAL USE PERMIT, GRADING PERMIT
AND DENSITY BONUS (PLANNING CASE NOS. SUB2007-00003 AND
ZON2007-00072)9 IN CONJUNCTION WITH THE ADOPTION OF A
MITIGATED NEGATIVE DECLARATION, TO ALLOW THE
SUBDIVISION OF A 1.25-ACRE SITE INTO TWENTY-EIGHT (28)
RESIDENTIAL CONDOMINIUM UNITS, LOCATED AT 28220
HIGHRIDGE ROAD.
WHEREAS, on February 14, 2007, applications for Vesting Tentative Tract Map
No. 68796, General Plan Amendment, Zone Change, Conditional Use Permit, Grading
Permit, Variance, Site Plan Review and Environmental Assessment (Planning Case
Nos. SUB2007-00003 and ZON2007-00072) were submitted to the Planning
Department by the applicant, REC Development, Inc., to allow the development of a 27-
unit residential condominium project on a 1.25-acre site on Highridge Road; and,
WHEREAS, on December 7, 2007, the applications for Planning Case
Nos. SUB2007-00003 and ZON2007-00072 were deemed complete by Staff; and,
WHEREAS, pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 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 City of Rancho Palos Verdes prepared an Initial Study and
determined that, by incorporating mitigation measures into the Negative Declaration,
there is no substantial evidence that the approval of Planning Case Nos. SUB2007-
00003 and ZON2007-00072 would result in a significant adverse effect on the
environment. Accordingly, a Draft Mitigated Negative Declaration was prepared and
circulated for public review for twenty (20) days between March 19, 2008 and April 8,
2008, and notice of that fact was given in the manner required by law; and,
WHEREAS, after issuing notices pursuant to the requirements of the Rancho
Palos Verdes Development Code and the State CEQA Guidelines, the Planning
Commission held a duly noticed public hearing on April 8, 2008, at which time all
interested parties were given the opportunity to be heard and present evidence; and,
WHEREAS, at the April 8, 2008, Planning Commission meeting, the Planning
Commission directed Staff and the applicant to further investigate design alternatives to
address concerns pertaining to portions of the project exceeding the 36-foot height limit;
the proposed left-turn pocket in the median of Highridge Road; site landscaping; view
impacts to homes on Via La Cima; feasibility of additional grading; Planning
Commission discretion with respect to the conditional use permit findings; and
adequacy of the traffic impact analysis; and continued the public hearing to May 13,
2008; and,
WHEREAS, on May 7, 2008, the applicant submitted revised project plans that
eliminated the proposed roof-access stair tower in excess of the 36-foot-height limit,
thereby eliminating the Site Plan Review component of the proposed project; and,
WHEREAS, at the May 13, 2008, Planning Commission meeting, the Planning
Commission directed the applicant to further explore design alternatives and additional
grading to reduce view impacts to residences on Via La Cima; and asked for additional
information regarding the applicant's cumulative traffic impact analysis; and continued
the public hearing to June 24, 2008; and,
WHEREAS, on June 10, 2008, the applicant submitted revised project plans that
reduced the maximum height of the project by twelve feet six inches (12'-6") and
relocated the entry to the subterranean garage, thereby eliminating the Variance
component of the proposed project; and,
WHEREAS, on June 18, 2008, the applicant requested a Density Bonus of one
(1) additional market-rate unit, for a total of twenty-eight (28) units, pursuant to City and
State density bonus law; and,
WHEREAS, at the June 24, 2008, Planning Commission meeting, the Planning
Commission directed that Staff revise and recirculate the Mitigated Negative Declaration
to reflect the new project description; directed the applicant to further explore the
feasibility of modifying the site plan to reduce view impacts on 7 Via La Cima; directed
Staff to more fully analyze and respond to the applicant's request for a density bonus;
and asked for additional information regarding the revised traffic impact analysis for the
28-unit project; and continued the public hearing to July 22, 2008; and,
WHEREAS, pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 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 City of Rancho Palos Verdes revised the Initial Study and
determined that, by incorporating mitigation measures into the Negative Declaration,
there is no substantial evidence that the approval of Planning Case Nos. SUB2007-
00003 and ZON2007-00072 as revised would result in a significant adverse effect on
the environment. Accordingly, a Revised Draft Mitigated Negative Declaration was
prepared and circulated for public review for twenty (20) days between July 2, 2008 and
July 22, 2008, and notice of that fact was given in the manner required by law; and,
Resolution No. 2008-102
Page 2 of 11
WHEREAS, at the July 22, 2008, Planning Commission meeting, the Planning
Commission directed Staff to prepare appropriate P.C. Resolutions to recommend
certification of the Mitigated Negative Declaration and conditional approval of the
proposed project to the City Council; and,
WHEREAS, at its August 12, 2008, meeting, after hearing public testimony, the
Planning Commission adopted P.C. Resolution No. 2008-26 making certain findings
related to the requirements of the California Environmental Quality Act (CEQA) and
recommended that the City Council adopt a Mitigation Monitoring Program and
Mitigated Negative Declaration for the proposed project; and,
WHEREAS, at its August 12, 2008, meeting, after hearing public testimony, the
Planning Commission adopted P.C. Resolution No. 2008-27, thereby recommending
that the City Council conditionally approve the proposed project; and,
WHEREAS, after issuing notices pursuant to the requirements of the Rancho
Palos Verdes Development Code and the State CEQA Guidelines, the City Council held
a duly noticed public hearing on September 16, 2008, at which time all interested
parties were given the opportunity to be heard and present evidence; and,
WHEREAS, on September 16, 2008, the City Council considered the Planning
Commission's recommendation; directed the applicant to re-design the project further
by moving the 2nd-floor Unit `K' at the front of the building to the roof of the building at
the rear in order to attempt to address significant view impacts upon the residence at 7
Via La Cima; and continued the public hearing to October 21, 2008; and,
WHEREAS, on October 21, 2008, the City Council considered the modified
project and found that it did not significantly reduce view impacts upon the residence at
7 Via La Cima, and exacerbated view impacts upon other residences in the La Cima
community; and,
WHEREAS, at its October 21, 2008, meeting, after hearing public testimony, the
City Council adopted Resolution No. 2008-101 making certain findings related to the
requirements of the California Environmental Quality Act (CEQA) and adopting a
Mitigation Monitoring Program and Mitigated Negative Declaration for the proposed
project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The City Council makes the following findings of fact with respect to
the application for Vesting Tentative Tract Map No. 68796 to subdivide the 1.25-acre
site for a 28-unit condominium project:
Resolution No. 2008-102
Page 3 of 11
A. The proposed map and the design and improvement of the proposed subdivision
are consistent with the Rancho Palos Verdes General Plan. The General Plan
land use designation for the subject property is Residential, 12-22 DU/acre. With
respect to this land use designation, the 1975 Land Use Plan of the General Plan
states that "[no] vacant land is designated in this density range. It is a reflection
of an area with existing high-density residential uses. No new development is
proposed due to potential extreme environmental impacts." Notwithstanding this
statement, the subject property is designated at this density range on the City's
General Plan land use map and is not vacant (although its former use has been
abandoned). The current Housing Element of the General Plan includes
programs calling upon the City to identify adequate sites for a variety of housing
types (Program Category No. 1); assist in the development of adequate housing
to meet the needs of low- and moderate-income households (Program Category
No. 2); and address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement and development of
housing (Program Category No. 3). The development of condominiums—which
are generally less expensive than detached single-family residences of
comparable size—would serve to implement these programs. In addition, this
project is subject to the inclusionary housing requirements of Chapter 17.11 of
the City's Development Code. Based upon the proposed 28-unit project, the
applicant shall be obligated to provide three (3) dwelling units (or their
equivalents) that are affordable to households with very low incomes.
