CC RES 1991-075RESOLUTION NO. 91 -75
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING CONDITIONAL USE
PERMIT NO. 151 AND GRADING PERMIT NO, 1389 FOR A
RESIDENTIAL PLANNED DEVELOPMENT CONSISTING OF 63
SINGLE FAMILY RESIDENTIAL LOTS AND 3 COMMON OPEN
SPACE LOTS IN A SINGLE FAMILY DISTRICT LOCATED
ON THE SOUTHWEST CORNER OF CREST ROAD AND
HIGHRIDGE ROAD.
WHEREAS, the Kajima Development Corporation has requested a
Conditional Use Permit and Grading Permit to allow a Residential
Planned Development (RPD) on a 59 acre site located on the
southwest corner of Crest Road and Highridge Road which is zoned
Residential Single Family (RS -1) and (RS -2) and Open Space Hazard
(OH); and
WHEREAS, after notice issued pursuant to the provisions of the
City's Development Code, the Planning Commission held public
hearings on March 18, April 23, May 6, May 28, June 25 and July 9,
1991 at which time all interested parties were given an opportunity
to be heard and present evidence.
WHEREAS, on July 9, 1991, the Planning Commission of the City
of Rancho Palos Verdes adopted P.C. Resolution No. 91 -31 approving
Conditional Use Permit No. 151 and Grading Permit No, 1389 to allow
construction of a 71 lot Residential Planned Development on the
southwest corner of Crest Road and Highridge Road.
WHEREAS, on July 18, 1991, less than 15 days after the
Planning Commission's approval of Conditional Use Permit No. 151
and Grading Permit No. 1389, the applicant, Kajima Development
Corporation, submitted an appeal of the Planning Commission's
approval to the City Council.
WHEREAS, after notice issued pursuant to the provisions of the
City's Development Code, the City Council held public hearings on
August 6 and September 3, 1991 at which time all interested parties
were given an opportunity to be heard and present evidence.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: That the proposed Residential Planned Development
(RPD) for 63 single family residential lots and 3 common open space
lots is permitted in single family districts, subject to the
issuance of a Conditional Use Permit.
Section 2: That the proposed 59 acre site, located on the
southwest corner of Crest Road and Highridge Road is adequate in
size and configuration to allow for single family dwelling units
and common area under an RPD concept and for open space, private
outdoor living areas, landscaping, drainage improvements and other
features required by the Development Code or by conditions imposed
by this permit.
Section 3: That the proposed RPD, as conditioned, is not
contrary to the General Plan since said conformance has been
insured by establishing landscaping requirements and by limiting
the building heights for all structures to maintain view corridors
of the ocean and Catalina Island across the site from Crest Road
which are included as conditions of approval for this permit,
subject to the approval of Tentative Tract Map No. 46651 by the
City Council.
Section 4: That the RPD will locate individual driveways on
public streets that are designed to carry both the type and
quantity of traffic generated by the project.
Section 5: That given the project's location, site design, and
conditions imposed through this permit, the site is adequate to
accommodate the proposed use and will not significantly adversely
affect the peace, health, safety, or general welfare of the area,
nor will it be materially detrimental to property values,
jeopardize, endanger, or otherwise constitute a menace to the
public health, safety, and welfare of persons in the surrounding
area.
Section 6: That the grading is not excessive beyond that
necessary for the permitted primary residential use since the
earthwork will be balanced on site and is, in part, necessary to
improve drainage on the site.
Section 7: That the grading and /or construction does not
significantly adversely affect the visual relationships with, nor
the views from, neighboring sites as the grading will lower the pad
elevations of the proposed residential lots to establish and
maintain view corridors over the site of the ocean and Catalina
Island.
Section 8: The nature of the grading minimizes disturbance to
the natural features since no grading activity will occur in the
extreme slope areas of the canyon or in other natural areas to be
preserved on the site; the finished contours will be reasonably
natural because the lots will be terraced in a manner comparable to
the existing contours on the site.
Section 9: All mitigation measures as required by
Environmental Impact Report No. 32 are hereby Incorporated In the
conditions of approval for this project.
