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PC RES 2016-010P.C. RESOLUTION NO. 2016-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES CONDITIONALLY APPROVING VESTING PARCEL MAP NO. 73817 AND GRADING PERMIT TO ALLOW THE SUBDIVISION OF AN EXISTING VACANT LOT AT 30389 PALOS VERDES DRIVE EAST (PVDE) INTO TWO SEPARATE LOTS AND TO ALLOW THE DEVELOPMENT OF ONE SINGLE-FAMILY DWELLING UNIT ON EACH LOT. PARCEL NO. 1 WILL BE 21,682.72FT2 IN AREA AND IMPROVED WITH A 5,390FT2 TWO-STORY RESIDENCE WITH 1,719 CUBIC YARDS OF RELATED GRADING. PARCEL NO. 2 WILL BE 21,925FT2 IN AREA AND IMPROVED WITH A 7,616FT2 THREE- STORY RESIDENCE WITH 1,817YD3 OF RELATED GRADING (CASE NOS. S U B2015-00001, ZO N 2015-00187 & ZO N 2016-00314). WHEREAS, on April 10, 2015, applications were submitted for Vesting Tentative Parcel Map No. 73817 and a Grading Permit for 30389 Palos Verdes Drive East; and, WHEREAS, based on a preliminary review, the application was deemed incomplete on May 8, 2015. After subsequent submittals and reviews of additional information by Staff and the City Engineer, Staff deemed the project complete on June 2, 2016; and, WHEREAS, on June 30, 2016, notice of the Initial Study and draft Mitigated Negative Declaration and Grading Permit was sent to all property owners within 500' of the subject site and appropriate public agencies for a minimum comment period of 20 -days, commencing on June 30, 2016, and concluding on July 20, 2016. Additionally, the notice was published on the same day in the Peninsula News; 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), the Planning Commission of the City of Rancho Palos Verdes adopted P.C. Resolution No. 2016-09 certifying the project's Mitigated Negative Declaration by finding that the City prepared an Initial Study and determined that there is no substantial evidence that the approval of Tentative Parcel Map No. 73817 and Grading Permit would result in a significant adverse effect on the environment with the implementation of the appropriate mitigation measures as cited in the Mitigation Monitoring Program, and that the Mitigated Negative Declaration was prepared and notice thereof was given in the manner required by law; and, WHEREAS, after notices were issued pursuant to the requirements of the Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on July 26, 2016, 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 project involves Vesting Tentative Parcel Map No. 73817 and a Grading Permit to approve the subdivision of an existing vacant lot into two separate lots for the Resolution No. 2016-10 Page 1 of 17 development of two single-family residences. More specifically, the applicant proposes to subdivide an existing 43,610ft2 lot into two separate Tots. Lot 1 is proposed to be 21,682.72ft2 in size with a residence of 5,390ft2, and 1,719yd3 of associated grading. Lot 2 is proposed to be 21,925.86ft2 in size with a residence of 7,616ft2, and 1,817yd3 of associated grading. Section 2: Tentative Parcel Map No. 73817 complies with the requirements set forth in the State's Subdivision Map Act, the Development Code and other applicable sections of the City's Municipal Code, because the Planning Commission finds that: A. The proposed map is consistent with the City's General Plan. More specifically, the subject parcel is located within the General Plan land use designation of "Less than one dwelling unit per acre" (<_1 d.u./acre). All new residential lots within the 51 d.u./acre density range must maintain a minimum lot size of 20,000ft2, which is also the minimum lot size required for properties in the RS -2 zoning district. Additionally, Lots 1 and 2 will be 21,682.72ft2 and 21,925.86ft2 in size, respectively, which is consistent with the 51 d.u./acre General Plan land use designation. B. The design or improvement of the proposed subdivision is consistent with the General Plan designation of "Less than one dwelling unit per acre" (<_1 d.u./acre). More specifically, the General Plan requires new lots to comply with the lot dimensions listed in the Development Code under the appropriate zoning district. The subject parcel is located within the RS -2 zone district. Based on the existing zoning, the proposal complies with the requirements set forth in the Development Code. Specifically, code requires that new lots within the RS -2 zone district are at least 20,000ft2 in size, and have a minimum lot width 90' and a minimum lot depth of 120'. Lot 1 is proposed to be 21,682.72ft2 with a width of 175.08 and a depth of 125.56 and Lot 2 is proposed to be 21,925.86 ft2 with a width of 170.08 and a depth of 130.45, thus meeting the minimum lot dimension requirements. Additionally, both Lots 1 and 2 will have ingress and egress from PVDE, with an easement over the driveway on Lot 1 to allow ingress and egress, fire access and utilities for Lot 2. C. The site is physically suitable for the proposed type and density of the development. More specifically, the proposal complies with the requirements set forth in the Development Code as stated above. Additionally, each of the proposed lots will have a contiguous lot area that exceeds 6,600ft2, which is the minimum required for a RS -2 zoning district. Pursuant to Section 16.04.040.D of the Rancho Palos Verdes Development Code (RPVDC), the contiguous lot area is the gross lot area less slopes steeper than thirty-five (35) percent and the required setback areas. Based on the applicant's plans (attached), the size of the contiguous lot area on each of the vacant lots will be large enough to accommodate a single-family residence that complies with the standards set forth in the Development Code for a RS -2 zoning district, as it pertains to structure size, lot coverage and setbacks. Further, access will be provided from PVDE and utilities are available for connection from existing lines in the public street right-of- way. Additionally, the City Engineer has conceptually approved the location of septic systems for each of the two