PC RES 1998-035P.C. RESOLUTION NO. 98-35
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE
PERMIT NO. 151 - REVISION "E" (IN ASSOCIATION WITH
APPROVED GRADING PERMIT NO. 1389 - REVISION "B") TO
ALLOW A CHANGE IN THE TIMING OF CONDITION OF
APPROVAL NO. N-2, REGARDING TIMING OF LANDSCAPE
PLAN SUBMITTAL FOR INDIVIDUAL LOTS, 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
approval of 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, on March 18, 1997, the Planning Commission adopted P C Resolution No.
97-15, approving Conditional Use Permit No. 151 - Revision "B", Grading No 1389 - Revision
"A", adopted P C Resolution No. 97-14, recommending City Council approval of Tentative Tract
Map No. 46651 - Amendment No 2, and adopted P C Resolution No 97-13, recommending
City Council approval of Addendum No. 2 to EIR No 32, all to accommodate minor changes to
the conditions of approval and to address a change in grading activity that would create 84,400
cubic yards of soil export, and,
WHEREAS, on April 15, 1997, the City Council adopted Resolution No. 97-38, approving
Addendum No. 2 to EIR No 32, and adopted Resolution No. 97-37, approving Tentative Tract
Map No. 46651 - Amendment No. 2, and,
WHEREAS, on October 28, 1997, the Planning Commission adopted P C Resolution No
97-61 in order to accommodate minor changes to two conditions of approval regarding building
facade articulation and roof orientation; and,
WHEREAS, on May 12, 1998, the Planning Commission adopted P C Resolution No 98-
14, approving Conditional Use Permit No 151 - Revision "D" and Grading Permit No. 1389 -
Revision "B" seeking approval to change the pad elevations on 8 of the 63 residential lots, and
to change the allowable wall/fence height for the rear of lots 43-45 and northerly side of lot 18
from six (6) feet high to nine (9) feet high, and,
WHEREAS, on August 18, 1998, the applicant had submitted applications for an
amendment to Condition of Approval No N-2 of P C Resolution No 98-14, in order to change
the timing of when landscape plans for individual lots are to be submitted for review by the City;
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(f) (Hazardous Waste and Substances
Statement), Staff found no evidence that Conditional Use Permit No 151 -Revision "E" would
have a significant effect on the environment because the proposed revision is within the scope
of the project analyzed in Final EIR No 32, no additional impact will result from the proposed
revisions, and the environmental impacts of the overall project have been previous addressed
by the mitigation measures adopted pursuant to Final Environmental Impact Report No 32, and
the proposed revisions are consistent with these mitigation measures, and,
WHEREAS, on October 13, 1998, 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 "E", 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 change to Condition No N-2, regarding when landscape plans
shall be submitted to the City for review, for Conditional Use Permit No 151, will not create any
significant impacts to the surrounding environment because it has been found that the changes
will not affect or cause any significant impacts to surrounding properties or Crest Road since the
condition change only has to do with the timing of landscape plan submittal
Section 2: The modification of Condition of Approval No N-2 will not result in a material
change to the project, since the change will not alter the overall effectiveness of the Conditions
of Approval, and will only cause minor changes to the timing of the submittal of landscape plans
to the City
Section 3 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 a change to timing of the submittal of landscape plans only, and will still
be consistent with various General Plan policies, including preservation of views from public
right-of-way
P C Resolution No 98-35
Page 2 of 3
Section 4: 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 5 The proposed revisions do not substantially change the project, and the
project remains within the scope of the required findings made in conjunction with the original
approval of Conditional Use Permit No 151 and Grading Permit No. 1389, which findings are
incorporated here by reference
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 October 13, 1998, the date of
the Planning Commission final action.
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
approves Conditional Use Permit No 151 - Revision "E" (in association with approved Grading
Permit No 1389 - Revision "B"), subject to Conditions of Approval contained in the attached
Exhibit "A", which are necessary to protect the public health, safety, and welfare
PASSED, APPROVED, and ADOPTED this 13th day of October 1998 by the following
roll call vote.
AYES-
NOES-
ABSTENTIONS-
ABSENT
YES-
NOES'ABSTENTIONS'ABSENT
Commissioners Alberio, Lyon, Slayden, and Vice Chairman Cartwright
Commissioner Paris and Chairman Clark
Commissioner Vannorsdall
R�)
4de
ojas, AIC
or of Plann' ,Building and
Enforcement, and, Secretary
to the Planning Commission
N \GROUP\PLANNINGIRESOSPCRECUP151 E
RO tPow,
Lawrence E Clark
Chairman
P C. Resolution No 98-35
Page 3 of 3
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 151 - REVISION "E"
GRADING NO. 1389 - REVISION "B"
In Association with
(TENTATIVE TRACT MAP NO 46651)
DEVELOPMENT OF TRACT
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
B PROJECT DESIGN REVIEW
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 major revision to the conditional
use permit be filed The scope of the review shall be limited to the request for
modification and any Mems 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
C. PERMIT EXPIRATION AND COMPLETION DEADLINE
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 56 080 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
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 and improvements, location
of construction trailer, construction signs, and equipment storage area and
location and type of temporary utilities
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 2 of 18
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.