Section 10: For the foregoing reasons and based on information
and findings included in the Staff Reports, minutes, records of
proceedings, and evidence presented at the public hearings, the
Resolution No, 91 -75
Page 2 of 3
City Council of the City of Rancho Palos Verdes hereby approves
Conditional Use Permit No. 151 and Grading Permit No. 1389 subject
to the conditions of approval contained in the attached Exhibit "A"
and subject to City Council approval of Tentative Tract Map No.
46651 and certification of Environmental Impact Report No. 32,
which are necessary to protect the public health, safety, and
general welfare in the area.
PASSED, APPROVED, and ADOPTED this 15th day of October, 1991.
A'T'TEST:
STATE OF CALIFORNIA
COPPTY OF LOS ANGELES
CITY OF RANCHO PALOS VERDES)
I, Jo Purcell, City Clerk of the City of Rancho Palos Verdes,
hereby certify that the above Resolution No. 91 -75 was duly and
regularly passed and adopted by the said City Council at a regular
meeting held on October 15, 19910
n-1 141�
CITY LERK,
CITY F RANCHO PALOS VERDES
Resolution No. 91 -75
Page 3 of 3
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 151 AND GRADING NO. 1389
(TENTATIVE TRACT NO. 46651)
DEVELOPMENT OF TRACT
A. DEVELOPER AGREEMENT
1. Within thirty (30) days of approval, the developer
shall submit, in writing, a statement that they
have read, understand, and accept all of the
conditions of approval contained in this exhibit.
2. Approval of this Conditional Use Permit and Grading
Permit is subject to the approval of Tentative
Tract Map No. 46651 and certification of
Environmental Impact Report No. 32 by the City
Council without substantial changes or
modifications hereto, including offers of
dedication of land and easements, and tract
development improvements.
3. The developer shall participate in a proportionate
share of any City Housing Element program that is
in place at the time that finish tract grading is
certified. The determination of the developer's
fair share shall be determined by the appropriate
individual or entity, in accordance with such
housing program and with appropriate appeal rights.
4. The developer shall participate in, and pay any
fees required by, the City Public Art Program. Any
proposal for participation shall be submitted to
the City prior to the issuance of grading permits.
5. In compliance with Fish and Game Code Section
711.4, the developer shall submit to the City a
cashier's check payable to the Los Angeles County
Clerk in the amount of $850.00 for a filing fee ,
and a cashier's check in the amount of $25.00 for
documentary handling fee within 48 hours of City
approval of this permit. The developer shall also
pay any fine imposed by the Department of Fish and
Game, if required.
Resolution No. 91 -75, Exhibit "A"
Page 1 of 16
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C.
NP
PROJECT DESIGN REVIEW
1. Prior to issuance of grading permits, a tract site
plan shall be submitted to the Director of
Environmental Services for review and approval,
identifying the location of all lots, streets, and
other tract improvements including drainage
structures and features, building pad areas and
elevations, and utility easements, as depicted on
the Tentative Tract Map No. 46651 and dated
September 24, 1991
2. All residential development shall conform to the
specific standards contained in this permit or, if
not addressed herein, the RS -1 development standards
of the Development Code for setbacks and lot
coverage.
3. Any significant changes in the development
characteristics of the project, including but not
limited to construction of tract residential
structures by the developer, shall require that an
application for a major revision to the conditional
use permit be filed. The scope of the review shall
be limited to the request for modification and any
items reasonably related to the request and shall be
subject to approval by the Planning Commission.
Before such changes are made, the Director of
Environmental Services shall report to the Planning
Commission a determination of significance.
PERMIT EXPIRATION AND COMPLETION DEADLINE
10 If finish grading and construction of streets and
utilities have not been completed and accepted
within two (2) years from the date of recordation of
the Final Tract Map, the Conditional Use Permit
shall expire and be of no further effect, unless,
prior to expiration, a written request for extension
pursuant to Section 17.56.080 of the City's
Development Code is filed with the Department of
Environmental Services and is granted by the
Planning Commission. Otherwise, a new Conditional
Use Permit must be approved prior to further
development.