proposed lots and other required utilities are available for connection from existing lines within the public right-of-way on Palos Verdes Drive East. Additionally, access will be provided from Palos Verdes Drive East, with an easement over Lot 1 for the benefit of Lot 2. D. The design of the subdivision for the proposed improvements will not cause substantial Resolution No. 2016-10 Page 2 of 17 environmental damage or substantially and avoidably injure fish or wildlife or their habitat. More specifically, in regards to significant impacts to the environment, the Mitigated Negative Declaration certified by the Planning Commission under P.C. Resolution No. 2016-09, the Commission determined that the proposed project will not significantly impact the natural environment as it relates to aesthetics, agriculture/forestry resources, air quality, biological resources, cultural resources, geology/soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use/planning, mineral resources, noise, population/housing, public services, recreation, transportation/traffic, utilities and service systems and mandatory findings of significance in the CEQA guidelines. However, the proposed development on the parcels may potentially impact aesthetics, air quality, cultural resources, geology/soils, hydrology and water quality, noise, public services, and transportation/traffic in the community unless mitigation measures are adopted. Thus, a Mitigated Negative Declaration with appropriate mitigation measures was certified and adopted by the Planning Commission thereby finding that these potential impacts will be reduced to a less than significant level. Additionally, according to the General Plan's Biotic Species Map, the subject property is not located within an area designated as a blue line stream or an area that contains major wildlife. Further, according to the City's Natural Communities Conservation Plan (NCCP), no Coastal Sage Scrub habitat or sensitive species have been identified on the subject property and/or any nearby properties. E. The design of the subdivision or type of improvements will not cause serious public health problems. More specifically, the proposed project consists of a split of an existing residential lot that will not cause serious public health problems. Furthermore, the proposed development of the vacant parcel will have to be constructed in conformance with the City's Development Code standards and require approval by the Building & Safety Division to ensure compliance with the California Building Code. Additionally, the City's Geotechnical Consultant has reviewed and conditionally approved the geotechnical reports that were prepared for the proposed parcel map. Furthermore, prior to grading and building permits being issued by the Building & Safety Division, the geotechnical reports will need to be approved by the City's Geotechnical Consultant. In addition to the requirements mentioned above, the applicant will be required to improve the vacant lot to sustain residential development, which will not be detrimental to the public health and safety. As for drainage, Section 16.20.050 of the Development Code requires that the applicant mitigate any potential impacts caused by drainage flow from the subject property to any adjacent properties. Staff has incorporated conditions that require the applicant to address all drainage flow concerns prior to issuance of building permits for the proposed development. Further, the placement of the proposed ingress/egress was approved by the City's contracted Engineer consultant for access to the lots. With regards to utilities, the existing parcel is directly adjacent to a street (PVDE) that will permit connection to existing public water lines, etc., that currently serve the existing surrounding residential development. With regards to wastewater, each of the new lots is proposed to have an onsite septic system, the location and design of which will be reviewed by the Building & Safety Division. F. The design of the subdivision or the type of improvements will not be in conflict with the easements, acquired by the public at large, for access through or use of, property within the proposed subdivision since there are no existing or proposed public easements on the subject lot. Resolution No. 2016-10 Page 3 of 17 Section 3: Approval of a Major Grading Permit to allow a total of 3,536 cubic yards of grading to accommodate the construction of two residences of each of the proposed lots at 30389 Palos Verdes Drive East is warranted because the Planning Commission finds that: A. The grading does not exceed that which is necessary for the permitted primary use of the lot. The primary use of the existing subject lot is residential as identified in the City's General Plan and Zoning map. The applicant is requesting to subdivide the existing vacant lot to accommodate the future development of each lot. The requested Grading Permit is to allow a total of 3,536yd3 of earth movement consisting of 1,719yd3 of grading for Lot 1 and 1,817yd3 of grading for Lot 2. Specifically, for Lot 1, 589yd3 of cut and 11yd3 of fill (599yd3 total) is proposed under the building, while 759yd3 of cut and 360yd3 of fill (1,119yd3 total) is proposed for the driveway and patio areas. The remaining 977yd3 of cut will be exported off site. For Lot 2, 581 yd3 of cut and 54yd3 of fill (635yd3 total) is proposed under the building, while 689yd3 of cut and 493yd3 of fill (1,182yd3 total) is proposed for the driveway and patio areas. The remaining 723yd3 of cut for Lot 2 will be exported off site. A total of 1,700yd3 will be exported off site for both Lots 1 and 2. Additionally, the maximum height of cut on both proposed properties is 11.22', while the maximum height of fill is 5.18'. Because the subject lot is an upsloping lot with an average slope of 22.6%, a combination of cut and fill with some associated retaining walls allow the structures to be notched into the slope. Furthermore, the amounts of grading