PC RES 1997-015A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING
CONDITIONAL USE PERMIT NO. 151 - REVISION "B" AND
GRADING NO. 1389 - REVISION "A" TO MODIFY THE
CONDITIONS OF APPROVAL FOR A 63 LOT RESIDENTIAL
PLANNED DEVELOPMENT (RPD) LOCATED AT THE
SOUTHWEST CORNER OF CREST ROAD AND HIGHRIDGE
ROAD
WHEREAS, on October 15, 1991, the City Council of the City of Rancho Palos
Verdes adopted Resolution No. 91-73 certifying Environmental Impact Report No. 32, in
connection with Tentative Tract Map No. 46651, Conditional Use Permit No 151 and
Grading Permit No. 1389 for a 63 lot Residential Planned Development on a 59 acre
vacant parcel located at the southwest corner of Crest Road and Highridge Road, and,
WHEREAS, on August 27, 1996, the Planning Commission held a public hearing
to consider Conditional Use Permit No 151 - Revision "A", in conjunction with Tentative
Tract Map No. 46651 - Amendment No. 1, and adopted P C Resolution No 96-33,
approving the Conditional Use Permit Revision to revise certain conditions of approval;
and,
WHEREAS, on October 1, 1996, the City Council held a public hearing and heard
an Appeal of Conditional Use Permit No. 151 - Revision "A" by the applicant, and upheld
the Planning Commission's decision, and
WHEREAS, the applicant has submitted applications for Conditional Use Permit No
151 - Revision "B" and Grading No 1389 - Revision "A" in order to accommodate some
minor changes to the conditions of approval and to address a change in grading activity
that would create 80,040 cubic yards of soil export, and
WHEREAS, prior to taking action on the proposed amendments and revisions to the
approved single family residential project, the Planning Commission considered the
information and findings contained in Addendum No 2 to EIR No. 32, and determined that
the document was prepared in compliance with the requirements of the California
Environmental Quality Act and local guidelines, with respect thereto, and as shown in
Planning Commission Resolution No 97-13, recommending approval of Addendum No
2 to EIR No. 32 to the City Council
WHEREAS, on March 18, 1996, after notice issued pursuant to the provisions of the
Rancho Palos Verdes Municipal Code, the Planning Commission held a public hearing to
consider Conditional Use Permit No 151 - Revision "B", Grading No 1389 - Revision "A",
Tentative Tract Map No 46651 - Amendment No. 2, and Addendum No 2 to EIR No. 32,
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 The proposed export of 80,000 cubic yards of soil will not create any
significant impacts to the surrounding environment because it has been found that 1)
although the area will temporarily experience an increase in the amount of truck traffic, the
project will not generate any significant traffic impacts and no mitigation measures related
to traffic or circulation are necessary, and 2) the project with the inclusion of two air quality
mitigation measures will not cause any significant air quality impacts; and 3) the project
with the inclusion of one noise mitigation measure will not cause any significant noise
impacts, and 4) with the inclusion of five sensitive species mitigation measures, the project
will not cause any significant impacts to sensitive species. Additionally, the applicant has
found that with this revision, the total amount of on-site soil movement has been reduced
from 420,000 cubic yards to 333,000 cubic yards (80,000 export +253,000 on-site),
therefore reducing the amount of potential grading impacts due to on-site soil movement
Section 2* The modification of Conditions of Approval No A-3 and C-1, regarding
clarification of what "prior to final tract grading" means will not result in a material change
to the project, since these changes will not alter the overall effectiveness of the Conditions
of Approval, and will act, instead, to clarify for the applicant the timing of the condition
Section 3. The modification of Condition of Approval No. J-10, removing reference
that "All grading shall be balanced on-site", will not cause any significant impacts to the
proposed project because the modification only clarifies the amount of grading export and
on-site movement of earth that has changed as a result of the Grading No. 1389 - Revision
"A"
Section 4• The proposed use is not contrary to the General Plan because the
General Plan designates the subject property for Residential 1-2 d u /acre uses and the
property will continue to be used for residential purposes, and no change in land use is
proposed In addition, the project is consistent with various General Plan policies.
Sec
lion 5 In requiring certain safeguards, the Planning Commission has
imposed revised Conditions of Approval contained in the attached Exhibit "A", which
have been deemed to be the minimum necessary to protect the health, safety, and
general welfare Said conditions will make possible development of the proposal in an
orderly and efficient manner and in conformity with the intent and purpose set forth in
the Development Code
Section 6 Any interested person aggrieved of this decision or by any portion
of this decision may appeal to the City Council. Pursuant to Section 17 56 070 of the
Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in
writing and with the appropriate appeal fee, no later than fifteen (15) days following
March 18, 1997, the date of the Planning Commission final action.
