PC RES 2013-012 P.C. RESOLUTION NO. 2013-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A
LOT MERGER OF LOT 1 OF TRACT 22635 AND LOT 98 &
PORTION OF LOT 97 OF L.A.C.A MAP NO 64, VARIANCE,
COASTAL PERMIT AND SITE PLAN REVIEW TO LEGALIZE A 170
SQUARE FOOT GARAGE CONVERSION AND TO APPROVE THE
CONSTRUCTION OF A 576 SQUARE FOOT ADDITION, 420
SQUARE FOOT GARAGE AND 259 SQUARE FOOT DECK
ADDITION TO THE EXISTING SINGLE-FAMILY RESIDENTIAL
PROPERTY, AND A 108 SQUARE FOOT TRELLIS STRUCTURE
OVER AN EXTREME SLOPE AT 98 YACHT HARBOR DRIVE
(PLANNING CASE NOS. SUB2013-00002 &ZON2013-00041).
WHEREAS, On January 24, 2013, the City approved a Landslide Moratorium Exception
Permit(LME)to allow the applicant to submit applications for a Site Plan Review with Neighborhood
Compatibility, Coastal Permit and Variance to legalize a 170 square foot garage conversion, and
construct a new 576 square foot addition and 420 square foot garage. The LME also allowed the
applications to be submitted for ancillary property improvements and a Lot Mergerto combine two
parcels, under common ownership, into one parcet and,
WHEREAS, on January 29, 2013, the applicant submitted Variance, Coastal Permit, Site
Plan Review and Lot Merger applications to the Community Development Department for review
and processing; and,
WHEREAS, on April 29, 2013 the project was deemed complete for processes after submittal of
additional information and approval of the Lot Merger by the City Engin&-r; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public
Resources Code Sections 21000 et. seq. ("CEQA"),the State's CEQA Guidelines, California Code
of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA Guidelines, and Government
Code Section 65962.5(#) (Hazardous Waste and Substances Statement), Staff found no evidence
that the approval of the requested Lot Merger,Variance, Coastal Permit, or Site Plan Reviewwould
have a significant effect on the environment and, therefore,the proposed project has been found to
be categorically exempt (Section 15303(e)(2)); and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes
Development Code, the Planning Commission held a duly-noticed public hearing on May 28, 2013
at which time all interested parties were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND
RESOLVE AS FOLLOWS:
Section 1: The Lot Merger can be approved to merge two contiguous lots, Parcel A(Lot
98 & Por. Lot 97 of L.A.C.A. Map No. 64) and Parcel B (Lot 1 of Tract 22635) into one lot totaling
12,980 square feet in area. Parcel A (7,730 square feet)and Parcel B (5,251 square feet) are both
non-conforming in lot size for the RS-2 zoning district(minimum required 20,000 square feet). Both
lots meet the requirements for a lot merger as both lots are substandard in lot area,one of the lots is
undeveloped with the exception of an existing covered patio and portion of an existing deck
(accessory structures), and development of the vacant lot (Parcel B) with a new single-family
residence is prohibited and would create a health or safety hazard
Section 2: The Variance to allow 1) a reduced front yard setback, 2) an expansion of a
deck more than 6'-0"beyond the top of an extreme slope, 3)an addition within the Coastal Setback
Zone, and 4) a 108 square foot trellis structure over an extreme slopecan be approved because:
2,11 Reduced Front Yard Setback
A, There are exceptional or extraordinary circumstances or conditions applicable to the
property or designated land use that do not apply to other properties in the same zoning
district because the majority of the subject lot is an extreme slope (greaterthan 35%slope),
thereby limiting the amount of area available for development to a small portion at the front
of the property.The project includes an addition to the west side of the existing residence,
within the building pad of Parcel A(7,730 square feet in area).The proposed addition will be
located 5'-0" from the front property line, in line with the existing residence. The majority of
the subject lot is an extreme slope (greater than 35%), thereby limiting the amount of area
available for development to a small portion at the front of the property. Furthermore, the
majority of the existing Portuguese Bend Club residences have legal, non-conforming
setbacks due to the small lot sizes and restrictive topography. Therefore, the subject lot,
similar to other lots in this neighborhood, exhibits a substandard lot size compared to lots in
other RS-2 zoning districts whereby the lot sizes are generally closer to the minimum
required lot size for the zoning district (20,000 square feet). As such, the Variance can be
supported to allow the addition to be constructed 5'-0"from the front property line, in line with
the existing residence and other residences within the surrounding neighborhood.