proposed for the driveway is necessary to construct an access driveway which meets Fire Department specifications (width, slope, etc.) while minimizing the need for taller retaining walls along the driveway. Given the above discussion, the proposed grading is consistent with the primary residential use permitted for the subject lots and the grading quantities are necessary to integrate the development into the existing slopes to minimize impacts to surrounding properties while meeting Code and Fire Department regulations. B. The proposed grading and/or related construction does not significantly adversely affect the visual relationships with, nor the views from the viewing area of neighboring properties. The requested grading for the proposed subdivision is to accommodate two new residences within the City's permitted height requirements of 16'/30' for an upslope lot. The ridgeline of the structure on Lot 1 will be 16' above the highest existing grade adjacent to the structure, and 29' as measured from lowest finished grade adjacent to the structure. The ridgeline of the structure on Lot 2 will be 15.66' above the highest existing grade adjacent to the structure, and 30' as measured from lowest finished grade adjacent to the structure. The requested grading is to notch the proposed residences into the slope to minimize its visual appearance. As a result, although improvements will be visible from the street level (PVDE), by notching the structure into the slope, the grading will minimize the visual impact of the structures from the neighboring properties. Additionally, the RPVDC states that on sloping lots, structures may have building envelope of up to 16' on the upper side and 30' on the lower side, by right. As stated above, this view finding does not apply when grading is utilized to lower the finished grade under the building footprint, as proposed in the applicant's grading design. C. The nature of the grading minimizes disturbance to the natural contours and finished contours are reasonably natural. More specifically, although the proposed grading is not limited to the footprint of the structure, a front yard/pool area, and driveway, the additional grading beyond this areas is intended to prepare the site for construction of Resolution No. 2016-10 Page 4 of 17 the residential structures as well as the ingress/egress/fire access driveways, while minimizing the need for additional and/or taller retaining walls. D. The grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing so as to blend any man-made or manufactured slope into the natural topography. More specifically, the proposed grading is designed to minimize the disturbance of natural and finished contours by limiting the earth movement to the areas of the lot that will accommodate notching the proposed residences into the slope to mimic the existing contours of the site. As designed, the grading extends beyond the footprint of the structures on both lots to support improvements ancillary to the proposed residences, as well as the driveway. Additionally, the proposed re-contoured slopes on both lots generally follow the existing contours of the property and result in finished contours that appear reasonably natural, sloping up from the front of the properties to the driveway and structures. Thus, the Planning Commission believes that the amount of grading beyond that required to accommodate the proposed residence has been minimized. E. For new single-family residences, the grading and/or related construction is compatible with the immediate neighborhood character. The proposed structures are compatible with the immediate neighborhood character. More specifically, the proposed structure sizes will not be out of scale because the proposed structures on Lots 1 and 2 are within the range of structure sizes for the neighborhood. As for the number of stories, although the proposed residence on Lot 2 is proposed to be three stories, the majority of the lower level will be completely below ground, with only north-east corner of this level (garage) exposed to the adjacent grade (driveway), thereby minimizing the visual impact of this additional story. Additionally, the closest point of the proposed structure on Lot 1 will be located approximately 64' away from the front property line, and the closest point of the structure on Lot 2 will be located approximately 166' from the front property line. Furthermore, various design features and articulations are used to minimize the apparent bulk/mass of the new structure. Lastly, the proposed facade treatments, architectural style, structure height, roof design, setbacks, building materials and bulk/mass of the new residence is similar to and thus compatible with the existing neighborhood character. F. In new residential tracts, the grading includes provisions for the preservation and introduction of plant materials so as to protect slopes from soil erosion and slippage and minimize the visual effects of grading and construction on hillside areas. However, the proposed grading does not involve a new residential tract and therefore this criterion does not apply. G. The grading utilizes street designs and improvements which serve to minimize grading alternatives and harmonize with the natural contours and character of the hillside. However, the proposed project does not involve modifications to streets or other public infrastructure. Therefore, this criterion is not applicable to the proposed project. H. The grading would not cause excessive and unnecessary disturbance of the natural landscape or wildlife habitat through removal of vegetation because the proposed grading area does not contain natural landscape or wildlife habitat. Resolution No. 2016-10 Page 5 of 17 I. The grading conforms to grading standards related to maximum finished slopes, driveways and no grading on slopes over 35% steepness. J. The existing topographical conditions make the proposed grading and depth of cut reasonable and necessary to