B. The site is physically suitable for the type and density of development proposed.
The subject property is more than double the minimum size required for lots in
the RM-22 zoning district. The twenty-eight units (28) proposed are not
consistent with the minimum 2,000 square feet of lot are per unit requirement of
the RM-22 zoning district, but the approval of the additional density of one (1)
unit is warranted under the density bonus provisions of Section 17.11.060(A)(1)
of the Rancho Palos Verdes Development Code because the applicant is
providing two (2) new units on site that will be affordable to very-low-income
households and proposes to pay an in-lieu fee to the City for a third affordable
unit. Furthermore, the project complies with all applicable setbacks, lot coverage
and parking requirements of the RM-22 zoning district.
C. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat, nor are they likely to cause serious public health
problems. The subject property has been developed and used as a telephone
equipment facility for more than fifty (50) years. There are no sensitive plant or
animal species; no known historical, archaeological or paleontological resources;
and no known hazardous materials or conditions on the subject property. In the
event that any of these are encountered prior to or during construction of the
Resolution No. 2008-102
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project, the recommended conditions of approval will reduce any potential
impacts upon the environment, fish and wildlife, sensitive habitats or public
health to less-than-significant levels.
D. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision. In this connection, the governing body may
approve a map if it finds that alternate easements, for access or for use, will be
provided, and that these will be substantially equivalent to ones previously
acquired by the public. This subsection shall apply only to easements of record
or to easements established by judgment of a court of competent jurisdiction and
no authority is hereby granted to a legislative body to determine that the public at
large has acquired easements for access through or use of property within the
proposed subdivision. There are no known public access easements across the
subject property that should be preserved as a part of this project.
Section 2: The City Council makes the following findings of fact with respect to
the application for a general plan amendment and zone change for the annexation of a
0.01-acre portion of the subject property from the City of Rolling Hills Estates:
A. A 440-square-foot portion of the subject property (Assessor's Parcel No. 7589-
007-802) is located in the City of Rolling Hills Estates. This portion of the site is
currently zoned by the City of Rolling Hills Estates for institutional use, consistent
with the adjacent church at 28340 Highridge Road. With the approval of the
proposed project, the applicant will request that the City of Rancho Palos Verdes
pursue the annexation of this area, with the cost of such annexation to be borne
by the applicant. If annexed, it is the City Council's recommendation that the
parcel be assigned a General Plan land use designation of "Residential, 12-22
DU acre" and zoned "Residential Multi-Family, 22 DU/acre" (RM-22) to be
consistent with the remainder of the site. If for some reason the parcel cannot be
annexed within the City of Rancho Palos Verdes, the remaining property is still
large enough to accommodate a condominium project, but it would need to be
modified so as not to encroach upon the 440-square-foot area of the site that
would remain in the City of Rolling Hills Estates.
Section 3: The City Council makes the following findings of fact with respect to
the application for a conditional use permit to establish a residential condominium
project on the subject property:
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 Title 17 (Zoning) or by conditions imposed under Section 17.60.050
to integrate said use with those on adjacent land and within the neighborhood.
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The proposed project is consistent with all of the RM-22 district development
standards and the lot is more than double the minimum size required in the RM-
22 district.
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. The project takes
direct access from Highridge Road, a collector roadway connecting Hawthorne
Boulevard and Crest Road. The project plans and traffic study have been
reviewed by the City's traffic engineer. The traffic study identified impacts at the
intersection of Highridge Road and Hawthorne Boulevard that can be mitigated to
less-than-significant levels with changes to roadway striping and signal timing.
The applicant shall be responsible for the project's fair share of the cost of these
modifications. Although the applicant has proposed a left-turn pocket and
median break in Highridge Road to provide access to the subject property, the
City Council finds that it would be imprudent to allow this left-turn pocket to be
constructed due to its close proximity to the intersection of Highridge Road and
Peacock Ridge Road.
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. Early in the
review of this application, Staff identified potential view impacts as the most likely
adverse impacts on adjacent properties, particularly for certain units in the La
Cima community. For this reason, the applicant was asked to construct a
certified silhouette of the proposed project. The RM-22 zoning district
establishes a 36-foot height limit for apartment buildings, which is measured from
the lower of either preconstruction or finished grade at any point within the
building footprint. The revised project has lowered the front portion of the
building from thirty-six feet (36'-0") to twenty-six feet (26'-0") by removing the
former third story in this area. In combination with a further 2Y2-foot lowering of
the site grade, a 12/2-foot lowering of the overall maximum height of the structure
has been achieved.
As supported by the City Attorney's opinion, the City Council has the authority to
consider view impacts within the scope of this finding because this application is
for a condominium project, which requires the approval of a conditional use
permit. Therefore, the 36-foot height limit for the RM-22 zoning district does not
have to be treated as a "by right" entitlement for this project. The City Council
considered view analyses conducted by Staff from seven (7) of the ten (10)
residences on Via La Cima, which is located across Highridge Road from the
subject property.
Based upon the view analyses, the City Council found that the revised project still
results in significant view impairment for the residence at 7 Via La Cima. La
Resolution No. 2008-102
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Cima residents have enjoyed views over the subject property for many years and
have come to consider these views as a crucial component of the value of their
homes. For several homeowners, these views would be adversely affected by
the loss of Los Angeles basin, mountain and nighttime city-light views. On the
other hand, the subject property has been zoned and designated for multi-family
residential use in the City's zoning and land use regulations since before the La
Cima community was approved by the City in 1979. The applicant has modified
the project to reduce the view impact upon 7 Via La Cima, and has demonstrated
that further modifications will make the project physically and/or fiscally
infeasible. Since the project has been reduced in overall height by twelve feet six
inches (12'-6") by removing the third floor at the front the project, the result of this
design modification has been to reduce the view impact upon all but one (1) of
the La Cima residences to less-than-significant levels. Given the modifications
that have been made to the proposed project, the City Council finds that
significant view impairment for one (1) unit in the La Cima community does not
constitute a "significant adverse effect on adjacent property" that warrants denial
of or further modifications to the proposed project, because this is an impact
upon only one (1) unit out of ten (10) units in the La Cima community.