B. The reduced front yard setback is necessary for the preservation and enjoyment of a
substantial property right of the applicant, which is possessed by otherproperty owners in
the same zoning district because many other homes within the immediate neighborhood
have reduced front yard setbacks.The applicant is proposing an addition that will encroach
15'-0" into the required 20-'0" front yard setback. Due to the fact that a majority of the lot is
an extreme slope, the existing residence was constructed with 5'-0"front yard setback. The
applicant has designed the new addition and garage to be in line with the existing residence
in an effort to maintain the architectural style of the existing home.A majority of the homes in
the surrounding neighborhood exhibit non-conforming front yard setback,some of which are
less than 5'-0" from the front property line. This is due to the small lot sizes and extreme
slope topography which limits the buildable area of the lots in the Portuguese Bend Club
neighborhood. It is common for residences within this particular neighborhood to have
reduced setbacks due to the limited lot areas and topography.
C. Construction of the addition with a reduced front yard setback will not be materially
detrimental to the surrounding neighborhood asthe applicant has submitted and received
approval of a geology report reviewed by the City Geologist indicating that there are no
geological hazards caused by the proposed additions. Additionally, all construction is
required to adhere to the provisions of the California Uniform Building Code, as amended by
the City of Rancho Palos Verdes.
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D. Construction of an addition with a reduced front yard setback woutl not be contrary to the
goals and policies set forth in the General Plan and/or Coastal Specific Plan as the General
Plan land use designation for the subject property is Residential 1-2 DU/acre and the
development and improvement of additions to a single-family residence and related
accessory structures are among the primary permitted uses within this land use designation.
This is also reflected in Housing Activity Policy No. 3 of the General Plan (p. 78),which calls
upon the City to "[encourage]and assist in the maintenance and improvement of all existing
residential neighborhoods so as to maintain optimum local standards of housing quality and
design." The proposed project implements this policy as the proposed construction and
deviations from the code are common within the Portuguese Bend Club,
2.2 Deck Addition over 6'-0" beyond the top of an Extreme Slope
A. There are exceptional or extraordinary circumstances or conditions applicable to the
property or designated land use that do not apply to other properties in the same zoning
district because the subject property is non-conforming in lot size and significantly smaller
than most residential properties in other RS-2 zoning districts found throughout the City.
Furthermore,the existing rear yard of Parcel A is an extreme slope with a deck constructed
over a small portion of the entire slope to provide a flat useable area at the rear of the home.
The applicant is not proposing to extend the deck farther than it currently exists, but instead
maintaining a majority of the existing deck, while proposing to alter the appearance of the
deck which currently has undulating extensions at the edge of the deck.A cumulative total of
259 square feet of new deck area is proposed to create a rectangular deck with straight lines
to appear more in line with the architectural style of the residence, instead of maintaining the
undulating deck extensions
B. The modifications to the existing deck are necessary for the preservation and enjoyment of a
substantial property right of the applicant, which is possessed by otherproperty owners in
the same zoning district because the existing deck is permitted, and the modified deck would
be more compatible to other decks found within theimmediate neighborhood. The project
includes a total of 259 square feet of new deck area added to an existing deck located at the
rear of the subject residence. The existing, permitted deck is 1,153 square feet in area and
extends over an extreme slope directly behind the existing residence. The applicant is
proposing to modify the appearance of the deck which currently has three semi-hexagon
extensions along the south edge of the deck, by creating one flush edge of the deck along
south side. While many homes within the neighborhood have decks which extend over an
extreme slope, few extend more than 6°0" beyond the top of the slope ontheir respective
property. Nonetheless, the applicant is not proposing to extend their existing deck beyond
what currently exists, but instead filling the gaps in between deck extensions to create a
more useable deck that is more compatible with the architectural styles and decks found
within the immediate neighborhood,
C. Construction of the deck addition beyond the top of an extreme slope will not be materially
detrimental to the surrounding neighborhood asthe applicant has submitted and received
approval of a geology report reviewed by the City Geologist indicating that there are no
geological hazards caused by the proposed additions. Additionally, all construction is
required to adhere to the provisions of the California Uniform Building Code, as amended by
the City of Rancho Palos Verdes.