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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 3 of 18
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 BONDS
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
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 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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 4 of 18
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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, Building and Code Enforcement
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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 5 of 18
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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
TRAFFIC/CIRCULATION
2. All final traffic improvements shall be at the direction of the Director of Public
Works
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 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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 6 of 18
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
8. 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
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 pian 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.
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 7 of 18
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 sods 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 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 sods
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)
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 8 of 18
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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 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 Planning, Building and Code
Enforcement may approve an alternative material or method to control erosion
24 One upslope retaining wall not to exceed 4'-0" 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 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 404 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,
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 9 of 18
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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,
(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,
(f. 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
K LANDSCAPING FOR ALL COMMON AREAS
Prior to issuance of grading permits, the developer shall submit a final
landscape and irrigation plan to the Director of Planning, Building and Code
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
0
0
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
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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 11 of 18
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 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 of lots 13-
17 shall not exceed six (6) feet at any point, along the rear of lots 43-45
shall not exceed nine (9) feet at any point, and along the northerly side of
lot 18 shall not exceed nine (9) feet at any point Further, the wall/fence as
described above for lots 43-45 and 18, shall be composed of a maximum
five (5) foot high wrought iron fence atop a maximum four (4) foot high
retaining wall
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.
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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 12 of 18
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 The following pad elevation changes shall be
permitted
Lot #
Previous Pad Elevation
Approved Pad Elevation
Difference in Pad Elevation
30
1067.4'
1065 7'
-1 7'
31
1072.5'
1070 8'
-1 7'
32
1075 5'
1074 4'
-1 1'
62
1066 9'
10661'
-0 8'
36
1087.0'
1088 8'
+1 8'
37
1088.5'
1090 2'
+1 7'
53
1089 5'
1091.3'
+1 8'
=54
1088 5'
10899,
+1.4'
2 No construction and/or grading on individual lots shall be permitted on 3 1 or
greater slopes.
N DEVELOPMENT PLANS FOR CONSTRUCTION OFF INDIVIDUAL
RESIDENCES
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 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 6 months after building permit final, or if close of escrow occurs on the
individual lot within the period of 6 months after building permit final, then the
landscape plan shall be submitted prior to 6 months after close of escrow
whichever is longest In regards to the timing of landscape plan submittal as
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 13 of 18
noted in the preceding sentence, the developer shall be responsible for the
submittal of landscape plans prior to close of escrow, whereas the new property
owner shall be responsible for submitting landscape plans after close of escrow.
Further, it shall be the responsibility of each Owner to landscape, irrigate and
maintain the font and rear yard areas of their Lot in a clean and attractive
condition The front yard landscaping shall be installed by each Owner within
120 days of such Owner's initial occupancy of the dwelling located on the Lot
The rear yard landscaping shall be installed within 180 days of such Owner's
initial occupation of the dwelling located on the Lot
The developer shall be responsible for keeping the City up to date on the status
of each individual lot landscape plan This shall take the form of a table that lists
all of the lots, their date of building permit issuance, date of close of escrow, and
the maximum deadline to submit landscape plan based upon building permit or
close of escrow. The developer shall be responsible for submitting an updated
table each time a building final is issued and at close of escrow
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.
All high water use areas shall be irrigated separately from drought tolerant
areas
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 14 of 18
0
g Irrigation systems shall be on automatic timers and shall be adjusted for
seasonal water needs
h. All landscaping on corner lots shall conform to the standards for
Intersection Visibility (Section 17 42.060) as identified in the Development
Code
3 All private yard fencing placement shall conform with Section 17 42 of the
Development Code
4 Except as permitted in Condition L1 C, 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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 15 of 18
Average setback =(Setback 1 X Length of Structure 1 + Setback 2 X Length of
Structure 2 + )/Total Length of Structure
4 Except for Lots 13 and 45, all structures on an individual lot shall maintain a
minimum streetside setback of 15 feet.
5 On Lots 13 and 45, all structures shall maintain a minimum streetside setback of
forty (40) feet.
6 Except for Lots 1, 13-17, and 43-45, all buildings on an individual lot shall
maintain a minimum rear setback of twenty (20) feet.
7 On Lot 1, all buildings shall maintain a minimum rear setback of 5 feet from the
retaining wall as shown parallel to the northern property line on Tentative Tract
Map No 46651 and dated September 24, 1991
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
Q MINIMUM OPEN SPACE REQUIREMENTS OF INDIVIDUAL RESIDENCES
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.
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 16 of 18
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 A minimum 30% of the second story width
shall be setback a minimum of 6' from the first story facade The 6' setback shall
be composed of a sloping roof A maximum 70% of the second story width shall
be permitted to be constructed entirely above the first story facade as long as
there is a minimum 6' wide balcony attached to this portion of the second story
facade"
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 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
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 - 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
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 17 of 18
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 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
NIGROUPtPIRNNING\RESQSIPC\REGUP151 E1
Resolution No 98-35, Exhibit "A"
Conditional Use Permit No 151 - Revision "E"
Page 18 of 18