P.G. Resolution No 97-15
Page 2 of 3
Section 7- For the foregoing reasons and based on information and findings
contained in the Staff Reports, minutes, and records of the proceedings, the Planning
Commission hereby approved Conditional Use Permit No. 151 - Revision "B" and
Grading No 1389 - Revision "A", subject to Conditions of Approval contained in the
attached Exhibit "N', which are necessary to protect the public health, safety, and
welfare
PASSED, APPROVED, and ADOPTED this 18th day of March 1997 by the
following roll call vote.
AYES: Commissioners Albbrio, Cartwright, Clark, Ng, Vice Chairman Whiteneck,
and Chairman Vannorsdall.
NOES -
ABSTENTIONS
ABSENT. Commissioner Slayden.
Donald E Vannorsdall
Chairman
Carolynn Petrd
Director of Planning, Building,
and Code Enforcement, and,
Secretary to the Planning Commission
N \GR0UP\PLANN1NG\RES0S\PC\RECUP1 51131
P C Resolution No. 97- 15
Page 3 of 3
L71
MII 3y�i
CONDITIONS OF APPROVAL
r.
CONDITIONAL USE PERMIT NO. 151 - REVISION "B"
AND GRADING NO 1389 - REVISION "A"
(TENTATIVE TRACT MAP NO 46651)
A. DEVELOPER AGREEMENT
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. Finish tract grading means up to the final grading of
the pads for each lot in preparation for future development of the lot and
not the precise final grading for each custom residence 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. 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.
i
Prior to issuance of grading permits, a tract site plan shall be submitted to
the Director of Planning, Building and Code Enforcement 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 R-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 mayor 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 Planning, Building and
Code Enforcement shall report to the Planning Commission a
determination of significance.
If finish grading and construction of streets and utilities have not been
completed and offered for final inspection 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 56.480 of the City's
Development Code is filed with the Department of Planning, Building and
Code Enforcement and is granted by the Planning Commission
Otherwise, a new Conditional Use Permit must be approved prior to
further development Finish grading means up to the final grading of the
pads for each lot in preparation for future development of the lot and not
the precise final grading for each custom residence.
D NUMBER OF DWELLING UNITS
No more than sixty-three {63} dwelling units shall be permitted.
E CONSTRUCTION "PLAN"
1. Prior to issuance of grading permits, a construction plan shall be
submitted to the Director of Planning, Building and Code Enforcement 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
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 2 of 18
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 Saturday, 7 00 a.m to 5:00 p.m. No work on-site,
equipment or vehicles shall be permitted before or after the hours
indicated. No truck queuing or warming up of equipment or vehicles shall
occur before 7 00 a m , flagmen shall be used during all construction
activities as required by the Director of Public Works. After consultation
with the developer and residents in the surrounding neighborhoods, the
Director of Planning, Building and Code Enforcement may further limit the
hours of construction and grading, as necessary.
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 Planning, Building and Code Enforcement
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
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 Planning, Building and Code Enforcement 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 Planning, Building and
Code Enforcement 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
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 3 of 18
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 Planning,
Building and Code Enforcement.
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 BOND
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 Planning,
Building and Code Enforcement 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 shall be submitted and approved by the City Attorney and
the Director of Planning, Building and Code Enforcement prior to approval
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision 'B"
Page 4 of 18
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
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 Planning, Budding and Code
Enforcement
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 5 of 18
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
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
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
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 Planning,
Building and Code Enforcement.
I. TRAFFIC/CIRCULATION
2. All final traffic improvements shall be at the direction of the Director of
Public Works.
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 6 of 18
J. GRADING
Prior to recordation of the final map, a final grading plan shall be approved
by the Director of Public Works 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 sods 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 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.
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 Planning, Building and Code Enforcement 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.
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 7 of 18
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 The allowable amount of grading activity shall consist of 253,000 cubic
yards of cut and fill (80,000 cu. yds of export and 173,000 cu. yds. of on-
site soil movement) 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 Planning, Building and Code Enforcement 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 Director of Public Works 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 Director of Public Works.
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
Section 2904 (b)
16 An as -built geological report shall be submitted for structures founded on
bed rock An as -built sods 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
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 8 of 18
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 sods 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 Director of Public Works.