develop the subject lot. The grading does not conform to standards detailed under 17.76.040(E)(9)(c) for creating a cut not exceeding 5' depth. However, the Planning Commission may make a finding that unusual topography, soil conditions, previous grading or other circumstances make such grading reasonable and necessary. Because the subject lot is an upsloping lot with an average slope of 22.6%, a combination of cut and fill with some associated retaining walls will allow the structures to be located on the property. Cuts up to 11.5' are proposed in order to notch the proposed residential developments into the existing slope in order to minimize its visual appearance. As a result, although improvements will be visible from the street level (PVDE), by notching the structure into the slope, the grading will minimize the visual impact of the structures from the neighboring properties. Additionally, fill up to 5.18' is also proposed to create a level driveway to serve both lots that meets the Fire Department and RPVDC requirements. Specifically, RPVDC Section 17.76.040. E.9.f. i requires that driveways do not exceed twenty percent slope except for one length up to 10 linear feet which may have a slope up to 22%. As such, the Planning Commission believes that the existing topographical conditions make the proposed grading and depth of cut reasonable and necessary to develop the subject lot in accordance with the Fire Department and RPVDC standards. K. There is no proposed grading on slopes over 50% steepness. L. The proposed driveway does not exceed 20% slope and slopes of only up to 33% are proposed adjacent to the driveway. i. Driveways which exceed twenty percent slope shall not be permitted except that one length, not at the point of access, of not more than ten linear feet may have a slope of up to twenty-two percent; ii. Slopes not greater than sixty-seven percent may be permitted adjacent to driveways; M. Because both Lots 1 and 2 are sloping Tots that ascend from the street of access, allowing two small retaining walls up to 3' high along the driveway on Lot 1, and two small downslope retaining walls up to 2.5' high, as well as small retaining walls up to 3.0' along the driveway on Lot 2, will help to minimize the amount of grading that is required, thus ensuring the maximum preservation of natural scenic character of the area. If the project did not include these several smaller retaining walls, additional grading would likely be needed for the construction of a single taller wall on each lot, resulting in potential adverse visual impacts from PVDE and additional disturbance to the site. Also, if the 9' retaining wall at the rear of Lot 2 was not included in the proposed project, additional grading would have likely been required over the remaining portions of the slope to adequately blend the proposed building pad for Lot 2 into the existing slope. Further, granting approval to allow several smaller retaining walls on Lots 1 and 2 would not constitute granting of special privileges inconsistent with the limitations upon other neighboring properties because many of the lots in the immediate neighborhood are steeply sloped either up or down from the street, and have been developed with residences and a similar types and numbers of retaining walls, often larger in height. Resolution No. 2016-10 Page 6 of 17 Finally, staff is directed to send a notice of decision to the applicant and all owners of property adjacent to the applicant property. Therefore, the findings of Development Code Section 17.76.040 (E) can be met. Section 4: The proposed balconies do not result in an unreasonable infringement of the privacy of the occupants of abutting residences because each proposed balcony will have essentially the same view as the proposed "by -right" second and third -story windows on Lots 1 and 2. The second and third -story windows are located within the "by -right" height envelope of 16730' and therefore privacy impacts are not assessed as part of this project. Section 5: The time within which the judicial review of the decision reflected in this Resolution, if available, must be sought, is governed by Section 1094.6 of the California Code of Civil Procedure and other applicable short periods of limitation. Section 6: Any interested person aggrieved by this decision or any portion of this decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, August 10, 2016. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed timely, the Planning Commission's decision will be final at 5:30 PM on August 10, 2016. Section 7: For the foregoing reasons and based on the information and findings included in the Staff Report, the Planning Commission hereby conditionally approves Vesting Tentative Parcel Map No. 73817 and a Grading Permit, to allow the division of the existing 43,610ft2 lot into two separate Tots and a Grading Permit for the development of two new single- family residences, with Lot 1 being 21,682.72't2 in size with a residence of 5,390ft2, and 1,719yd3 of associated grading and Lot 2 being 21,925.86ft2 in size with a residence of 7,616ft2, and 1,817yd3 of associated grading, in compliance with the Conditions of Approval as shown in attached Exhibit "A." PASSED, APPROVED AND ADOPTED this 26th day of July 2016, by the following vote: AYES: Commissioners Emenhiser, James, NOES: None ABSTENTIONS: None RECUSALS: None ABSENT: Commissioner Bradley and Chairman Tomblin Ara Mih Community Development Director; and, Secretary of the Planning Commission Leon, Nelson, and Vice Chairman Cruikshank John uikshank Vice airman Resolution No. 2016-10 Page 7 of 17 Exhibit "A" Conditions of Approval Vesting Tentative Parcel Map 73817, Grading Permit Case Nos. S U B2015-00001, ZO N 2015-00187 & ZO N 2016-00314 30389 Palos Verdes Drive East General 1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void. 2. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 3. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, substantial changes to the project shall require approval of a revision by the final body that approved the original project, which may require new and separate environmental review. 4. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 5. The proposed project shall comply with the Planning Commission -adopted Mitigation Measures associated with the certified and adopted Mitigated Negative Declaration for the Vesting Tentative Parcel Map. 6. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code or administrative citations as described in Section 1.16 of the City's Municipal Code. 7. In the event that any of these conditions conflict with the adopted Mitigation Measures stated in the certified Mitigated Negative Declaration, or recommendations and/or requirements of another permitting agency or City Department, the stricter standard shall apply. 8. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 9. This approval of the Vesting Tentative Parcel Map and Grading Permit expires 24 Resolution No. 2016-10 Page 8 of 17 months from the date of approval of the parcel map by the Planning Commission, unless extended per Section 66452.6 of the Subdivision Map Act and Section 16.12.040 of the Development Code. Any request for extension shall be submitted to the Planning Commission in writing and with the appropriate fee prior to the expiration of the map. 10. The applicant shall be required to pay for the cost of services to be provided on behalf of the City by any outside consultants that have been retained by the City to render services specifically in connection with this project, in the form of a trust deposit account, prior to commencement of such services (e.g. City Engineer, City Attorney, geotechnical consultants, biologist, etc.). The applicant shall adequately fund said trust deposit accounts prior to the commencement of services, in amounts reasonably requested by the City. In addition, the trust deposits shall be replenished within two weeks of receipt of notice from the City that additional funds are needed. 11. All costs associated with plan check reviews and site inspections for the Department of Public Works shall be incurred by the applicant through the establishment of a trust deposit with the Director of Public Works at the time of plan check submittal or site inspection request. 12. The silhouette frames shall be removed within seven (7) days of a Planning Commission approval. 13. The construction site and adjacent public and private properties and streets shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but not be limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. 14. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. 15. During the construction of the proposed project, the applicant shall ensure that all onsite vehicles, equipment and materials are temporarily screened by fencing pursuant to the City's requirements as described in Section 17.56.050(C) of the Development Code. 16. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:OOAM to 5:OOPM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code. 17. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of Resolution No. 2016-10 Page 9 of 17 construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 18. The project shall utilize construction equipment equipped with standard noise insulating features during construction to reduce source noise levels. 19. All project construction equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts is generated during construction. Approval of Vesting Tentative Parcel Map No. 73817 20. The approval of this Vesting Tentative Parcel Map allows the existing 43,610 square foot vacant lot to be subdivided into two separate lots for the development of two single- family residences. The two approved lots shall comply with the minimum lot dimensions required by the Development Code for the RS -2 Zoning District. Lot 1 shall contain a lot area of 21,682.72ft2 and measure 175.08' in width and 125.56' in depth; while Lot 2 shall contain a lot area of 21,925.86ft2 and measure 170.08' in width and 130.45' in depth. 21. Easements shall not be granted within easements dedicated or offered for dedication to the City until after the final map is filed and recorded with the County Recorder. No easements shall be accepted after recording of the final map that in any way conflict with a prior easement dedicated to the City, or any public utility. All existing easements shall remain in full force and effect unless expressly released by the holder of the easement. 22. The proposed parcel map shall adhere to all the applicable dedications and improvements required per Chapter 16.20 of the Development Code. 23. In accordance with the provisions of Fish and Wildlife Code §711.4 and Title 14, California Code of Regulations, §753.5, the applicant shall submit a check payable to the County of Los Angeles in the amount of $2,210.25 for the Fish and Wildlife Environmental Filing Fee. This check shall be submitted to the City within five (5) business days of Planning Commission approval of this project. If required, the applicant shall also pay any fine imposed by the Department of Fish and Wildlife. Prior to the Submittal of Final Parcel Map 73817 24. According to Section 16.20.130 of the Development Code and the Subdivision Map Act, at the time of making the survey for the final parcel map, the engineer or surveyor shall set sufficient durable monuments to conform to the standards of the Subdivision Map Act. Prior to recording the final map, the exterior boundary of land being subdivided shall be adequately monumented with no less than a two (2) inch iron pipe, at least eighteen (18) inches long, set in dirt and filled with concrete at each boundary corner. The parcel lot corners shall be monumented with no less than one-half inch iron pipe for the interior monuments. Spikes and washers may be set in asphalt pavement and lead and tacks may be set in concrete pavement or improvements in lieu of pipes. All monuments shall be permanently marked or tagged with the registration or license number of the engineer Resolution No. 2016-10 Page 10 of 17 or surveyor under whose supervision the survey was made. 25. A note shall be placed on the final map stating that a geology and/or soils report has been prepared in conjunction with the subdivision. 