D. The proposed use is not contrary to the General Plan. The proposed project is
consistent with the goals and policies of the Land Use and Housing elements of
the City's General Plan. It is a goal of the Urban Environment Element of the
General Plan "to preserve and enhance the community's quality living
environment; to enhance the visual character and physical quality of existing
neighborhoods; and to encourage the development of housing in a manner which
adequately serves the needs of all present and future residents of the
community." Furthermore, it is a Housing Activity Policy of the City's General
Plan to "[require] all new housing developed to include suitable and adequate
landscaping, open space, and other design amenities to meet the community
standards of environmental quality." The revised project will improve the
appearance of the abandoned Verizon site, is designed in a manner that is
compatible with the quality and appearance of surrounding multi-family
residential projects, and increases the diversity of the City's housing stock by
providing opportunities for condominium ownership.
E. The required finding that, if the site of the proposed use is within any of the
overlay control districts established by Chapter 17.40 (Overlay Control Districts)
of Title 17 (Zoning), the proposed use complies with all applicable requirements
of that chapter, is not applicable to this project because the subject property is
not located within an overlay control district.
F. Conditions, which the City Council finds to be necessary to protect the health,
safety and general welfare, have been imposed upon this project. These
Resolution No. 2008-102
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conditions include all mitigation measures identified in the Mitigated Negative
Declaration for the project. Examples include (but are not limited to) limitations
on the heights of walls and fences; conditions regarding the placement and type
of exterior light fixtures; requirements for marking fire lanes and prohibiting
parking therein; requirements for compliance with the City's attached unit
development standards regarding the transmission of sound and vibration
through common walls and floors; requirements for water-conserving
landscaping and irrigation in the common areas; limitations on the height of
foliage and trees in the common areas; and restrictions on the number and types
of signage for the project.
Section 4: The City Council makes the following findings of fact with respect to
the application for a grading permit for 22,111 cubic yards of grading related to the
development of the proposed condominium project:
A. The grading does not exceed that which is necessary for the permitted primary
use of the lot, as defined in Section 17.96.2210 of the Development Code. The
proposed project encompasses 22,111 cubic yards of earth movement. Most of
this material (i.e., 21,583 cubic yards) would be exported from the site. Most of
the proposed cut would occur within the building footprint for the subterranean
garage and lowest level of condominium units, while most of the proposed fill
would occur within the footprint of the proposed patio deck at the rear of the
property. The excavation of the site and export of material allows the building to
be set lower on the site than could be allowed "by right" without the proposed
grading (or with less grading).
B. The grading and/or related construction does not significantly adversely affect the
visual relationships with, nor the views from, neighboring properties. In cases
where grading is proposed for a new residence or an addition to an existing
residence, this finding shall be satisfied when the proposed grading results in a
lower finished grade under the building footprint such that the height of the
proposed structure, as measured pursuant to Section 17.02.040(B) of this Title,
is lower than a structure that could have been built in the same location on the lot
if measured from preconstruction (existing) grade. The proposed grading results
in a lower structure than would be permitted "by right" without the proposed
grading, with a maximum height of twenty-six feet (26'-0") at the front of the
project site, and the project complies with the 36-foot height limit for the RM-22
zoning district.
C. The nature of the grading minimizes disturbance to the natural contours, and
finished contours are reasonably natural. The site is generally flat, with a gentle
descending slope at the rear of the property. The proposed grading would
Resolution No. 2008-102
Page 8 of 11
generally lower the grade of the property overall, but would maintain the gently-
sloping character of the site.
D. The required finding that the grading takes into account the preservation of
natural topographic features and appearances by means of land sculpting so as
to blend any man-made or manufactured slope into the natural topography, is not
applicable because there are no natural topographic features on the subject
property.
E. The required finding that, for new single-family residences, the grading and/or
related construction is compatible with the immediate neighborhood character, as
defined in Section 17.02.040(A)(6) of the Development Code, is not applicable
because the proposed project is not a new single-family residence.
F. In new residential tracts, the grading includes provisions for the preservation and
introduction of plant materials so as to protect slopes from soil erosion and
slippage, and minimize visual effects of grading and construction on hillside
areas. The proposed project is a new residential tract, although it is not a single-
family subdivision. This intent of this finding is to minimize the visual impacts and
disturbance of existing vegetation that commonly occurs with cut-and-fill grading
of terraced single-family neighborhoods. The existing property is mostly flat, with
a gentle slope descending at the rear, and these basic landforms will be
maintained with the grading of the property.
G. The required finding, that the grading utilizes street designs and improvements
which serve to minimize grading alternatives and harmonize with the natural
contours and character of the hillside, is not applicable because the proposed
project does not involve the construction of new streets.
H. The grading would not cause excessive and unnecessary disturbance of natural
landscape or wildlife habitat through removal of vegetation. There is existing
mature foliage on the site, but no wildlife habitat that supports any sensitive (i.e.,
endangered or threatened) species.
I. The grading conforms with the minimum standards for finished slope, depth of fill,
retaining wall location and height, and driveway slope established under Section
17.76.040(E)(8) of the Development Code.
J. Pursuant to Section 17.76.040(E)(9)(c) of the Rancho Palos Verdes
Development Code, the proposed 19-foot depth of cut is reasonable and
necessary. Grading down the pad within the footprint of the proposed building
allows for a structure that is lower than would otherwise be permitted without the
proposed grading.
Resolution No. 2008-102
Page 9 of 11
Section 5: The City Council makes the following findings of fact with respect to
the application for a density bonus in conjunction with development of the proposed
condominium project:
A. The applicant's density bonus request involves requesting one (1) additional
market-rate unit, for a total of twenty-eight (28) units. Of these, the applicant will
dedicate two (2) units for sale to very-low-income households, which equates to
five percent (5%) of the total number of units. This is consistent with the
requirements of Section 17.11.040 of the Rancho Palos Verdes Development
Code. However, it is the City's position that, in order to qualify for a density
bonus under State law (i.e., Sections 65915-65918 of the Government Code), the
applicant must set aside ten percent (10%) of the total number of units for very-
low-income households. Although the applicant disagrees with the City's
interpretation of State density bonus law, he is amenable to paying the City's in-
lieu affordable housing fee for the third unit, providing that the City is willing to
defer payment of the fee until after sale or occupancy of the twenty-fourth (24th)
unit of the project.