NUMBER OF DWELLING UNITS
1. No more than sixty -three (63) dwelling units shall
be permitted.
Resolution No. 91 -75, Exhibit "A"
Page 2 of 16
E. CONSTRUCTION "PLAN"
1. Prior to issuance of grading permits, a construction
plan shall be submitted to the Director of
Environmental Services for review and approval.
Said plan shall include but not be limited to: a
phasing plan, limits of grading, estimated length of
time for rough grading and improvements, location of
construction trailer, construction signs, and
equipment storage area and location and type of
temporary utilities.
2. The use of a rock crusher on the site is prohibited.
3. The hours of operation for construction and grading
activities shall be limited from Monday to Friday,
7:00 a.m, to 7:00 p.m. and Saturday 7:00 a.m, to
5:00 p.m. No work on -site work on equipment or
vehicles shall be permitted before or after the
hours indicated. No truck queuing shall occur
before 7:00 a.m.; flagmen shall be used during all
construction activities as required by the Director
of Public Works.
4. Prior to issuance of grading. permits and /or building
permits, a plan and program to control and prevent
dust and windblown earth problems shall be submitted
to the Director of Environmental Services for review
and approval. Methods may include but shall not be
limited to on -site watering and vegetative planting.
5. Noncompliance with the above construction and /or
grading restrictions shall be grounds to stop work
immediately on the property.
F. COMPLETION PER APPROVED PLANS
1. The developer shall designate appropriate workable
phases (portions of the development to include
adjoining clusters of lots, their streets of access,
supportive off -site improvements, finish grading
phases, and detention basin and other drainage
improvements), and they shall be approved by the
Director of Environmental Services and the Director
of Public Works.
2. No lot shall be sold or transferred or building
permits issued for any structure prior to finish
grading within the workable phase of the site in
which the lot is located and until the Director of
Environmental Services has determined that all
drainage facilities and common area and off -site
improvements in the workable phase of the site as
depicted in the approved construction plan in which
Resolution No. 91 -75, Exhibit "A"
Page 3 of 16
the lot or structure is located are completed to the
extent that the lot or structure is accessible and
able to support development.
3. All lots shall be rough graded concurrently in
accordance with the approved grading plans and
mitigation measures specified in Environmental
Impact Report No. 32.
4. Any phase not under construction which has been
scarified through grading operations shall be
irrigated and landscaped. Temporary irrigation
lines may be determined acceptable by the Director
of Environmental Services.
5. A bond, cash deposit, letter of credit or other City
approved security to guarantee substantial
vegetative cover and maintenance of all lots which
have not been sold for development shall be provided
by the developer.
G, COMMON OPEN SPACE BONDS
1. Prior to recordation of the Final Map or
commencement of work, a bond, or other City approved
security shall be posted to ensure the completion of
all common area improvements including: landscaping,
irrigation, public trails, detention basin, drainage
facilities, and other site features as per approved
plans.
2, A minimum of forty -two (42) percent of the acreage
of the project site shall remain as a common open
space.
H. CC &R'S
1. Prior to approval of the final map, copies of
Covenants, Conditions and Restrictions (CC &R's)
shall be submitted to the Director of Environmental
Services and City Attorney for review and approval.
Said CC &R's shall reflect standards provided in
Chapter 17.14 (Homeowners Association) of the
Development Code, including those items identified
herein, and any applicable conditions of Tentative
Tract Map No, 46651.
2. All necessary legal agreements and documents,
including Homeowners Association, deed restrictions,
covenants, dedication of development rights, public
easements, and proposed method of maintenance and
perpetuation of open space areas, common landscape
easements, detention basin (if required), drainage
facilities, and any other hydrological improvements
Resolution No. 91 -75, Exhibit "A"
Page 4 of 16
shall be submitted and approved by the City Attorney
and the Director of Environmental Services prior to
approval of the final map. Said CC &R's shall
include but not be limited to the following
provisions:
a. The commonly owned open space areas, including
all landscaping and all on -site drainage
improvements shall be preserved and maintained
through the establishment of a Homeowners
Association.
b. Maintenance fees for commonly owned open space
areas cannot be reduced without written approval
of the City.
