PC RES 2017-012 P.C. RESOLUTION NO. 2017-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES CONDITIONALLY
APPROVING A GRADING PERMIT AND SITE PLAN REVIEW TO
ALLOW FOR THE DEMOLITION OF AN EXISTING 5,356
SQUARE FOOT SINGLE-FAMILY RESIDENCE TO
ACCOMMODATE THE CONSTRUCTION OF A NEW 7,199
SQUARE FOOT (ATTACHED AND DETACHED GARAGE
INCLUDED), SPLIT-LEVEL, SINGLE-FAMILY RESIDENCE AT A
MAXIMUM HEIGHT OF 26'-6", AS MEASURED FROM THE
LOWEST FINISHED GRADE ADJACENT TO THE STRUCTURE
(ELEV. 88.00') TO THE HIGHEST ROOF RIDGELINE (ELEV.
114.5') FOR THE MAIN RESIDENCE AND A MAXIMUM HEIGHT
OF 16'-0", AS MEASURED FROM THE LOWEST
PRECONSTRUCTION GRADE ADJACENT TO THE
FOUNDATION WALL (ELEV. 93.86') TO THE ROOF RIDGELINE
(ELEV. 109.86') FOR THE DETACHED GARAGE WITH
RELATED SITE IMPROVEMENTS AND 1,887 CUBIC YARDS OF
ASSOCIATED GRADING ON THE PROPERTY LOCATED AT
5375 ROLLI NG RI DG E ROAD (ZON2OI 6-00176).
WHEREAS, on April 26, 2016, the applicant submitted a Height Variation, Grading Permit,
Minor Exception Permit and Site Plan Review with Neighborhood Compatibility application for the
proposed construction of a 7,199 square foot(attached and detached garage included), split-level
residence with 1,887 cubic yards of associated grading. After reviewing the project scope, Staff
determined that the proposed project only requires approval of a Grading Permit and Site Plan
Review; and,
WHEREAS, on May 10, 2016, Staff completed the initial review of the applications, at
which time the project application was deemed incomplete due to missing information on the
project plans. The applicant submitted revisions on September 23, 2016, December 12, 2016,
January 17, 2017, February 14, 2017 and March 9, 2017; and,
WHEREAS, on March 9, 2017, the requested development applications for Planning Case
No. ZON2016-00176 was deemed complete for processing; and,
WHEREAS, on March 16, 2017, a public notice was mailed to 73 property owners within
a 500 foot radius of the subject property, and was published in the Peninsula News on March 16,
2017 providing the required 15-day public comment period; and,
WHEREAS, Staff determined that the proposed project is Categorically Exempt from the
provisions of the California Environmental Quality Act(CEQA), under Article 19, Section 15303(a)
(New Construction)of the California Guidelines for Implementation of the CEQA. Specifically, the
project proposes to demolish an existing 5,356 square foot single-family residence to
accommodate the construction of a new 7,199 square foot (attached and detached garage
included), split-level, single-family residence with 1,887 cubic yards of associated grading, which
allows for the construction of single-family residences; and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos Verdes
Development Code, the Planning Commission held a duly noticed public hearing on April 11,
2017, at which time all interested parties were given an opportunity to be heard and present
evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND
RESOLVE AS FOLLOWS:
Section 1: The Planning finds that this project is Categorically Exempt from the
provisions of the California Environmental Quality Act(CEQA), under Article 19, Section 15303(a)
(New Construction)of the California Guidelines for Implementation of the CEQA. Specifically, the
project proposes to construct a new 7,199 square foot(attached and detached garage included),
split-level residence in the RS-2 zoning district, which allows for the construction of single-family
residences.
Section 2. The Planning Commission makes the following findings of fact with respect to
the application for a Grading Permit to allow the construction of a new 7,199 square foot(attached
and detached garage included), split-level residence, along with 1,889 cubic yards of associated
grading consisting of 393 cubic yards of cut and 948 cubic yard of fill including 9 cubic yards of
import:
A. The proposed grading does not exceed that which is necessary for the permitted primary
use of the lot, as the proposed project is in a RS-2 Zoning District, in which the primary
use of the lot is residential. The proposed grading would accommodate the construction
of a new split-level residential structure with an attached and detached garage, as well as
ancillary site improvements including patio areas, a new driveway and a wider private road
per Fire Department requirements.