26. All existing and proposed easements, including the proposed driveway easement and any utility easements over Lot 1, shall be clearly illustrated and described on the final parcel map. 27. All proposed easement documents, including the driveway easement and any utility easements over Lot 1, shall be submitted to the City Engineer for review and approval prior to approval of the final map. 28. Prior to submitting the final map to the City Engineer for examination, the applicant shall obtain clearance from all affected departments and divisions, including a clearance from the City Engineer for the following items: mathematical accuracy, survey analysis, correctness of certificates and signatures. 29. Development shall comply with all requirements of the various municipal utilities and agencies that provide public services to the property prior to approval of the final map. 30. The final parcel map shall indicate the relocation of the pool/spa/patio area on Lot 2, out of the 5' easement of George R. and Patricia Anne Hillsinger for storm drain, water line and gas line. The revised location of the pool/spa/patio area shall match the architectural plans approved by the Planning Commission on July 26, 2016. Prior to the Recordation of Final Parcel Map 73817 31. Prior to approval of the Final Parcel Map, the applicant shall dedicate land, pay a fee in lieu thereof, or a combination of both, at the option of the City, for park and recreational purposes at the time and according to the standards and formulas contained in Municipal Code Section 16.20.100.G. 32. The final map is subject to review and approval by the City Engineer. A trust deposit shall be established with the City to cover any costs of the City Engineer's review. 33. Prior to recordation, the applicant shall supply the City with a digital copy of the Final Parcel Map in the format required by the County of Los Angeles, through ordinance 99- 0080. An additional copy for the County of Los Angeles will also be required upon submittal of the Final Parcel Map to the Los Angeles County Recorder's office. After Recordation of the Final Parcel Map 72999 34. The applicant shall supply the City with one mylar (if applicable) and five (5) copies of the map within five (5) calendar days after the final map has been filed with the Los Angeles County Recorder's Office. 35. Prior to issuance of any grading or building permit for the lots created and approved herein, the applicant shall obtain addresses for each of the new lots from the City. Resolution No. 2016-10 Page 11 of 17 Grading Permit 36. This approval shall allow the construction of two new residences with a total of 3,536yd3 of grading (combined cut and fill) and a total of 1,700 yd3 of export as specifically described below, after the recordation of the Final Vesting Parcel Map No. 73817 with the Los Angeles County Recorder's Office: Lot 1 A. A 5,390ft2 split-level (two story) residence and an attached three -car garage consisting of 2,067ft2 on the first floor, 2,638ft2 on the second floor, and a 685ft2 attached garage. B. The height of the residence will be 16', as measured from the highest elevation of the existing grade covered by the structure (elev. 104') to the highest proposed roof ridgeline (elev. 120'); and an overall height of 29' as measured from lowest finished grade adjacent to the structure (elev. 91') to the highest proposed roof ridgeline (elev. 120'). C. 1,719 cubic yards of related grading consisting of: 1. 1,348yd3 cut (589yd3 under the building and 759yd3 for driveway and patio areas); 2. 371 yd3 cubic yards of fill (11 yd3 under the building and 360yd3for driveway and patio areas); 3. 977yd3 of export; and, 4. Retaining walls consisting of a retaining wall up to 3' in height at the north-west side of the driveway; a retaining wall up to 2' in height at the south-west side of the driveway; a retaining wall up to 3.5' in height which extends off the south-east corner of the residence; a retaining wall up to 4'-6" in height with a 3'-6" tall guardrail on top (combined wall height of 8') at the east side of the patio area; a retaining wall up to 3' in height with a 5' tall fence on top (combined wall height of 8') at the east side of the pool area; and a retaining wall up to 8' in height which runs along the west (rear) of the residence and wraps around the north, and south sides of the residence. D. Swimming pool and spa at north side of the residence. E. Two air-conditioning units and pool equipment at west side (rear) of residence. F. Built-in barbeque at patio/pool area north of the residence. G. New fire hydrant between the property line and driveway. Lot 2 A. A 7,616ft2 split-level (three-story) residence and an attached three -car garage consisting of 3,051ft2 on the first floor, 2,174ft2 on the second floor, 263ft2 basement, a 1,035ft2 attached garage, and a 1,063ft2 storage area (off the garage level). B. The height of the residence on Lot No. 2 is proposed to be 15.7', as measured from the highest elevation of the existing grade covered by the structure (elev.130.8') to the highest proposed roof ridgeline (elev. 146.5'); and an overall height of 30' as measured from the lowest finished grade adjacent to the structure (elev. 116.5') to the highest proposed roof ridgeline (elev. 146.5'). C. 1,817 cubic yards of related grading consisting of: Resolution No. 2016-10 Page 12 of 17 1. 1,270yd3 cut (581 yd3 under the building and 689yd3 for driveway and patio areas) 2. 547yd3 cubic yards of fill (54yd3 under the building and 493yd3 for driveway and patio areas. 3. 