The applicant is entitled to a density bonus of up to twenty percent (20%) under
State law, but is asking for a density bonus of less than four percent (4%). A 20-
percent bonus would amount to a project of up to thirty-three (33) units. Given
the constraints of the project site, it is likely that the height of the project would
have to be increased to accommodate thirty-three (33) units, possibly to or above
the 36-foot height limit. Since the City's and State's density bonus regulations
compel local jurisdictions to grant a development concession in conjunction with
the density bonus request, the City would probably not be in a position to deny a
taller project, even if it exceeded the property's height limit.
For the foregoing reasons, the City Council believes that accepting an in-lieu fee
for the third affordable unit is a reasonable compromise in that it upholds the
City's interpretation of State law that three (3) affordable units are needed to
qualify for the density bonus without requiring the applicant to alter the building
design to actually construct a third affordable unit. As such, the City Council
agrees to accept deferred payment of the in-lieu fee for the third affordable unit.
Section 6: The time within which the judicial review of the decision reflected in
this Resolution, if available, must be sought is governed by Section 1094.6 of the
California Code of Civil Procedure and other applicable short periods of limitation.
Section 7: For the foregoing reasons and based on the information and
findings included in the Staff Report, Minutes and other records of proceedings, the City
Council of the City of Rancho Palos Verdes hereby conditionally approves Vesting
Tentative Tract Map No. 68796, General Plan Amendment, Zone Change, Conditional
Resolution No. 2008-102
Page 10 of 11
Use Permit, Grading Permit and Density Bonus (Planning Case Nos. SUB2007-00003
and ZON2007-00072), in conjunction with the adoption of a Mitigated Negative
Declaration, to allow the subdivision of a 1.25-acre site into twenty-eight (28) residential
condominium units, located at 28220 Highridge Road, subject to the recommended
conditions of approval in the attached Exhibit `A'.
PASSED, APPROVED, AND ADOPTED this 21St da of •. ober 2011.
All Mk
Mayor
Attest:
C---)27
Odic-LC- hit-ea--&__
City Clerk
State of California )
County of Los Angeles ) ss
City of Rancho Palos Verdes )
I, Carla Morreale, City Clerk of the City of Rancho Palos Verdes, hereby certify that the
above Resolution No. 2008-102 was duly and regularly passed and adopted by the said
City Council at a regular meeting thereof held on October 21, 2008.
aVtik--C-144A-e- SC--'
City Clerk
Resolution No. 2008-102
Page 11 of 11
EXHIBIT `A'
CONDITIONS OF APPROVAL
FOR TENTATIVE TRACT MAP NO. 68796, GENERAL PLAN AMENDMENT, ZONE
CHANGE, CONDITIONAL USE PERMIT, GRADING PERMIT AND DENSITY BONUS
(REC Development, 28220 Highridge Road)
General
1. Within ninety (90) days of this approval, 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 approval. 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 developer shall supply the City with one mylar and copies of the map after the final map has
been filed with the Los Angeles County Recorders Office.
3. This approval expires twenty-four (24) months from the date of approval of the vesting tentative
tract map by the City Council, unless extended per Section 66452.6 of the Subdivision Map Act
and Section 16.16.040 of the Development Code. Any request for extension shall be submitted to
the Planning Department in writing prior to the expiration of the map.
4. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday through
Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in
Section 17.96.920 of the Rancho Palos Verdes Municipal Code without a special construction
permit. [Mitigation Measure NOI-1]
5. Unless specific development standards for the development of the property contained in these
conditions of approval, the development of the lots shall comply with the requirements of Title 17
of the City's Municipal Code.
6. Prior to final tract map recordation, the 440-square-foot(0.010 acre) portion of the project site that
is located in the City of Rolling Hills Estates (Assessor's Parcel No. 7589-007-802) shall be
annexed to the City of Rancho Palos Verdes, in accordance with the procedures established by
the Los Angeles County Local Agency Formation Commissioner(LAFCO). The applicant shall be
responsible for all City costs associated with processing the annexation request. [Mitigation
Measure LUP-1]
Subdivision Map Act
7. Prior to submitting the Final Map for recordation pursuant to Section 66442 of the Government
Code, the subdivider shall obtain clearances from affected departments and divisions, including a
clearance from the City's Engineer for the following items: mathematical accuracy, survey
analysis, correctness of certificates and signatures, etc.
Resolution No. 2008-102
Exhibit A
Page 1 of 14
County Recorder
8. If signatures of record title interests appear on the final map, the developer shall submit a
preliminary guarantee. Afinal guarantee will be required at the time of filing of the final map with
the County Recorder. If said signatures do not appear on the final map, a preliminary title
report/guarantee is needed that covers the area showing all fee owners and interest holders. The
account for this preliminary title report guarantee shall remain open until the final map is filed with
the County Recorder.
Cultural Resources
9. Prior to the issuance of a grading permit, the applicant shall conduct a Phase 1 archaeological
survey of the property. The survey results shall be provided to the Director of Planning, Building
and Code Enforcement for review prior to grading permit issuance. [Mitigation Measure CUL-1]
10. Prior to the commencement of grading, the applicant shall retain a qualified paleontologist and
archeologist to monitor grading and excavation. In the event undetected buried cultural
resources are encountered during grading and excavation, work shall be halted or diverted
from the resource area and the archeologist and/or paleontologist shall evaluate the remains
and propose appropriate mitigation measures. [Mitigation Measure CUL-2]
Sewers
11. A bond, cash deposit, or other City approved security, shall be posted prior to recordation of the
Final Map or start of work, whichever occurs first, to cover costs for construction of and connection
to a sanitary sewer system, in an amount to be determined by the Director of Public Works.
12. Prior to approval of the final map, the subdivider shall submit to the Director of Planning, Building
and Code Enforcement a written statement from the County Sanitation District approving the
design of the tract with regard to the existing trunk line sewer. Said approval shall state all
conditions of approval, if any, and state that the County is willing to maintain all connections to
said trunk lines.
13. Approval of this subdivision of land is contingent upon the installation, dedication and use of local
main line sewer and separate laterals to serve each unit of the land division.
14. Sewer easements may be required, subject to review by the City Engineer, to determine the final
locations and requirements.
15. Prior to construction, the subdivider shall obtain approval of the sewer improvement plans from
the County Engineer Sewer Design and Maintenance Division.
Water
Resolution No. 2008-102
Exhibit A
Page 2 of 14
16. Prior to final map approval, the applicant shall provide evidence of confirmation from California
Water Service Company that current water supplies are adequate to serve the proposed project.
[Mitigation Measure UTL-1]
17. Prior to recordation of the Final Map or prior to commencement of work, whichever comes first,
the subdivider must submit a labor and materials bond in addition to either:
a. An agreement and a faithful performance bond in the amount estimated by the City
Engineer and guaranteeing the installation of the water system; or
b. An agreement and other evidence satisfactory to the City Engineer indicating that the
subdivider has entered into a contract with the serving water utility to construct the water
system, as required, and has deposited with such water utility security guaranteeing
payment for the installation of the water system.