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D. Construction of the deck addition beyond the top of an extreme slope would not be contrary
to the goals and policies set forth in the General Plan, and/or Coastal Specific Plan as the
General Plan land use designation for the subject property is Residential 1-2 DU/acre and
the development and improvement of additions to a single-family residence and related
accessory structures are among the primary permitted uses within this land use designation.
This is also reflected in Housing Activity Policy No. 3 of the General Plan (p.78),which calls
upon the City to "fencourage]and assist in the maintenance and improvement of all existing
residential neighborhoods so as to maintain optimum local standards of housing quality and
design." The proposed project implements this policy as the proposed construction and
deviations from the code are common within the Portuguese Bend Club,
2.3 Addition over 250 square feet in the Coastal Setback Zone
A. There are exceptional or extraordinary circumstances or conditions applicable to the
property or designated land use that do not apply to other properties in the same zoning
district because the subject lot is 12,980 square feet in area (merged), whereas other
properties in the RS-2 zoning district measure approximately 20,000 square feet in area, on
average. The property, which is entirely located within the Coastal Setback Zone, is
surrounded by other single-family residences on legal, non-conforming lots and a common
open-space lot to the rear. These surrounding lots limit the ability of expanding the subject
lot to be in conformance with the 20,000 square foot standard for lots in the RS-2 zone,
Furthermore,since the property is located entirelywithin the Coastal Setback Zone, it is not
possible to add to the house outside of this setback zone,
B. The proposed additions over 250 square feet within the Coastal Setback Zone are
necessary for the preservation and enjoyment of a substantial property right of the applicant,
which is possessed by other property owners in the same zoning district because the subject
property is located within the Portuguese Bend Club whereby the lots and homes do not
conform to all the development standards of the RS-2 zoning district, including minimum lot
sizes. The subject lot is substantially smaller than other lots located in the RS-2 zoning
district and has a limited ability to be brought into compliance with the development
standards of the RS-2 zone. Approval of the addition allows the property owner to expand
the residence, thereby enjoying a home that is closer in size to other homes with the same
zoning district.
C. Construction of an addition largerthan 250 square feetwithin the Coastal Setback Zonewill
not be materially detrimental to the surrounding neighborhood as the applicant has
submitted and received approval of a geology report reviewed by the City Geologist
indicating that there are no geological hazards caused by the proposed additions.
Additionally,all construction is required to adhere to the provisions of the California Uniform
Building Code, as amended by the City of Rancho Palos Verdes.
D. Construction of an addition larger than 250 square feet within the Coastal Setback Zone
would not be contrary to the goals and policies set forth in the General Plan and/or Coastal
Specific Plan as the General Plan land use designation for the subject property is
Residential 1-2 DU/acre and the development and improvement of additions to a single-
family residence and related accessory structures are among the primary permitted uses
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within this land use designation.This is also reflected in Housing Activity Policy No. 3 of the
General Plan (p. 78), which calls upon the City to "[encourage] and assist in the
maintenance and improvement of all existing residential neighborhoods so as to maintain
optimum local standards of housing quality and design." The proposed project implements
this policy as the proposed construction and deviations from the code are common within the
Portuguese Bend Club,
2.4 108 square foot trellis structure over an extreme slope
A. There are exceptional or extraordinary circumstances or conditions applicable to the
property or designated land use that do not apply to other properties in the same zoning
district because only a small portion of the rear yard slope, where the trellis structure is
proposed, is an extreme slope (greater than 35%), The area where the trellis structure is
proposed, along the southwest side of the residence, is mostly less than 35%. A small
portion of this area is an extreme slope directly adjacent to the proposed addition and
beneath the existing permitted deck. However, the remainder of the slope beneath the
proposed trellis and existing deck is less than 35%slope. Furthermore,the proposed trellis
structure does not have any vertical posts, and extends from the fagade of the proposed
addition, acting more like a roof overhang or eve as opposed to a true trellis structure with
support posts.