723yd3 of export 4. Retaining walls consisting of two retaining walls, one up to 3' in height and the other up to 2' in height at the south-west side of the driveway; two retaining walls at the north-east corner of the driveway hammerhead, one up to 2'-6" tall and the other up to 2' tall; two retaining walls at the north side of the residence (proposed garden area) up to 2'-9" in height; a retaining wall up to 4'-6" in height with a 3'-6" tall guardrail on top (combined wall height of 8') at the east side of the terrace at the east facade of the residence; a retaining wall up to 2'-6" in height with a 3'-6" tall guardrail on top (combined wall height of 6') at the east side of the pool area; a retaining wall up to 5' in height at the south side of the pool area; a retaining wall up to 3.8' tall at the residence entry stairs; planters, each up to 3.3' in height at the residence entry; an upslope retaining wall up to 11' in height which runs along the west (rear) of the residence and partially wraps around the north side of the residence. D. Swimming pool and spa at south side of the residence. E. Two air-conditioning units and pool equipment at west side (rear) of residence. F. Built-in barbeque at patio/pool area south of the residence. 37. Unless modified by the approval of future planning applications, the approved residences on Lots 1 and 2, as approved herein, shall maintain the following setbacks for newly created lots in the RS -2 zoning district: Front yard setback — 20' minimum Interior side yard setbacks — 10' minimum per side / 20' minimum total of both sides Rear yard setback — 20' minimum BUILDING SETBACK CERTIFICATIONS SHALL BE REQUIRED TO BE PROVIDED BY A LICENSED LAND SURVEYOR OR CIVIL ENGINEER FOR THE STRUCTURES ON BOTH LOTS 1 AND 2 PRIOR TO FOUNDATION FORMS INSPECTION FOR EACH LOT. 38. Prior to the issuance of the Certificate of Occupancy, the south and south-west facing windows in the master bathroom bathtub alcove on the upper level of the residence on Lot 2 shall be translucent glass (obscured to let light through but not images). These two windows shall not be replaced with clear glass without amending this condition at a duly noticed public hearing with the Planning Commission. 39. Prior to the issuance of the Certificate of Occupancy, a 7' high maximum freestanding wall shall be constructed along the northern property line of the property located at 30411 Palos Verdes Drive East, along the length of the pool and spa area on Lot 2. The freestanding wall shall not be located in any easements without the easement holder's authorization and shall not extend into the front yard setback for Lot 2. 40. The height of the residence on Lot No. 1 shall not exceed 16', as measured from the highest elevation of the existing grade covered by the structure (elev. 104') to the highest proposed roof ridgeline (elev. 120'); and an overall height of 29' as measured Resolution No. 2016-10 Page 13 of 17 from lowest finished grade adjacent to the structure (elev. 91') to the highest proposed roof ridgeline (elev. 120'). The height of the residence on Lot No. 2 shall not exceed 15.7', as measured from the highest elevation of the existing grade covered by the structure (elev.130.8') to the highest proposed roof ridgeline (elev. 146.5'); and an overall height of 30' as measured from the lowest finished grade adjacent to the structure (elev. 116.5') to the highest proposed roof ridgeline (elev. 146.5'). BUILDING HEIGHT CERTIFICATIONS SHALL BE REQUIRED TO BE PROVIDED BY A LICENSED LAND SURVEYOR OR CIVIL ENGINEER FOR BOTH LOTS 1 AND 2 PRIOR TO ROOF SHEATHING INSPECTION FOR EACH LOT. 41. A minimum 3 -car garage shall be provided and maintained for each proposed residence, and a minimum of three unenclosed parking spaces shall be provided and maintained. An enclosed parking space shall have an unobstructed ground space of no less than 9' in width by 20' in depth, with a minimum of 7' of vertical clearance over the space. An unenclosed parking space shall have an unobstructed ground space of no less than 9' in width by 20' in depth. 42. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 40% lot coverage (37.4% proposed for Lot 1 and 36.8% proposed for Lot 2) for each lot. 43. Maximum hardscape coverage within the 20 -foot front -yard setback areas for both Lot 1 and Lot 2 shall each not exceed 50% for each lot. Grading 44. New slopes shall not exceed 67% adjacent to the driveway and 35% elsewhere on the property. 45. During construction, including grading, excavating, and land clearing, storage piles and unpaved disturbed areas shall be continuously stabilized by being kept wet, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile. 46. During construction, including grading, excavating, and land clearing, sufficient water shall be applied to areas disturbed to prevent emitting dust and to minimize visible emissions from crossing the boundary line. 47. During construction, including grading, excavating, and land clearing, construction vehicles leaving the site shall be cleaned to prevent dust, silt, mud, and dirt from being released or tracked off site. 48. During construction, including grading, excavating, and land clearing, the applicant's contractor shall be responsible for minimizing bulk material or other debris from being tracked onto the City's public roadways, and if tracked, the applicant's contractor shall be responsible for cleaning up the impacted City's public roadways. Resolution No. 2016-10 Page 14 of 17 49. During construction, including grading, excavating, and land clearing, no trucks shall be allowed to transport excavated material off-site unless the trucks are maintained such that no spillage can occur from holes or other openings in cargo compartments, and loads are either: covered with tarps; wetted and loaded such that the material does not touch the front, back, or sides of the cargo compartment at any point less than 6" from the top and that no point of the load extends above the top of the cargo compartment. 50. Prior to issuance of a grading and/or building permit, a Haul Route Permit shall be obtained from the Public Works Department. 