18. There shall be filed with the City Engineer a statement from the water purveyor indicating that the
proposed water mains and any other required facilities will be operated by the water purveyor and
that, under normal operating conditions, the system will meet the needs of the developed tract.
19. At the time the final land division map is submitted for checking, plans and specifications for the
water systems facilities shall be submitted to the City Engineer for checking and approval, and
shall comply with the City Engineer's standards. Approval for filing of the land division is
contingent upon approval of plans and specifications mentioned above.
20. The project shall be served by adequately sized water system facilities that shall include fire
hydrants of the size and type and location as determined by the Los Angeles County Fire
Department. The water mains shall be of sufficient size to accommodate the total domestic and
fire flows required for the land division. The City Engineer shall determine domestic flow
requirements. Fire flow requirements shall be determined by the Fire Department and evidence of
approval by the Fire Chief is required.
21. Framing of structures shall not begin until after the Los Angeles County Fire Department has
determined that there is adequate firefighting water and access available to said structures.
22. Prior to building permit issuance, the applicant shall ensure that construction plans and
specifications for the project includes the following interior water-conservation measures for the
following plumbing devices and appliances:
• Reduce water pressure to 50 pounds per square inch or less by means of a pressure-reducing
valve;
• Install water-conserving clothes washers;
• Install water-conserving dishwashers and/or spray emitters that are retrofitted to reduce flow; and,
• Install one-and-one-half gallon, ultra-low flush toilets. [Mitigation Measure UTL-2]
Resolution No. 2008-102
Exhibit A
Page 3 of 14
23. Prior to building permit issuance, the applicant shall submit landscape and irrigation plans for
the common open space areas for the review and approval of the Director of Planning,
Building and Code Enforcement. Said plans shall incorporate, at a minimum, the following
water-conservation measures:
• Extensive use of native plant materials.
• Low water-demand plants.
• Minimum use of lawn or, when used, installation of warm season grasses.
• Grouped plants of similar water demand to reduce over-irrigation of low water demand
plants.
• Extensive use of mulch in all landscaped areas to improve the soil's water-holding capacity.
• Drip irrigation, soil moisture sensors, and automatic irrigation systems.
• Use of reclaimed wastewater, stored rainwater or grey water for irrigation. [Mitigation
Measure UTL-3]
Draina
24. A bond, cash deposit, or combination thereof shall be posted to cover costs of construction in an
amount to be determined by the City Engineer.
25. Prior to filing of the Final Map, the developer shall submit hydrology study to the City Engineer to
determine any adverse impacts to existing flood control facilities generated by this project. Should
the City Engineer determine that adverse impacts will result, the developer will be required to post
a cash deposit or bond or combination thereof in an amount to be determined by the Director of
Public Works, which will be based on the project's share of the necessary improvements.
26. Drainage plans and necessary support documents to comply with the following requirements must
be approved prior to the recordation of the Final Map or commencement of work, whichever
comes first:
a. Provide drainage facilities to remove the flood hazard to the satisfaction of the City
Engineer and dedicate and show easements on the final map.
b. Eliminate the sheet overflow and ponding or elevate the floors of the buildings with no
openings in the foundation walls to at least twelve inches above the finished pad grade.
C. Provide drainage facilities to protect the lots from high velocity scouring action.
d. Provide for contributory drainage from adjoining properties.
27. In accordance with Section 1601 and 1602 of the California Fish and Game Code, the State
Department of Fish and Game, 350 Golden Shore, Long Beach, California 90802, (562) 435-
7741, shall be notified prior to commencement of work within any natural drainage courses
affected by this project.
28. All drainage swales and any other on-grade drainage facilities, including gunite, shall be of an
earth tone color and shall be reviewed and approved by the Director of Planning, Building and
Code Enforcement.
29. Site surface drainage measures included in the project's geology and soils report shall be
Resolution No. 2008-102
Exhibit A
Page 4 of 14
implemented by the project developer during project construction.
30. Subject to review and approval of the City Public Works and Building and Safety Department and
prior to issuance of grading permits, the project proponent shall submit a stormwater management
plan which shows the on-site and off-site stormwater conveyance system that will be constructed
by the project proponent for the purpose of safely conveying stormwater off of the project site.
These drainage structures shall be designed in accordance with the most current standards and
criteria of the Director of Public Works and Los Angeles County Department of Public Works to
ensure that default drainage capacity is maintained. The plan shall also show whether existing
stormwater facilities off the site are adequate to convey storm flows.
31. In accordance with the Clean Water Act, coordinate with the Regional Water Quality Control
Board (RWQCB) regarding the required National Pollutant Discharge Elimination System
(NPDES) permit for the project. The developer shall obtain this permit and provide the City with
proof of the permit before construction activities begin on the project site.
32. Appropriate Best Management Practices (BMPs), including sandbags, shall be used to help
control runoff from the project site during project construction activities.
33. In accordance with the Clean Water Act, the project proponent shall coordinate with the Regional
Water Quality Control Board (RWQCB) on the preparation of a Stormwater Pollution Prevention
Plan (SWPPP) for the proposed project.
Streets
34. Prior to recordation of the final tract map, the applicant shall post a bond or other security
acceptable to the Director of Public Works for any approved improvements within the public right-
of-way of Highridge Road. [Mitigation Measure TRA-6]
35. The contractor shall be responsible for repairs to any neighboring streets (those streets to be
determined by the Director of Public Works) which may be damaged during development of the
tract. Prior to issuance of grading permits, the developer shall post a bond, cash deposit or City
approved security, in an amount determined by the Director of Public Works to be sufficient to
cover the costs to repair any damage to streets or appurtenant structures as a result of this
development.
36. The applicant shall obtain any necessary approvals from the City of Rolling Hills Estates to allow
the use of public streets for project-related construction vehicles.
37. In order to reduce the traffic impacts of the proposed project to less-than-significant levels, the
intersection of Highridge Road and Hawthorne Boulevard shall be modified as follows:
• Convert the existing northbound left turn lane to a shared left-plus-through lane; and the
existing northbound through lane to a dedicated right-turn lane;
• Keep the existing dedicated right-turn lane so there will be two (2) northbound right-turn
lanes;
Resolution No. 2008-102
Exhibit A
Page 5 of 14
• Modify the existing traffic signal phases for the northbound and southbound approaches to
split-phasing (from protected left-turn phasing);
• Set the cycle length to one hundred twenty (120) seconds or optimize the cycle length to
allow for additional green time on all movements; and,
• Provide "cat-track" striping for the two (2) northbound right-turn lanes for their transition to
the eastbound through lanes on Hawthorne Boulevard. [Mitigation Measure TRA-1]
38. Prior to building permit final, the applicant shall be responsible for contributing the project's fair
share of the cost of the recommended improvements at Highridge Road and Hawthorne
Boulevard (estimated at 15.5%) to the City of Rancho Palos Verdes; and shall contribute the
project fair share of the cost of future improvements at Hawthorne Boulevard and Silver Spur
Road (estimated at 2.5%) to the City of Rolling Hills Estates. [Mitigation Measure TRA-2] Said
improvements are described in Condition No. 37 above.