C, Identification of all materials which affect
structure appearance and use restrictions,
including but not limited to architectural
controls, structure and roof materials, exterior
finishes, walls /fences, exterior lighting, and
Standards of Development of Individual Lots as
contained in subsections M -V of this document
(Grading, Development Plans for Construction of
Individual Residences, Private Lot Open Space,
Setbacks, Minimum Open Space Requirements of
Individual Residences, Building Facades and
Rooflines, Heights, Solar System, Lighting, and
Appliances). A manual containing this
information shall provided by the developer
and /or Homeowner's Association to each
individual landowner upon purchase of any lot or
residence.
d. Membership in the Homeowners Association shall
be inseparable from ownership in the individual
lots.
e. All structures must conform to City approved
building plans.
f. All landscaping (including parkway trees) shall
be maintained so that no trees or group of trees
obstructs views from the public right -of -way or
adjacent properties consistent with City Council
policy regarding street trees. Further, no
landscaping or accessory structure shall block
or significantly obstruct solar access to any
lot.
g. All provisions required by the Homeowners'
Association or Similar. Organization of the
Section 17.14 of the City's Development Code,
Resolution No. 91 -75, Exhibit "A"
Page 5 of 16
3.
h. All future structures, improvements, and /or
landscaping shall be subject to review by the
Director of Environmental Services of the City
of Rancho Palos Verdes.
i. Identify the presence of all public trail
easements for pedestrian and equestrian use.
The CC &R's shall also prohibit structures,
accessory structures, fences, walls, hedges,
landscaping of any other such obstacle within
said easements without the written approval from
the City Council of the City of Rancho Palos
Verdes.
j. Ownership and continual maintenance of the
common open space areas (except for any public
trails) and all on -site drainage facilities
shall be vested in a Homeowner's Association,
made up of owners of the residential units. A
note to this effect shall be placed on the map.
k. Dedicate to the City the right to prohibit
construction of residential structures within
commonly owned lots, landscape easements, and
slopes greater than 3:1 gradient, except that
additional common facilities may be permitted
subject to approval of a Conditional Use Permit
from the City.
1. Exterior residential lighting shall be limited
to the standards of the Environmental Protection
Section 17.54 of the Development Code.
M, Lot coverage, setback, height and private open
space requirements for each residential
structure as detailed in these Conditions of
Approval.
n. Requirements for solar installations shall
conform to the Development Standards of Section
17.40 and Extreme Slope restrictions of Section
17.57 of the Development Code.
o. Information detailing covenants prohibiting the
developer and any successors in interest of
developer, including but not limited to, any
purchaser of an individual lot in this
subdivision, from contesting the formation of an
assessment district referred to in Condition G5d
of Resolution No, 91 -74.
Within thirty (30) days following recordation of the
CC &R's, the applicant shall submit a recorded copy
of the document to the Director of Environmental
Resolution No, 91 -75, Exhibit "A°'
Page 6 of 16
Services.
I. TRAFFIC /CIRCULATION
1. A demand only traffic signal, if required by the
Department of Public Works, shall be placed at the
intersection of Crest Road and Highridge Road, or
the intersection of Crest Road and Country Meadow
Road.
2. All final traffic improvements shall be at the
direction of the Director of Public Works.
J. GRADING
19 Prior to recordation of the final map , a final
grading plan shall be approved by the City Engineer
and City Geologist. This grading plan shall be
based on 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.
2 . Prior to recordation of the f inal map, the prof ect
geologist will review and approve the final grading
plans and specifications by manual signature.
3. All geologic hazards associated with this proposed
development shall be eliminated or the City
Geologist shall designate a restricted use area on
the final map in which the erection of buildings or
other structures shall be prohibited.
4. Except for small isolated areas located to the west
of Lot 28, to the south of Lots 2, 3, and 4, and
areas adjacent to Crest Road, tract grading on
slopes equal to or greater than thirty -five (35)
percent is prohibited.
