PC RES 1999-005P.C. RESOLUTION NO. 99-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING CONDITIONAL USE PERMIT
NO. 151 - REVISION "F" TO AMEND THE CONDITION OF APPROVAL
NO. N4, REGARDING THE LIMITATION OF A 424NCH HIGH FENCE
WITHIN THE STREET SIDE SETBACK FOR INDIVIDUAL LOTS, FOR
A 62 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 Highndge 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.0 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.0 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.0 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 80,000 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.0 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 walUfence 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 October 13, 1998, the Planning Commission adopted P C Resolution No. 98-
35, approving Conditional Use Permit No. 151 - Revision "E" to change the timing of when landscape
plans for individual lots are to be submitted for review by the City, and
r
WHEREAS, on January 12, 1999, the applicants submitted an application for an amendment
to Condition of Approval No N-4 of P C Resolution No 98-35, in order to modify the condition to allow
up to a 5'-6" high fence within the street side setback of the residential lots However, Staff believed
that in order to provide consistency with the maximum height allowed by the Development Code, the
condition should allow for up to a 6 -foot high fence within the street side setback, 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 February 9, 1999, 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 Pen -nit No 151 - Revision "F", 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-4, regarding the maximum height of fences
within the street side setback for residential lots, 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 since the modified condition only has
to do with allowing fencing up to 6 -feet in height in the street side setback for the four comer lots within
the tract (lots 22, 23, 35 & 36)
Section 2 The modification of Condition of Approval No. N-4 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 four comer lots within the tract.
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 request is to
modify the condition to allow for up to a 6 -foot high fence within the street side setback of the residential
lots
Section 4 In requiring certain safeguards, the Planning Commission has imposed
Conditions of Approval, which have been deemed to be the minimum necessary to protect the health,
safety, and general welfare, however, the Planning Commission has modified Condition No. N-4 as
illustrated in the attached Exhibit "A", to allow for up to a 6 -foot high fence within the street side setback
P C. Resolution No 99-05
Page 2of3
A
for lots 22, 23, 35 & 36 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 revision does 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, 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 February 9, 1999, the date of the Planning Commission's 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 "F", 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 9th day of February 1999 by the following roll call
vote
AYES Alberio, Cartwright, Lyon, Paris, Slayden
NOES None
ABSTENTIONS None
ABSENT Clark, Vannorsdall
1
r
Jon S Ca right
Chairman
Joel as, AICP
ire or of PlanninCL),�
ing and
Co a Enforcementecretary
to the Planning Commission
resolution_pc
P C Resolution No 99-05
Page 3of3
1
■ � J
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 151 - REVISION '71
In Association with:
(TENTATIVE TRACT MAP NO 46651 & GRADING NO. 1389)
DEVELOPMENT OF TRACT
A DEVELOPER AGREEMENT
1. Within thirty (30) days of approval, the developer shall submit, in writing, a
statement that they have read, understand, and accept all of the conditions of
approval contained in this exhibit.
2. Approval of this Conditional Use Permit and Grading Permit is subject to the
approval of Tentative Tract Map No 46651 and certification of Environmental
Impact Report No. 32 by the City Council without substantial changes or
modifications hereto, including offers of dedication of land and easements, and
tract development improvements.
3. The developer shall participate in a proportionate share of any City Housing
Element program that is in place at the time that finish tract grading is certified.
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
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
WZTPRMM��
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 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.
C PERMIT EXPIRATION AND COMPLETION DEADLINE
1. 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.
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 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
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No. 151 - Revision 7"
Page 2 of 18
j a •
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
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.
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 3 of 18
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
1. Prior to recordation of the Final Map or commencement of work, a bond, or other
City approved security shall be posted to ensure the completion of all common
area improvements including landscaping, irrigation, public trails, detention
basin, drainage facilities, and other site features as per approved plans.
2 A minimum of forty-two (42) percent of the acreage of the project site shall
remain as a common open space
H. CC&R'S
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.
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 tots as contained in subsections
Resolution No. 99-05, Exhibit "A"
Conditional Use Permit No. 151 - Revision "F"
Page 4 of 18
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
j. Ownership and continual maintenance of the common open space areas
(except for any public trails) and all on-site drainage facilities shall be
vested in a Homeowner's Association, made up of owners of the residential
units A note to this effect shall be placed on the map.
k Dedicate to the City the right to prohibit construction of residential structures
within commonly owned lots, landscape easements, and slopes greater
than 3:1 gradient, except that additional common facilities may be permitted
subject to approval of a Conditional Use Permit from the City
Exterior residential lighting shall be limited to the standards of the
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 5 of 18
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
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 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 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 side yard transitional slopes, shall not
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 6 of 18
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 plan that requires the Director of
Planning, Budding 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
Resolution No. 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 7 of 18
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 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 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, Budding 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
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No. 151 - Revision "F"
Page 8 of 18
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,
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,
f. 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,
Resolution No. 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 9 of 18
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.
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.
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
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 10 of 18
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.
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
1. 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
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 11 of 18
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.
DEVELOPMENT OF INDIVIDUAL LOTS
T '`i #' # # #
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 ,The following pad elevation changes shall be permitted.
Lot #
Previous Pad Elevation
Approved Pad Elevation
Difference in Pad Elevation
30
1067 4'
1065 7'
-17'
31
1072 5'
1070.8'
-1.7'
32
1075 5'
1074 4'
-1.1'
62
1066.9'
1066 1'
-0 8'
36
1087 0'
10888'
+18'
37
1088 5'
1090 2'
+1.7'
53
1089.5'
1091 3'
+1 8'
54
1088 5'
1089.9'
+1.4'
2. No construction and/or grading on individual lots shall be permitted on 3*1 or
greater slopes.
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 12 of 18
Y
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
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 pian 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
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
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 13 of 18
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
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 a minimum of 80% light and air to pass through, to a maximum height of 6 -
feet shall be permitted within the street side setback of lots 22, 23, 35, & 36 only
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.
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 14 of 18
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 street side 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,
Resolution No 99-05, Exhibit "A"
Conditional Use Permit No 151 - Revision "F"
Page 15 of 18
•
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
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
Resolution No. 99-05, Exhibit "A"
Conditional Use Permit No. 151 - Revision "F"
Page 16 of 18
c ^
110
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.
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
1. 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
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.
Resolution No. 99- 05 Exhibit "A"
Conditional Use Permit No. 151 - Revision "F"
Page 17 of 18
41)
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
M:\USERS\EDUARDOS\WPWIN60\CUP151\CUP151 F.COA
Resolution No. 99- 05 Exhibit "A"
Conditional Use Permit No. 151 - Revision "F"
Page 18 of 18