39. On-street parking shall be prohibited within fifty feet (50'-0") of either side of the proposed
driveway.
Utilities
40. All utilities to and on the property shall be provided underground, including cable television,
telephone, electrical, gas and water. All necessary permits shall be obtained for their installation.
Cable television shall connect to the nearest trunk line at the developer's expense.
Geology
41. Prior to the issuance of a building permit by the City's Building Official, the applicant shall obtain
final approval of the grading and construction plans from the City's geotechnical consultant. The
applicant shall be responsible for the preparation and submittal of all soil engineering and/or
geology reports required by the City's geotechnical consultant in order to grant such final approval.
[Mitigation Measure GEO-1]
42. Prior to recordation of the Final Map or commencement of work, whichever occurs first, a
bond, cash deposit, or combination thereof shall be posted to cover costs for any geologic
hazard abatement in an amount to be determined by the City Engineer.
43. All geologic hazards associated with this proposed development shall be eliminated or the City
Geologist shall designate a restricted use area in which the erection of buildings or other
structures shall be prohibited.
44. Prior to issuance of grading or building permits, the developer shall submit a Geology and/or Soils
Engineer's report on the expansive properties of soils on all building sites in the proposed
subdivision. Such soils are defined by Building Code Section 2904 (b).
Resolution No. 2008-102
Exhibit A
Page 6 of 14
45. An as-built geological report shall be submitted for structures founded on bedrock. An as-built
soils and compaction report shall be submitted for structures founded on fill as well as for all
engineered fill areas.
Easements
46. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or
offered for dedication for public streets or highway access rights, building restriction rights, or
other easements until after the final tract map is filed with the County Recorder, unless such
easements are subordinated to the proposed grant or dedication. If easements are granted after
the date of tentative approval, a subordination agreement must be executed by the easement
holder prior to the filing of the Final Tract Map.
Survey Monumentation
47. Prior to recordation of the Final Map, a bond, cash deposit, or combination thereof shall be posted
to cover costs to establish survey monumentation in an amount to be determined by the City
Engineer.
48. Within twenty-four(24) months from the date of filing the Final Map, the developer shall set survey
monuments and tie points and furnish the tie notes to the City Engineer.
49. All lot corners shall be referenced with permanent survey markers in accordance with the City's
Municipal Code.
50. All tract corners shall be referenced with permanent survey markers in accordance with the
Subdivision Map Act.
Street Names and Numbering
51. Any street names and/or house numbering by the developer must be approved by the City
Engineer.
Park, Open Space and Other Dedications
52. Prior to final tract map recordation, the applicant shall pay to the City a fee equal to the value of
0.3136 acre of parkland in lieu of the dedication of such land to the City, pursuant to the provision
of Section 16.20.100 of the Rancho Palos Verdes Municipal Code. [Mitigation Measure REC-1]
Affordable Housing
53. Prior to approval of the final map, the subdivider shall agree to participate in the City's
affordable housing program, as codified in Chapter 17.11 of the City's Municipal Code. Said
Resolution No. 2008-102
Exhibit A
Page 7 of 14
participation shall include construction within the project of two (2) units affordable to
households with very low incomes and payment of an affordable housing in-lieu fee for a third
very-low-income unit. The two (2) affordable units shall be similar in exterior appearance,
interior appointments, configuration and basic amenities (such as storage space and outdoor
living areas) to the market rate units in the proposed project, as demonstrated to the
satisfaction of the Director of Planning, Building and Code Enforcement prior to building permit
final. Agreeing to the requirements of Chapter 17.11 also means that the covenants and
agreements required by that chapter must be recorded against the two (2) affordable units,
which shall be specifically designated, concurrently with the recordation of the final map or the
issuance of the certificate of occupancy for the building, whichever occurs first.
54. Payment of the affordable housing in-lieu fee for the third very-low-income unit shall occur
prior to the sale or occupancy, whichever occurs first, of the twenty-fifth (25th) unit in the
project.
Grading and Demolition
55. Prior to recordation of the final map or the commencement of work, whichever occurs first, a bond,
cash deposit, or combination thereof, shall be posted to cover the costs of grading in an amount to
be determined by the City Engineer.
56. Prior to issuance of a grading permit by Building and Safety, the applicant shall submit to the City
a Certificate of Insurance demonstrating that the applicant has obtained a general liability
insurance policy in an amount not less than 5 million dollars per occurrence and in the aggregate
to cover awards for any death, injury, loss or damage, arising out of the grading or construction of
this project by the applicant. Said insurance policy must be issued by an insurer admitted to do
business in the State of California with a minimum rating of A-VII by Best's Insurance Guide. Said
insurance shall not be canceled or reduced during the grading or construction work and shall be
maintained in effect for a minimum period of one (1) year following the final inspection and
approval of said work by the City, and without providing at least thirty(30) days priorwritten notice
to the City.
57. Approval of the project shall allow a total of 22,111 cubic yards of earth movement, consisting of
21,847 cubic yards of cut and 264 cubic yards of fill, of which 21,583 cubic yards will be exported
from the site. The maximum depth of cut is nineteen feet(19'-0") and the maximum height of fill is
five feet (5-0"). Any revisions that result in a substantial increase to the aforementioned grading
quantities shall be reviewed and approved by the Planning Commission as a revision to the
grading application.
58. The maximum height of the combined retaining wall and safety railing along the rear property line
shall not exceed eight feet (8'-0") as measured from finished grade on adjacent properties to the
north and east.
59. Aconstruction plan shall be submitted to the Director of Planning, Building and Code Enforcement
prior to issuance of grading permits. Said plan shall include but not be limited to: limits of
Resolution No. 2008-102
Exhibit A
Page 8 of 14
grading, estimated length of time for rough grading and improvements, location of construction
trailer, location and type of temporary utilities. The use of rock crushers shall be prohibited.
60. Prior to filing the Final Map, a grading plan shall be reviewed and approved by the City Engineer
and City Geologist. This grading plan shall include a detailed engineering, geology and/or soils
engineering report and shall specifically be approved by the geologist and/or soils engineer and
show all recommendations submitted by them. It shall also be consistent with the tentative map
and conditions, as approved by the City.
61. Grading shall conform to Chapter 29, "Excavations, Foundations, and Retaining Walls", and
Chapter 70, "Excavation and Grading of the Uniform Building Code".