5. All graded slopes shall be "landform" graded so as
to closely reflect naturally occurring topographic
contours. Slope gradients shall be natural and no
abrupt changes between natural and graded slopes
will be permitted.
6. All created slopes within the tract, including
sideyard transitional slopes, shall not exceed 2-:1,
with the exception of the rear of slopes on Lots 52-
59 which shall not exceed 3:1, and transitional
slopes under the building footprint on Lots 2 -12
which shall not exceed
1- 1/2:1.
Resolution No. 91 -75, Exhibit "A"
Page 7 of 16
7. All natural and created slopes greater than 3:1
shall be designated as Restricted Use Areas on the
Final Map.
8. All proposed retaining walls to be constructed shall
be subject to review by the Director of
Environmental Services with subsequent reporting to
the Planning Commission, if required, for review and
approval pursuant to Section 17.50 of the Rancho
Palos Verdes Development Code.
9. No grading, except for construction of the approved
lots, drainage facilities and improvements, trails,
and any improvements required by the City Geologist
shall be permitted in common open space Lot B.
10. All grading shall be balanced on -site. However,
should earth, rock or other material be required to
be hauled from the project site , a revision to the
grading permit, pursuant to Section 17.50 of the
Development Code shall be obtained.
11. A note shall be placed on the approved grading plan
that requires the Director of Environmental Services
approval of rough grading prior to final clearance.
The Director (or a designated staff member) shall
inspect the graded sites for accuracy of pad
elevations, created slope gradients, and pad size.
The developer or their designee shall provide
certification for all grading related matters.
12. Prior to issuance of grading permits and or
recordation of the final map, written approval must
be obtained from the owners of properties within the
City for which off -site grading for trails is
proposed or may result.
13. All of the recommendations made by the City Engineer
and the City Geologist during their on -going review
of the project shall be incorporated into the
approved grading plans.
14. Prior to issuance of grading permits, 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.
15. Prior to issuance of building permits, an
independent Geology and /or Soils Engineer's report
on the expansive properties of soils on all building
sites shall be submitted to and approved by the City
Geologist in conformance with accepted City
practice. Such soils are defined by Building Code
Resolution No, 91 -75, Exhibit "A"
Page 8. of 16
Section 2904 (b)o
16. An as -built geological report shall be submitted for
structures founded on bed rock. An as -built soils
and compaction report shall be submitted for
structures founded on fill as well as for all
engineered fill areas.
17. Grading shall conform to Chapter 29, "Excavations,
Foundations, and Retaining Walls ", and Chapter 70,
"Excavation and Grading of the Uniform Building
Code ",,
18. An as- graded soils and geologic report, complete
with geologic map, will be submitted and reviewed
prior to issuance of a building permit.
19. Foundations and floor slabs cast on expansive soils
will be designed in accordance with Los Angeles
County Code Section 2907 -i.
20. All grading shall be monitored by a licensed
engineering geologist and /or soils engineer in
accordance with applicable provisions of the
Municipal Code and the recommendations of the City
Engineer.
219 Unless otherwise provided in these conditions of
approval or permitted by the Director of
Environmental Services, the project shall comply
with all appropriate provisions of the City's
grading ordinance (Chapter 17.50 Grading).
22. Grading activity on the site shall occur in
accordance with all applicable City safety
standards.
23. Graded slopes shall be properly planted and
maintained. Plants shall be selected that are
drought tolerant, capable of developing deep root
systems and shall generally consist of low ground
cover to impede water flow on the surface. Watering
for establishment of said plant material shall be
done on cycles that will promote deep rooting.
Watering shall be diminished or stopped just prior
to and during the rainy season or upon establishment
of the plant material, whichever comes first. To
provide greater slope protection against scour and
erosion, all graded slopes shall be covered with a
jute mat to provide protection while the ground
cover is being established. If appropriate, the
Director of Environmental Services may approve an
alternative material or method to control erosion.