B. The trellis accessory structure over an extreme slope is necessary for the preservation and
enjoyment of a substantial property right of the applicant, which is possessed by other
property owners in the same zoning district because the existing deck is permitted, and the
proposed trellis structure acts more like an eve or roof overhang. The 108 square foot trellis
structure would not utilize vertical posts, but would instead extend horizontally from the rear
fagade of the proposed addition, over the existing, permitted deck. Furthermore,although a
majority of the slope beneath this particular trellis is not an extreme slope (greater than
35%), other properties in the immediate neighborhood utilize extended roof eves and
overhangs over extreme slopes to provide shading and coverage from environmental
elements,
C. Construction of the trellis structure without vertical posts beyond the top of a slope, a small
portion of which is an extreme slope (greaterthan 35%), will not be materially detrimental to
the surrounding neighborhood as the applicant has submitted and received approval of a
geology report reviewed by the City Geologist indicating that there are no geological hazards
caused by the proposed additions to the property.Additionally,all construction is required to
adhere to the provisions of the California Uniform Building Code, as amended by the City of
Rancho Palos Verdes.
D. Construction of the trellis structure without vertical posts beyond the top of a slope, a small
portion of which is an extreme slope (greater than 35%),would not be contrary to the goals
and policies set forth in the General Plan and/or Coastal Specific Plan as the General Plan
land use designation for the subject property is Residential 1-2 DU/acre and the
development and improvement of additions to a single-family residence and related
accessory structures are among the primary permitted uses within this land use designation.
This is also reflected in Housing Activity Policy No. 3 of the General Plan (p. 78),which calls
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upon the City to `[encourage]and assist in the maintenance and improvement of all existing
residential neighborhoods so as to maintain optimum local standards of housing quality and
design." The proposed project implements this policy as the proposed construction and
deviations from the code are common within the Portuguese Bend Club.
Section 4: The Coastal Permit for the proposed project within the Coastal Zone can be
approved because:
A. The development is consistent with the Coastal Specific Plan. The subject site is located
within Subregion 6 of the Coastal Specific Plan which is an existing residential area which is
solely developed with beach facilities and lies within the confines of the Portuguese Bend
Club, a private, gated community. This region is bordered by the Active Portuguese Bend
Landslide to the west and by the Trump National Golf Course, which is part of Subregion 7,
The intent of Subregion 6 of the Coastal Specific Plan is to protect natural resources as well
as public access and to maintain the "strong unified character,.,and active homogeneity
which establishes it as a distinct neighborhood." The neighborhood surrounding Yacht
Harbor Drive and Spindrift is comprised of a majority of one and two-story residences with a
beach/cottage appearance. The proposed construction is in line with other development
found along Spindrift, Yacht Harbor and the immediate neighborhood, thereby maintaining
the character and homogeneity found within this neighborhood and consistent with
Subregion 6 of the Coastal Specific Plan. Furthermore, the project site is currently
developed as a single-family residence and the site is not located in an area dedicated for
public access.
B. The "Path and Trail Network" Section of Subregion 6 of the City's Coastal Specific Plan
states, "no public trails or coastal access points are provided now within the subregion[6],
nor are they proposed for the future...This private access is a positive measure in controlling
human exposure to the sensitive intertidal habitat in the area."Further,the subject property
and proposed development does not affect the other public access and recreation policies
identified in the Corridor Element of the City's Coastal Plan. As such, this finding can be
made,
Section 5: The Site Plan Review with Neighborhood Compatibility analysis can be
approved because the bulk, mass, structure height, number of stories, and overall size of the
residence would not negatively impact the neighborhoods visual character and would ultimately be
compatible with the surrounding neighborhood. Furthermore, the proposed additions would not
negatively affect the existing rear or side yard setbacks, and the findings for a Variance can be
made to allow the front yard setback to be reduced to 5'-0". Although the residence will be larger
than the average of the 20 closest homes, the residence will not be larger than the largest home in
the neighborhood and will be close in size to two other homes. The architectural style of the
proposed residence and additions would be similar in architectural styles to other residences found
within the surrounding neighborhood,with decks/balconies along the rear fagade and straight lines,
reminiscent of beach cottage architecture.
