PC RES 1991-031P.C. RESOLUTION NO. 91-31
A RESOLUTION OF THE PLANNING COMMISSION 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 71
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 to allow a Residential Planned Development (RPD)
on a 59 acre site located on the southwest corner of Crest Road and
Highrzdge 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.
NOW THEREFORE, THE PLANNING COMMISSION 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 71 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 soutwest
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.
0
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 hearing, the Planning
Commission 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.
P.C. Resolution No. 91-31
Page
PASSED, APPROVED, and ADOPTED this 9th day, �)'uly, 1,q -91 -
b rt Bena d, Director of
Environmental Services and
Secretary to the Commission
e
Peter Von Hagen
Chairman
P.C. Resolution No. 91-31.
Page 3
A.
B.
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 151 AND GRADING NO. 1389
(TENTATIVE TRACT NO. 46651)
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, includxng,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.
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,
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Conditional Use Per No. 151, Grading No. 13
Conditions of ApproWl
building pad areas and elevations, and utility
easements, as depicted on the Tentative Tract Map No.
46651 originally dated 10-23-89 and revised 5-7-90 and
7-23-90, and further identified as Revised Exhibit (For
Review Only), dated May 16, 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.
C. PERMIT EXPIRATION AND COMPLETION DEADLINE
1. 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.
D. NUMBER OF DWELLING UNITS
1. No more than seventy one'(71) dwelling units shall be
permitted.
2. A minimum of forty six (46) percent of the acreage of
the project shall remain as a common open space.
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
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Conditional Use Per No. 151, Grading No. 13
Conditions of ApproVW1 0
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 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 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.
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Conditional Use Per* No. 151, Grading No. 13�
Conditions of App
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.
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 approval. Said CC&R's shall reflect
standards provided in Chapter 17.14 (Homeowners
Association) of the Development Code, including those
items identified in Conditional Use Permit No. 151 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 developmdnt rights, public easements, and
proposed method of maintenance and perpetuation of open
space areas, common landscape easements, detention
basin, and drainage facilities 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 said areas cannot be reduced
without written approval of the City.
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Conditional Use Pe No. 151, Grading No. 13I*
Conditions of Appro
C. Identification of all materials which affect
structure appearance and use restrictions, including
but not limited to roof materials, exterior
finishes, walls/fences, and lighting.
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.
h. All future structures, improvements, and/or
landscaping shall be subject to review by the
Director of Environmental Services.
1. 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
Homeowners Association, made up of owners of the
residential units. A note to this effect shall be
placed ow the map.
k. Dedicate to the City the right to prohibit
construction of residential structures within
commonly owned lots, and landscape easements, except
that additional common facilities may be permitted
subject to approval of a Conditional Use Permit from
the City.
1. Exterior residential lighting should be limited -to
the standards of the Environmental Protection
Section 17.54 of the Development Code.
Page 5
Conditional Use Permit No. 151, Grading No. 1389
Conditions of Appro0
M. Lot coverage, setback, height and private open space
requirements for each residential structure.
I
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.
3. 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 Services.
I. TRAFFIC/CIRCULATION
1. A demand only traffic signal, if required, 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
1. 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 final map, the project
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 adjacent to Crest Road,
and in the area between Lots 13 and 44, tract grading on
slopes equal to or greater than thirty-five (35) percent
is prohibited.
5. All graded slopes shall be contour graded. Slope
gradients shall be natural and no abrupt changes between
natural and graded slopes will be permitted.
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Conditional Use Pej&t No. 151, Grading No. 1
Conditions of ApprdWl
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 9-14 and 63-76
which shall not exceed 3:1 and transitional slopes under
the building footprint which shall not exceed 1-1/2:1.
7. All natural and created slopes greater than 3:1 shall be
designated as restricted use areas on the Final Map.