Resolution No.. 91 -75, Exhibit "A"
Page 9 of 16
24. One upslope retaining wall not to exceed 310" shall
be permitted at the base of the 31 foot landscape
easement located at the rear of Lots 43 -45 and along
the northern side property line of Lot 18. No other
retaining walls shall be permitted within the
landscape easements described in Condition K12 of
Resolution No. 91 -74,
K. LANDSCAPING FOR ALL COMMON AREAS
1. Prior to issuance of grading permits, the developer
.shall submit a final landscape and irrigation plan
to the Director of Environmental Services for review
and approval of all common and open space areas and
for public trails. Landscape and irrigation plans
shall include the following:
a. A minimum of eighty percent (80 %) drought
tolerant plant materials for all landscaped
areas.
b. Landscaping within all common areas shall be
planted in such a manner so that views from
adjacent properties and any public right -of -way
are not affected and so that solar access to all
dwelling units is protected.
C, All trees selected shall be of a species which
reasonably could be maintained at 16 feet. Said
trees shall be maintained not to exceed 16 feet
in height. Proposed parkway trees shall be of a
small canopy type.
d. The reseeding and re- establishment of natural
plant species for all of the disturbed common
open space areas.
e. Landscaping and irrigation plans for all rough
graded surfaces on individual lots which have
been scarified through grading operations.
f. The landscaped entries and buffer zones shall
meet the standards for Intersection Visibility
(Section 17.42.060) as identified in the
Development Code.
g. Irrigation systems shall utilize drip and
bubbler systems wherever possible. Controlled
spray systems may be used where drip or bubbler
systems are not appropriate. All sprinkler
heads shall be adjusted to avoid overspray.
h. All high water use areas shall be irrigated
separately from drought tolerant areas.
Resolution No. 91 -75, Exhibit "A"
Page 10 of 16
i. Irrigation systems shall be on automatic timers
and shall be adjusted for seasonal water needs.
29 Within 30 days after Final Tract Map approval, or
before sale of any individual lot, which ever occurs
first, the developer shall submit to the City a
Covenant to Maintain Property to protect views for
each lot. All fees associated with recording said
covenants shall be paid by the developer.
L. TRACT FENCING PLANS
1. A complete project fencing plan (including public
trails and proposed fence and wall details) shall be
approved by the Director of Environmental Services
prior to issuance of grading permits. It shall be
the responsibility of the developer to install this
fencing prior to sale of any lot within each
workable phase. Said fencing plan shall incorporate
the following:
a. A decorative, maximum height six (6) foot fence
which allows a minimum of 90% light and air to
pass through shall be required along the
northerly boundary of the 50 foot landscape
easement (as described in Condition No. K11,
Resolution No. 91 -74, Exhibit "A ", Conditions of
Approval for Tentative Tract Map 46651) located
adjacent to the rear property line of Lots
2 -12 and 53 -63. Similar fencing shall also be
required along the rear property line of Lots
50 -52, along the eastern side property line of
Lot 12, and along the western side property
lines of Lots 28, 29, and 63. Any change to
this design criteria must be approved by the
Director of Environmental Services.
b. A decorative, uniform wall or fence shall be
required along the rear of Lots 13 -17, and 43-
45, and along the northerly side property line
of Lot 18. The maximum height of any wall or
fence placed along the rear and sides of these
lots shall not exceed.six (6) feet at any point.
C* The eastern side property line of Lots 45 and
46, and rear property lines of Lots 46 -49 may
have a uniform six foot maximum height solid
wall with pilasters.
Resolution No. 91 -75, Exhibit "A"
Page 11 of 16
DEVELOPMENT OF INDIVIDUAL LOTS
M. GRADING FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
1. Remedial grading, consisting of over- excavation and
recompaction for geologic stability which will not
alter the contours shown on the approved tract
grading plan shall be reviewed and approved by the
Director of Environmental Services. In addition,
grading up to 1,000 cubic yards for residential use
of an individual lot shall be reviewed and approved
by the Director of Environmental Services. Grading
in excess of 1,000 cubic yards, or grading to alter
the finished pad elevations shall require approval
by the Planning Commission.
2. No construction and /or grading on individual lots
shall be permitted on 3:1 or greater slopes.