Section 6: Any interested person aggrieved by this decision or by any portion of this
decision may appeal to the City Council, Pursuant to Sections 17.02.040(C)(1)(g) of the Rancho
Palos Verdes Municipal Code, any such appeal must be filedwith the City, in writing, setting forth
the grounds of the appeal and any specific actions requested by the appellant, and accompanied by
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the appropriate appeal fee, no later than fifteen (115) days following May 28, 2013, the date of the
Planning Commission's final action.
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 Planning Commission of the City
of Rancho Palos Verdes hereby conditionally approves a Lot Merger,Variance, Coastal Permit, and
Site Plan Review (Planning Case Nos. SUB2013-00002 & ZON2013-00041) to merge two
contiguous parcels into one, legalize a 170 square foot garage conversion into habitable area, and
construct a new 576 square foot addition,420 square foot garage and 259 square feet of new deck
area to modify the exiting rear yard deck, located at 98 Yacht Harbor Drive, subject to the conditions
of approval in the attached Exhibit W, Further, the Planning Commission denies the applicant's
request for a proposed trellis accessory structure on an extreme slope
PASSED, APPROVED, AND ADOPTED this 28" day of May 2013, by the following vote:
AYES: Commissioners Lewis, Nelson, Tetreault, Tomblin, Vice Chairman Leon and
Chairman Emenhiser
NOES: None
ABSTENTIONS: None
ABSENT- Commissioner Gerstner
RECUSALS: None
D5—ve Emenhiser
Chairman
Joel oja AICP
Co munit Developeon Director
P.C. Resolution No. 2013-12
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NOS, SUB2013-00002 &ZON2013-00041
(Booth, 98 Yacht Harbor)
General Conditions,
1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the
property owner shall submit to the City a statement, in writing, that they have read,
understand and agree to all conditions of approval listed below. Failure to provide said
written statement within ninety(90)days following the date of this approval shall renderthis
approval null and void.
2. Prior to the submittal of plans into Building and Safety plan check, the applicant shall obtain
an encroachment permit from the Director of Public Works for any curb cuts, dumpsters in
the street or any other temporary or permanent improvements within the public rights-of-way.
1 Approval of this permit shall not be construed as a waiver of applicable and appropriate
zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless
otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes
Municipal Code shall apply.
4. The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the residential
development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards,
5. Failure to comply with and adhere to all of these conditions of approval may be cause to
revoke the approval of the project pursuant to the revocation procedures contained in
Section 17.86.060 of the City's Municipal Code.
6. If the applicant has not submitted an application for a building permit for the approved
project or not commenced the approved project as described in Section 17.86.070 of the
City's Municipal Code within one year of the final effective date of the Notice of Decision,
approval of the project shall expire and be of no furthereffect unless, prior to expiration, a
written request for extension is filed with the Department of Planning, Building and Code
Enforcement and approved by the Director.
7. In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard shall
apply.
8. Unless otherwise designated in these conditions, all construction shall be completed in
substantial conformance with the plans stamped APPROVED by the City with the effective
date of the Notice of Decision,
9. The construction site and adjacent public and private properties and streets shall be kept
free of all loose materials resembling trash and debris in excess of that material used for
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immediate construction purposes. Such excess material may include, but not be limited to:
the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of earth,
salvage materials, abandoned or discarded furniture, appliances or other household fixtures.
10. 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 Development Code.Trucks 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 this condition.
11. A minimum 2-car garage shall be provided, with each required parking space being
individually accessible and maintaining minimum unobstructed dimensions of 9 feet in width
and 20 feet in depth, with a minimum of 7 feet of vertical clearance.
12. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of
the Rancho Palos Verdes Development Code, No outdoor lighting is permitted where the
light source is directed toward or results in direct illumination of a parcel of property or
properties other than that upon which such light source is physically located,
13. All landscaping and construction activities shall exercise effective dust control techniques,
either through screening and/or watering.
14. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
Temporary portable bathrooms shall be provided on a construction site if required by the
City's Building Official. Said portable bathrooms shall be subject to the approval of the City's
Building Official and shall be placed in a location that will minimize disturbance to the
surrounding property owners.
15, All applicable permits required by the Building and Safety Division shall be obtained by the
applicant prior to the commencement of construction.
16. Prior to submittal into Building Plan Check,the applicant shall revise the plans to remove the
trellis accessory structure over an extreme slope from the proposed addition above the
accessory structure.
17. This approval is for the legalization of 170 square feet of existing floor area,the construction
of a new 576 square foot addition and a new 420 square foot garage. The project also
includes other ancillary improvements including a deck extension for a total deck area of
1,412 square feet, construction of a 108 square foot trellis without vertical postsalong the
southwest rear fagade of the residence, as well as a Lot Line Adjustment to merge Parcel A
(APN 7572-022-067) to Parcel B (APN 7572-022-047). The Community Development
Director is authorized to make minor modifications to the approved plans and any of the
conditions of approval if such modifications will achieve substantially the same results as
would strict compliance with the approved plans and conditions. Otherwise,any substantive
change to the project shall require approval of a revision to the Landslide Moratorium Permit
Case No. ZON2012-00369 and Variance, Coastal Permit and Site Plan Review(Case No.
ZON2013-00041) by the Director and shall require new and separate environmental review.
BUILDING AREA CERTIFICATION IS REQUIRED. A LICENSED CIVIL ENGINEER OR
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SURVEYOR SHALL PREPARE THE CERTIFICATION. CERTIFICATION SHALL BE
SUBMITTED TO THE CITY'S BULDING OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO
BULDING PERMIT FINAL.
18. The maximum height of the residence and additions shall not exceed 10'-10" as measured
from the highest existing grade covered by the structure (elev, 102.14') to the highest
ridgeline (elev. 113.0'), and 20'-0" as measured from the lowest finished grade adjacent to
the foundation/slab (elev. 93.0')to the highest ridgeline (elev. 113.0').
BUILDING HEIGHT CERTIFICATION IS REQUIRED. A LICENSED CIVIL ENGINEER OR
SURVEYOR SHALL PREPARE THE CERTIFICATION. CERTIFICATION SHALL BE
SUBMITTED TOTHE CITY'S BUILDING OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO
ROOF FRAMING/SHEETING INSPECTION.
19. The proposed addition is permitted to encroach into the front yard setback, but shall meet a
minimum of 5-0" from the front property line.
BUILDING SETBACK CERTIFICATION REQUIRED,TO BE PROVIDED BY A LICENSED LAND
SURVEYOR OR CIVIL ENGINEER PRIOR TO FOUNDATION FORMS INSPECTION.
Landslide Moratorium Exception Permit Conditions (Case No. ZON2012-00369)
20. If lot drainage deficiencies are identified by the Director of Public Works, all such
deficiencies shall be corrected by the applicant.
21 Roof runoff from all buildings and structures on the site be contained and directed to the
streets or an approved drainage course.
22. If required by the city geotechnical staff,the applicant shall submit a soils report, and/or a
geotechnical report, for the review and approval of the city geotechnical staf,
23. A hold harmless agreement satisfactory to the city attorney promising to defend,
indemnify and hold the city harmless from any claims or damages resulting from the
requested project. Such agreement shall be submitted to the director prior to the
issuance of a building permit,
24. The applicant shall submit for recordation a covenant agreeing to construct the project
strictly in accordance with the approved plans; and agreeing to prohibit further projects
on the subject site without first filing an application with the director pursuant to the terms
of this chapter. Such covenant shall be submitted to the director for recordation prior to
the issuance of a building permit,
25. All landscaping irrigation systems shall be part of a water management system approved
the director of public works. Irrigation for landscaping shall be permitted only as
necessary to maintain the yard and garden,
26. All other necessary permits and approvals required pursuantto this Code or any other
applicable statute, law or ordinance shall be obtained.
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