51. The applicant shall be responsible for repairs to any public street that may be damaged during the grading and/or construction of any future development of the subject parcels. 52. Prior to any grading and/or building permit issuance, the applicant shall comply with Public Works Department requirements, including, but not limited to, landscaping and curb cuts to the Public Works Director's satisfaction. 53. Prior to issuance of any grading or building permits, the applicant shall obtain an encroachment permit from the Director of Public Works for any work or improvements in the public right of way, such as curb cuts, dumpsters, temporary improvements and/or permanent improvements. 54. All vegetation adjacent to the driveway approach within the public right-of-way and on the subject property shall be maintained at a height such that the driver sight distance at the PVDE driveway intersection is not obstructed, to the satisfaction of the Public Works Director. 55. Prior to building and/or grading permit issuance, the City Engineer under the discretion of the Community Development Director shall review the proposed driveway apron and driveway width to improve Zine -of -sight and ingress/egress onto Palos Verdes Drive East. 56. Prior to the certificate of occupancy, landscape plans for both properties shall be reviewed and the plants installed to the satisfaction of the Community Development Director. 57. Prior to the issuance of grading permits, the applicant shall demonstrate to the Community Development Director's satisfaction that dust generated by grading activities shall comply with the South Coast Air Quality Management District Rule 403 and the City Municipal Code requirements that require regular watering for the control of dust. 58. During construction, including grading, excavating, and land clearing, all excavating and grading activities shall cease when winds gusts (as instantaneous gusts) exceed 25 mph. To assure compliance with this measure, grading activities are subject to periodic inspections by City staff. 59. During construction, including grading, excavating, and land clearing, construction equipment shall be kept in proper operating condition, including proper engine tuning and exhaust control systems. Resolution No. 2016-10 Page 15 of 17 60. Prior to issuance of any grading permit and/or building permits for the properties, a grading plan and geotechnical report shall be prepared for review and approval by the Building Official and the City Geologist. 61. Prior to the issuance of building permits, the applicant shall be required to submit an Erosion Control Plan to the Building Official for approval that shall include BMPs for erosion, sedimentation and run-off control during construction activities to protect the water quality. Additionally, the Erosion Control Plan shall include post -construction BMPs that apply to runoff from the future buildings, including roof run-off. 62. Prior to the issuance of any grading and/or building permits, the proposed septic system for each new property shall be reviewed and approved by the Building & Safety Division. 63. Prior to the issuance of a grading and/or building permit for new construction, the applicant shall submit and obtain approval of a Drainage Plan by the City's Building & Safety Division and the City's Public Works Director finding that stormwater runoff as a result from the development of the subject site is designed to flow and utilize an on-site drainage system that directs runoff into the existing storm drainage system. Lighting and Glare 64. All exterior illumination for the new residential structures on both Lots 1 and 2 shall comply with the provisions of Section 17.56.030 (Outdoor Lighting for Residential Uses) of the Rancho Palos Verdes Municipal Code for each lot. 65. Prior to the issuance of building permits, all residential lighting shall be fully shielded, and no outdoor lighting shall be permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located for each lot. 66. Prior to the issuance of any grading or building permits, the specifications for the glass type, color, and reflectivity shall be submitted for the review and approval by the Community Development Director for each lot. Utilities 67. All lots shall be served by adequately sized water system facilities, which shall include fire hydrants of the size, type and location as determined by the L.A. County Fire Department. The water mains shall be of sufficient size to accommodate the total domestic and fire flows required for a land division. Domestic flow requirements shall be determined by the L.A. County Fire Department. 68. Prior to a grading and/or building permit issuance, Fire Department review will be required to ensure adequate emergency access. 69. All utilities to and on the subject lots shall be provided underground, including cable television, telephone, electrical, gas and water. All necessary permits shall be obtained for their installation. Cultural Resources Resolution No. 2016-10 Page 16 of 17 70. Prior to the issuance of a grading permit and/or building permit, the applicant shall consult with the South Central Coastal Information Center (SCCIC) regarding any known archaeological sites on or within a half -mile radius of the subject property. Said information shall be reviewed and accepted by the Community Development Director. 71. If any archaeological sites are identified on or within a half -mile radius of the project site per Condition No. 65 above, then prior to the commencement of grading, the applicant shall retain a qualified paleontologist and archaeologist to monitor grading and excavation. In the event undetected buried cultural resources are encountered during grading and excavation, work shall be halted or diverted from the resource area and the archeologist and/or paleontologist shall evaluate the remains and propose appropriate mitigation measures. Resolution No. 2016-10 Page 17 of 17