N. DEVELOPMENT PLANS FOR CONSTRUCTION OF INDIVIDUAL
RESIDENCES
1. Prior to issuance of any grading or construction
permits for individual lots, final improvement plans
for each lot and structure shall be submitted to the
Director of Environmental Services for review and
approval. Said plans shall include, but are not
limited to, plot plan, section and elevation
drawings, grading, landscaping, and exterior
lighting plans. The plot plan shall clearly show
existing and proposed topography, all proposed
structures, all easements, and setbacks. The
section and elevation drawings shall clearly
indicate maximum proposed height and ridge elevation
for all structures, fences, walls, accessory
structures, and equipment.
2. Landscape planting and irrigation plans for each lot
shall be submitted to the Director of Environmental
Services for review and approval prior to building
permit final. Landscape and irrigation plans shall
include the following:
a. A minimum of eighty percent (80 %) drought
tolerant plant materials for all landscaped
areas.
b. All rear and side yard slopes shall be planted
with a drought tolerant ground cover.
C. Landscaping shall be planted in such a manner so
that views from adjacent properties and any
public right -of -way are not affected and so that
solar access to all dwelling units is protected.
Resolution No, 91-75 , Exhibit "A"
Page 12 of 16
d. All trees selected shall be of a species
which reasonably could be maintained at 16 feet.
Said trees shall be maintained not to exceed 16
feet in height.
e. Irrigation systems shall utilize drip and
bubbler systems wherever possible. Controlled
spray systems may be used where drip or bubbler
systems are not appropriate. All sprinkler
heads shall be adjusted to avoid overspray.
f. All high water use areas shall be irrigated
separately from drought tolerant areas.
g. Irrigation systems shall be on automatic timers
and shall be adjusted for seasonal water needs.
h. All landscaping on corner lots shall conform to
the standards for Intersection Visibility
(Section 17.42.060) as identified in the
Development Code.
3. All private yard fencing placement shall conform
with Section 17.42 of the Development Code.
4. Except as permitted in Condition L1C, no solid walls
or hedges shall be permitted within the front or
streetside setback of the residential lots. Only
fences which allow 90% light and air to pass through
to a maximum height of 42" shall be permitted.
O. PRIVATE LOT OPEN SPACE
1. Each residential lot shall provide a private outdoor
living area in an amount not less than four hundred
(400) square feet for each bedroom in the unit.
This area shall be adjacent to and provide a
private, usable area for each dwelling unit.
P. SETBACKS
1. All structures on an individual lot shall maintain a
minimum front setback of twenty (20) feet .
2. Except for Lot 18, all structures on an individual
lot shall maintain a minimum interior sideyard
setback of 10 feet on one side, with a minimum total
of 25 feet for both sides. Additionally, a minimum
sideyard setback difference of two (2) f eet shall be
maintained between adjacent side property lines, so
that no two adjacent properties have the same
sideyard setback.
Resolution No. 91 -75, Exhibit "A"
Page 13 of 16
R
3. On Lot 18, the facade of the structure located along
the northern side property line shall be articulated
and shall maintain a minimum average sideyard
setback of fifty-five ( 55 ) feet, with no portion of
the structure located closer than forty -five (45)
feet from the northern side property line. A
minimum setback of 10 feet shall be maintained along
the southern side property line, with a minimum
s ideyard setback difference of two ( 2 ) feet between
adjacent side property lines as described above in
Condition P2. The average setback shall be
calculated in the following manner:
Average setback = (Setback 1 X Length of Structure 1
+ Setback 2 X Length of Structure
2 + ...) /Total Length of
Structure
4. Except for Lots 13 and 45, all structures on an
individual lot shall maintain a minimum streetside
setback of 15 feet,
5, On Lots 13 and 45, all structures shall maintain a
minimum streetside setback of forty (40) feet .
6. Except for Lots 1, 13 -17, and 43 -45, all buildings
on an individual lot shall maintain a minimum rear
setback of twenty (20) feet .