62. Prior to the issuance of grading permits, the applicant shall demonstrate to the Director of
Planning, Building and Code Enforcement that dust generated by grading activities shall comply
with the South Coast Air Quality Management District Rule 403 and the City Municipal Code
requirements that require regular watering for the control of dust. [Mitigation Measure AIR-1]
63. During construction, all grading activities shall cease during periods of high winds (i.e., greater
than 30 mph). To assure compliance with this measure, grading activities are subject to periodic
inspections by City staff. [Mitigation Measure AIR-2]
64. Construction equipment shall be kept in proper operating condition, including proper engine tuning
and exhaust control systems. [Mitigation Measure AIR-3]
65. Graded slope tops shall be rounded, slope gradients shall be varied, and no significant abrupt
changes between natural and graded slopes will be permitted. All created slopes shall not be
greater than 3:1.
66. Trucks and other construction vehicles shall not park, queue and/or idle at the project site or in the
adjoining public rights-of-way before 7:00 AM, Monday through Saturday, in accordance with the
permitted hours of construction stated in Section 17.56.020(B) of the Rancho Palos Verdes
Municipal Code. [Mitigation Measure AIR-4]
67. Prior to grading permit issuance, the applicant shall obtain approval of a haul route from the
Director of Public Works. The applicant shall ensure that loaded trucks are appropriately covered
to prevent soil from spilling on the roadway along the haul route. [Mitigation Measure TRA-3]
68. Prior to approval of grading permits, the applicant shall conduct a soil investigation to determine
whether site conditions pose any significant health or environmental risks associated with the past
use of the site, and the nature and extent of any associated contamination. The investigation
shall also include sampling and analysis to determine the PCB status of the site and building. The
results of these investigations shall be presented in a report prepared in accordance with
applicable law and standard practice. [Mitigation Measure HAZ-1]
69. No grading associated with the project shall occur until the soils investigation report is reviewed
and approved by the City. If the soils investigation report requires remedial actions to address
Resolution No. 2008-102
Exhibit A
Page 9 of 14
contamination, no grading activities shall occur in identified areas until appropriate response
actions have been completed in accordance with applicable law and standard practice to the
satisfaction of the City. [Mitigation Measure HAZ-2]
70. During grading or other soil disturbing activities, if malodorous or discolored soils or soils thought
to contain significant levels of contaminants are encountered; the applicant or his contractors shall
enlist the services of a qualified environmental consultant to recommend methods of handling
and/or removal from the site. The need for and methods of any required response actions shall
be coordinated with, and subject to, approval by the City. [Mitigation Measure HAZ-3]
71. Prior to disturbing the suspected asbestos and/or lead containing materials identified in the Phase
report for the property, a consultant qualified in sampling and analysis of said materials shall be
retained by the applicant. If samples test positive, specifications shall be prepared for the removal
of identified asbestos and/or lead materials as necessary. A licensed asbestos contractor and
Certified Asbestos Consultant, pursuant to EPA/AHERA Section 206 and CCR Title 8, Article 2.6
shall be retained by the applicant to properly document, inspect, monitor, remove, and
encapsulate the asbestos materials prior to disposal. Prior to demolition, precautionary steps
shall be taken to reduce worker exposure to lead, according to occupational health standards.
Removal of lead-based paint, if necessary, shall be subject to applicable state and federal
regulatory guidelines. [Mitigation Measure HAZ-4] Notwithstanding the foregoing language of this
condition, any other hazardous materials (i.e., besides lead or asbestos) that are discovered on
the subject property shall be similarly abated in accordance with applicable local, state and federal
regulations.
72. The project shall utilize construction equipment equipped with standard noise insulating features
during construction to reduce source noise levels. [Mitigation Measure NOI-2]
73. All project construction equipment shall be properly maintained to assure that no additional noise,
due to worn or improperly maintained parts is generated. [Mitigation Measure NOI-3]
74. Haul routes used to transport soil exported from the project site shall be approved by the Director
of Public Works to minimize exposure of sensitive receptors to potential adverse noise levels from
hauling operations. [Mitigation Measure NOI-4]
75. The applicant shall not use the parking lot of the adjacent church for parking or staging of
equipment or storage of materials without the express authorization of the property owner.
Public Services
76. The project proponent will coordinate with the County of Los Angeles Fire Department to
determine any appropriate mitigation to compensate for the increase in the demand for fire
protection services due to the proposed project and any special site design considerations that
would minimize fire hazards. The driveway to be constructed as part of this project shall be
constructed to Fire Department standards.
77. The project proponent will coordinate with the County of Los Angeles, Office of the Sheriff, to
Resolution No. 2008-102
Exhibit A
Page 10 of 14
determine any appropriate mitigation to compensate for the increase in the demand for police
protection services due to the proposed project. Appropriate police service fees shall be paid
before a Use and Occupancy Permit is issued for the project.
Common Area Improvements and CC&R's
78. Prior to building permit issuance, the applicant shall submit a site landscape plan for the review
and approval of the Director of Planning, Building and Code Enforcement. [Mitigation Measure
AES-2]
79. Common area landscaping shall be maintained so as not to result in significant view impairment
from the viewing area of another property, as defined in Section 17.02.040 of the Rancho Palos
Verdes Municipal Code. [Mitigation Measure AES-3] Said landscaping shall also be maintained
so as not to result in significant view impairment from the viewing areas of dwelling units within the
project.
80. Any temporary or permanent project signage shall require the approval of a sign permit by the
Director of Planning, Building and Code Enforcement, and shall be consistent with the provisions
of Section 17.76.050(E)(2). [Mitigation Measure AES-4]
81. Prior to building permit issuance, the applicant shall submit a site lighting plan for the review and
approval of the Director of Planning, Building and Code Enforcement. The plans shall
demonstrate that lighting fixtures on the building and grounds shall be designed and installed so
as to contain light on the subject property and not spill over onto adjacent private properties or
public rights-of-way. [Mitigation Measure AES-5]
82. Exterior lighting fixtures on the grounds shall be low, bollard-type fixtures, not to exceed forty-two
inches (42") in height. [Mitigation Measure AES-6]
83. Exterior lighting fixtures on private balconies and common exterior walkways shall be energy-
efficient fixtures, such as compact fluorescents. Said fixtures shall be equipped with light sensors
so that they will only be illuminated during hours of darkness. [Mitigation Measure AES-7]
84. No internally-illuminated signage may be used on the project site. [Mitigation Measure AES-8]
85. Vegetation, walls or other site improvements located on the south side of the driveway shall be
limited to no more than thirty inches (30") in height so as to preserve sight distance in accordance
with Section 17.48.070 of the Rancho Palos Verdes Municipal Code. [Mitigation Measure TRA-7]
85. Prior to approval of the Final Map, copies of the Covenants, Conditions and Restrictions(CC&R's)
shall be submitted for the review of the Director and the City Attorney. Said CC&R's shall reflect
the applicable development standards contained in this Resolution. All necessary legal
agreements, including homeowners' association, deed restrictions, covenant, dedication of
development rights, public easements and proposed methods of maintenance and perpetuation of
drainage facilities and any other hydrological improvements shall be submitted for review and
approval prior to the approval of the Final Map.