8. Any other proposed retaining walls to be constructed on
finished slopes shall be subject to the review and
approval of the Director of Environmental Services
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
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Conditional Use Per
Conditions of Appro No. 151, Grading No. 13
submitted to and approved by the City Geologist in
conformance with accepted City practice. Such soils are
defined by Building Code Section 2904 (b).
lb. 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.
21. 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.
OMMV
Conditional Use PerNo. 151, Grading No. 13�
Conditions of Appro 0
K. LANDSCAPING FOR ALL COMMON AREAS
1. Prior to issuance of grading permits, the developer shall
submit a final landscape and irrigation plan for 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
I
nits 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.
i. Irrigation systems shall be on automatic timers and
shall be adjusted for seasonal water needs.
2. 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.
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Conditional Use PeiW No. 151, Grading No. 13
Conditions of Appr I 1-0
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 pian
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 rear of Lots 2-13 and 59-
71. Similar fencing shall also be required along the
eastern side property line of Lot 13 and along the
western side property lines of Lots 44, 45, and 71.
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 14-16, 21-28, and along the
streetside of Lots 17-20. 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* Within the front and streetside setback areas on Lots
14 and 28, the maximum height of any fence, wall, or
hedge shall not exceed 42 inches, except directly
adjacent to the structure, where the fencing may
conform to the fencing described in Condition L1B.
d. The eastern side property line of Lot 29, and rear
property lines of Lots 29, 30, 57, 58 may have a
uniform six foot maximum height solid wall with
pilasters.
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.
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Conditional Use Pet No. 151, Grading No. 1
Conditions of Appr�l 0
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 t-asements, 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 (80o) 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.
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.
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Conditional Use Pero No. 151, Grading No. 13 is
Conditions of Appro_
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 streeside
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 meet the
following minimum setback requirements:
Property Line Setback
Front................24' setback from property line to
any structure
(includes sidewalk easement)
Side.................101 minimum on one side
25' minimum total for both sides
Rear.................201 setback to any structure
2. In addition to the above requirements, the facades of
structures located on Lots 15, 16, 22, 23, and 24 shall
be articulated with a minimum'average front setback of
twenty seven (27) feet, with no portion of the structure
located closer than twenty four (24) feet from the front
property line. 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
Q. MINIMUM OPEN SPACE REQUIREMENTS OF INDIVIDUAL RESIDENCES
1. Each lot designated for single story structures shall
have a minimum open space requirement of 55 percent of
the total lot area. Driveway and parking areas,
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Conditional Use PerNo. 151, Grading No. 13�
Conditions of Appro_
footprint of the structure (including garage) and any
covered patios or covered walkways shall constitute lot
coverage.
2. Each lot designated for split level or two story
structures shall have a minimum open space requirement of
70 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.
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 14 through 16 and 21 through 28 which are
closest to Crest Road, the main ridge of the structure
must be perpendicular to Crest Road.
4. 'Roofing materials shall be Class A and non-combustible.
S. HEIGHTS
1. Building heights for all structures are limited as
follows:
Lot
1
26
feet
Lots
2
- 12
16
feet
upslope/26
feet downslope
Lots
13
- 21
16
feet
Lots
22
- 26
26
feet
Lots
27
- 30
16
feet
Lots
31
- 34
26
feet
Lots
35
- 37
16
feet
Lots
38
- 44
16
feet
upslope/26
feet downslope
Lots
45
- 56
26
feet
Lots
57
- 60
16
feet
Lots
61
- 71
16
feet
(except as
permitted in
Condition
S2 below)
Page 13
Conditional Use Per No. 151, Grading No. 13
Conditions of Appro 9
2. Lots 61 through 71 may apply for a Height Variation
application to exceed the above designated height
limitations. The maximum allowable height permitted
with approval of Height Variation shall not exceed 26
feet.
3. All heights shall be measured pursuant to View
Preservation and Restoration Section 17.02.040 of the
Rancho Palos Verdes Development Code.
4. Accessory structures shall not exceed twelve (12) feet.
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 upon
certification of rough grading. Dedication of the public
trails shall occur at the time the final map is recorded.
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