7. On Lot 1, all buildings shall maintain a minimum
rear setback of 5 feet from the retaining wall as
shown parallel to the northern property line on
Tentative Tract Map No. 46651 and dated September
24, 1991,
81 On Lots 13 -17, the rear facade of the structure
shall be articulated and shall maintain a minimum
average rear yard setback of sixty (60) feet, with
no portion of the structure located closer than
fifty (50) feet from the rear property line. The
average setback shall be calculated as described
above in Condition P3.
91 On Lots 43 -45, all buildings shall maintain a
minimum rear setback of forty -five (45) feet from
the rear property line.
MINIMUM OPEN SPACE REOUIREMENTS OF INDIVIDUAL RESIDENCES
1. Each lot designated for single story structures
shall have a minimum open space requirement of 65
percent of the total lot area. Driveway and parking
areas, footprint of the structure (including garage)
and any covered patios or covered walkways shall
Resolution No, 91 -75, Exhibit "A"
Page 14 of 16
constitute lot coverage.
2. Each lot designated for split level or two story
structures shall have a minimum open space
requirement of 75 percent of the total lot area.
Driveway and parking areas, footprint of the
structure (including garage) and any covered patios
or covered walkways shall constitute lot coverage.
3. In addition to the above open space requirements,
the square footage of habitable space in each
residence shall be limited to five thousand (5,000)
square feet. Individual requests to exceed this
square footage are subject to review and approval by
the Planning Commission through an application for a
minor revision to the Conditional Use Permit.
R. BUILDING FACADES AND ROOFLINES
1. No unbroken, vertical two story facades shall be
allowed on the front and rear elevations of the
residences in order to avoid solid, two story
facades on any structure. The upper level shall be
a minimum of twenty (20) percent smaller than the
footprint of the structure. In no case should the
setback area be less than six (6) feet. This area
shall be setback from the lower level on both the
front and rear elevation of each structure. The
setback may only be used as a roof area or an
uncovered deck or balcony.
2. The roof of the main structure on each residence
shall have a pitch of at least 2 in 12 except where
it is necessary to have small areas with less pitch
in order to comply with Building Code criteria.
3. On lots 13 -18 and 43 -45 which are closest to Crest
Road, the main ridge of the structure shall be
perpendicular to Crest Road.,
4. Roofing materials shall be Class A and non-
combustible.
S. HEIGHTS
10 Building heights
follows:
Lot
1
Lots
2 -
12
downslope
Lots
13 -
28
Lots
29 -
39
Lots
40 -
52
Lots
53 -
63
for all structures are limited as
26 feet
16 feet upslope /26 feet
16 feet
26 feet
16 feet
26 f eet
Resolution No, 91 -75, Exhibit "A"
Page 15 of 16
2. All heights shall be measured pursuant to View
Preservation and Restoration Section 17.02.040 of
the Rancho Palos Verdes Development Code,
3. Accessory structures shall not exceed twelve (12)
feet in height.
T. SOLAR SYSTEM
1. All dwelling units shall be designed and
constructed so that the plumbing and circulation
system will allow utilization of solar energy as
part of the hybrid system for providing hot water.
Solar panels shall not exceed the ridgeline of the
structure on which they are placed.
2. All proposed solar installation shall be reviewed
by the Director of Environmental Services and for
consistency with the provisions of the Development
Code.
U. LIGHTING
1. A typical residential unit lighting plan shall be
submitted to the Director of Environmental Services
for review and approval prior to issuance of
building permits and there shall be no direct off -
site illumination from any light source.
2. Exterior residential lighting should be limited to
the standards of Section 17.54.030 of the
Development Code,
V. APPLIANCES
1. All units shall be required to install and maintain
in proper working order an electronic garage door
opener for each garage door.
2. All units shall be required to install and maintain
low water use plumbing fixtures including, but not
limited to, low flow toilets and shower heads.
W. TRAILS PLAN IMPLEMENTATION
1. Construction of the public trails shall be the
obligation of the developer. Construction shall
coincide with the project grading activity and shall
be completed g y •
p• upon certification of rough grading.
Dedication of the public trails shall occur at the
time the final map is recorded.
Resolution No. 91 -75, Exhibit "A"
Page 16 of 16