Resolution No. 2008-102
Exhibit A
Page 11 of 14
87. The approved landscape plan shall include a pesticide management plan to control the
introduction of pesticides into site runoff.
Development Standards
88. The Final Map shall be in conformance with the lot size and configuration shown on the Vesting
Tentative Map for the RM-22 zoning district.
89. Prior to building permit issuance, the building elevations shall be revised to provide architectural
trim and detailing on any blank 2-story facades of the facing wings of the building. [Mitigation
Measure AES-1]
90. 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. [Mitigation Measure AIR-5]
91. The approved structure shall maintain minimum setbacks of twenty-five feet (25-0") front for
above-ground portions of the structure; twelve feet six inches (12'-6") front for below ground
portions of the structure; ten feet (10'-0") on each side; and twenty feet (20'-0") on the rear.
BUILDING SETBACK CERTIFICATION REQUIRED, prior to foundation forms inspection.
92. The approved project shall maintain minimum open space area of thirty-five percent (35%),
including private outdoor living areas of the individual units. Wherever they are practicable and
not prohibited by some other agency or authority (such as the Fire Department), the project shall
employ permeable paving surfaces in hardscape areas.
93. Driveway slopes shall conform to the maximum 20-percent standard set forth in the Development
Code.
94. The private driveway shall meet Fire Department standards, including any painting or stenciling of
curbs denoting its existence as a Fire Lane and turn-arounds.
95. Final building and site plans, including but not limited to grading, setbacks, elevations, lot
coverage calculations, landscaping, and lighting shall be submitted to the Director of Planning,
Building and Code Enforcement for review and approval to determine conformance with the
Development Code. Said plans shall be in substantial compliance with the plans stamped
APPROVED with the effective date of this Resolution, as presented to the Planning Commission on
July 22, 2008.
96. The maximum building shall be 484.0'. BUILDING HEIGHT CERTIFICATION REQUIRED, prior
to roof sheathing inspection.
97. The approved project shall consist of three (3) 1-bedroom units and twenty-five (25) 2- to 3-
bedroom units, for a total of twenty eight (28) dwelling units.
Resolution No. 2008-102
Exhibit A
Page 12 of 14
98. The approved project shall provide and maintain sixty-seven (67) off-street parking spaces,
consisting of fifty-three (53) assigned resident spaces and fourteen (14) un-assigned guest
spaces. All parking spaces shall be in the subterranean garage.
99. Each 1-bedroom unit shall have at least one hundred thirty square feet(130 SF)of private outdoor
living area (i.e., patios, decks or balconies). Each unit with two (2) or more bedrooms shall have
at least one hundred fifty square feet (150 SF) of private outdoor living area. No side of the
private outdoor living area for any unit shall be less than seven feet (7'-0") in length. The private
outdoor living area for each unit shall have at least one (1) electrical outlet.
100. Each unit shall have at least four hundred cubic feet (400 CF) of enclosed, weather-proofed and
lockable storage space for the sole use of the unit resident, in addition to customary storage
space within the unit.
101. Chimneys, vents and other similar features may only exceed the height of the building by the
minimum height necessary to comply with Building Code requirements.
102. The following attached unit development standards from Chapter 17.06 of the Rancho Palos
Verdes Development Code shall apply to all units in the building:
a. No plumbing fixture or other such permanent device which generates noise or vibration
shall be attached to a common wall adjacent to a living room, family room, dining room,
den or bedroom of an adjoining unit. All plumbing fixtures or similar devices shall be
located on exterior walls, on interior walls within the unit or on common walls, if adjacent to
a similar fixture or device.
b. All water supply lines within common walls and/or floors/ceilings shall be isolated from
wood or metal framing with pipe isolators specifically manufactured for that purpose and
approved by the city's building official. In multistory residential structures, all vertical
drainage pipes shall be surrounded by three-quarter-inch thick dense insulation board or
full thick fiberglass or wool blanket insulation for their entire length, excluding the sections
that pass through wood or metal framing. The building official may approve other methods
of isolating sound transmission through plumbing lines where their effectiveness can be
demonstrated.
C. All common wall assemblies which separate attached single-family units shall be of a
cavity-type construction.
d. All common wall assemblies which separate all other attached dwelling units (multiple-
family condominiums, stock cooperatives, community apartment houses)or a dwelling unit
and a public or quasi-public space shall be of a staggered-stud construction.
e. All common wall assemblies which separate dwelling units from each other or from public
or quasi-public spaces (interior corridors, laundry rooms, recreation rooms and garages)
shall be constructed with a minimum rating of fifty-five STC (sound transmission class).
f. All common floor/ceiling assemblies which separate dwelling units from each other or from
public or quasi-public spaces (interior corridors, laundry rooms, recreation rooms and
garages) shall be constructed with a minimum rating of fifty STC (sound transmission
class) and a minimum rating of fifty-five IIC (impact insulation class). Floor coverings may
be included in the assembly to obtain the required ratings, but must be retained as a
Resolution No. 2008-102
Exhibit A
Page 13 of 14
permanent part of the assembly and may only be replaced by another insulation.
g. STC and IIC ratings shall be based on the result of laboratory measurements and will not
be subjected to field testing. The STC rating shall be based on the American Society for
Testing and Materials system specified in ASTM number 90-66t or equivalent. The IIC
rating shall be based on the system in use at the National Bureau of Standards or
equivalent. Ratings obtained from other testing procedures will require adjustment to the
above rating systems. In documenting wall and floor/ceiling compliance with the required
sound ratings, the applicant shall either furnish the city's building official with data based
upon tests performed by a recognized and approved testing laboratory, or furnish the
building official with verified manufacturer's data on the ratings of the various wall and
floor/ceiling assemblies utilized.
103. Fences and walls located within the 25-foot front-yard setback area shall not exceed forty-
two inches (42") in height, with the exception of the intersection visibility triangle at the
driveway, where they shall not exceed thirty inches (30") in height as measured from the
curb elevation at Highridge Road. Fences and walls located elsewhere on the property
shall not exceed six feet (6'-0") in height as measured from the grade on the high side and
eight feet (8'-0") in height as measured from grade on the low side.
104. With the exception of solar panels, roof-mounted mechanical equipment is not permitted.
Mechanical equipment may encroach upon the rear-and side-yard setback areas, provided
that such equipment does not generate noise levels in excess of 65 dBA at the property
line.
Resolution No. 2008-102
Exhibit A
Page 14 of 14