21. Unless otherwise provided in these conditions of approval or permitted by
the Director of Planning, Building and Code Enforcement, 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 within 90 days of grading 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 dust 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 lute mat to provide protection while the
ground cover is being established If appropriate, the Director of
Planning, Building and Code Enforcement may approve an alternative
material or method to control erosion
24. One upslope retaining wall not to exceed TO" 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. 96-89.
25. Prior to the issuance of grading permits, or prior to recordation of a Final
Tract Map, whichever occurs first, the developer shall submit an Storm
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 9 of 18
Water Pollution Prevention Plan. The Storm Water Pollution Plan shall be
reviewed and approved by the Planning Commission The Storm Water
Pollution Prevention Plan shall incorporate by detail or reference
appropriate post -construction Best Management Practices {BMPs} to:
a Implement, to the maximum extent practicable, requirements established
by appropriate governmental agencies under CEQA, Section 444 of the
Clean Water Act, local ordinances and other legal authorities intended to
minimize impacts from storm water runoff on the biological integrity of
natural drainage systems and water bodies;
b Maximize to the maximum extent practicable, the percentage of
permeable surfaces to allow more percolation of storm water into the
ground;
c. Minimize, to the maximum extent practicable, the amount of storm water
directed to impermeable areas,
d. Minimize, to the maximum extent practicable, parking lot pollution through
the use of appropriate BMPs, such as retention, infiltration and good
housekeeping
e. Establish reasonable limits on the clearing of vegetation from the project
site including, but not limited to, regulation of the length of time during
which soil may be exposed and, in certain sensitive cases, the prohibition
of bare soil, and,
Provide for appropriate permanent controls to reduce storm water
pollutant load produced by the development site to the maximum extent
practicable
Further, the Storm Water Pollution Prevention Plan shall contain
requirements to be adhered to during project construction These
practices should,
a Include erosion and sediment control practices,
b. Address multiple construction activity related pollutants,
c Focus on BMPs such as source minimization, education, good
housekeeping, good waste management, and good site planning,
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 10 of 18
d Target construction areas and activities with the potential to generate
significant pollutant loads;
e. Require retention on the site, to the maximum extent practicable, of
sediment, construction waste, and other pollutants from construction
activity;
Require, to the maximum extent practicable, management of excavated
soil on site to minimize the amount of sediment that escapes to streets,
drainage facilities, or adjoining properties;
g Require, to the maximum extent practicable, use of structural drainage
controls to minimize the escape of sediment and other pollutants from the
site,
h. Require, to the maximum extent practicable, containment of runoff from
equipment and vehicle washing at t construction sites, unless treated to
remove sediments and pollutants
OMMELWgul1 i1 1 ! 1• _. 1
Prior to issuance of grading permits, the developer shall submit a final
landscape and irrigation plan to the Director of Planning, Building and
Code Enforcement 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
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 11 of 18
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
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
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
L. TRACT FENCING PLANS
A complete project fencing plan (including public trails and proposed
fence and wall details) shall be approved by the Director of Planning,
Building and Code Enforcement 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 96-89, Exhibit "A",
Conditions of Approval for Tentative Tract Map 46651) located
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 12 of 18
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 Planning,
Building and Code Enforcement.
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
DEVELOPMENT OF INDIVIDUAL LOT
M GRADING FOR CONSTRUCTION OF INDIVIDUAL RESIDENCES
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
Planning, Building and Code Enforcement 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 Planning, Building and Code
Enforcement. 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
or greater slopes.
9 21111M• • s• • • • E s
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 Planning, Building and Code Enforcement for review and
approval Said plans shall include, but are not limited to, plot plan, section
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 13 of 18
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•
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 Planning, Building and Code Enforcement 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
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
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No. 151 - Revision "B"
Page 14 of 18
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 street side 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
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
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) feet shall be maintained between adjacent side
property lines, so that no two adjacent properties have the same sideyard
setback
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 sideyard 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.
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 15 of 18
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.
8 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.
9. On Lots 43-45, all buildings shall maintain a minimum rear setback of
forty-five (45) feet from the rear property line
T S f i ! _ ` 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 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
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 16 of 18
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
Building heights for all structures are limited as follows*
Lot 1
26 feet
Lots 2 - 12
16 feet upslope/26 feet downslope
Lots 13 - 28:
16 feet
Lots 29 - 39:
26 feet
Lots 40 - 52
16 feet
Lots 53 - 63.
26 feet
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.
Resolution No 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 17 of 18
2 All proposed solar installation shall be reviewed by the Director of
Planning, Building and Code Enforcement and for consistency with the
provisions of the Development Code
U LIGHTING
A typical residential unit lighting plan shall be submitted to the Director of
Planning, Building and Code Enforcement 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
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
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
N1GROUPIPIANNINGIRESOS\PCXRECUP151 B
Resolution No. 97-15, Exhibit "A"
Conditional Use Permit No 151 - Revision "B"
Page 18 of 18