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
as the applicant is proposing cut under the majority of the residence in order to notch the
structure into the existing slope. Easterly portions of the residence(media room), detached
garage and driveway do include approximately 3'-0" to 8'-8" of fill under these areas to
raise the grades and support the improvements. After conducting site visits and a review
of oblique aerial photographs of the area, Staff found that the fill portions of the proposed
residence and detached garage do not significantly impair the views of the ocean,
shoreline, Los Angeles Basin and city lights as observed from adjacent properties to the
south, east and west of the subject property. More specifically, it was found that properties
to the south, along Bayridge Road are approximately 45'-0" above the subject property,
whereby views are above the roofline of the proposed residence and detached garage.
With regards to the adjacent properties to the east and west of the project site on
Rollingridge Road, views are not impacted by the fill portions of the proposed residence
or detached garage as the proposed. Views will not be impacted from these properties as
fill portions of the residence and detached garage on the project site will be located along
the easterly property line,where views from 5335 and 5383 Rollingridge Road are oriented
in the opposite direction towards the rear of the property and away from the fill areas on
the project site. Furthermore, the view of the "Bird of Paradise" residence from properties
located on Bayridge Road, caused by the fill of the eastern portion of the residence or
P.C. Resolution No. 2017-12
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detached garage is not a protected view, as the City's View Ordinance does not protect a
view of other homes in the City and as the City's General Plan does not identify the "Bird
of Paradise" residence as a significant manmade landmark.
C. The proposed grading of the natural contour lines and the finished contours are
reasonably natural. As proposed, the project grading would be limited to areas of the
subject property that have been previously graded, as part of the construction of the
existing home. In addition, applicant proposes to maintain a majority of the natural slopes
that surround the property, with the exception of minimal grading along the southerly
property line in order to expand the width of the private road with a new retaining wall that
ranges in height from 2'-0" to 3'-7W. Furthermore, the grading surrounding the rear yard
is designed to blend with the existing contours and the finished contours are reasonably
natural in this area.
D. The grading takes into account the preservation of natural topographic features as the
proposed grading is primarily limited to the areas of the subject lot that were previously
graded for the construction of the existing home. Moreover, the proposed grading
generally follows the existing slope of the property, results in finished slopes that appear
reasonably natural and the proposed land-sculpturing that is to occur, along the rear yard
slope and driveway will be designed so as to blend the manufactured slopes into the
natural topography. Furthermore, prior to issuing the Certificate of Occupancy, a condition
requires the approval of a landscape plan and the installation of plantings to the
satisfaction of the Community Development Director, which will aid in stabilizing the
graded slope and will also contribute towards blending the manufactured slope into the
natural topography.
E. The proposed grading and the proposed new single-family residence is compatible with
the immediate neighborhood character as the grading is to accommodate a residence and
on-site improvements which are consistent with homes found in the immediate area and
the proposed home is compatible with the neighborhood. More specifically, after the
completion of a Neighborhood Analysis the Commission finds that the proposed
residence, detached garage and associated grading are compatible with the surrounding
neighborhood with respect to scale, architectural style, and setbacks. With regards to
building size and scale, the residence will be larger than the average size of residences in
the immediate area, however it will not be the largest home in the neighborhood, as there
is one residence within the immediate area that is larger than the proposed residence.
Furthermore, the proposed residence is designed in a manner, so as to maintain the
streetscape of the neighborhood by being notched into the existing slope and maintaining
a single-story configuration, as seen from the private road. With respect to the project's
compatibility with architectural style and materials in the area, the project proposes a
residence that is in line with the estate-like neighborhood character and incorporates
façade treatments, roof design, and building materials that are consistent with the
custom homes within the immediate area. To address incompatibility concerns with
the roof design and roofing materials of the proposed project, the project has been
conditioned to require the use of "earth-tone" roofing finishes and to specifically
prohibit the use of white or other reflective finishes on the roof of the proposed
residence. In addition, the proposed residence is compatible with homes in the
P.C. Resolution No. 2017-12
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neighborhood with respect to height as there are seventeen two-story residences in
the immediate area. In terms of the project's compatibility with lot coverage conditions in
the area, the proposed project complies with the maximum lot coverage in the RS-2 zoning
district(40%), as the project proposes lot coverage of 38.28%. Furthermore, a field survey
of the surrounding neighborhood revealed that many of the residential properties in the
immediate neighborhood are at or near the same lot coverage as the subject property.
F. The proposed grading does not involve a new residential tract or modifications to streets
or other public infrastructure, as all proposed grading activities will be conducted within
the existing subject property. Furthermore, the proposed grading does not impact natural
landscape or wildlife habitat, as an analysis determined that the subject property is not
within an environmentally sensitive area and does not contain any sensitive species. The
subject property is located within an existing residential tract and is zoned for the
development of a single-family residence.
G. The proposed grading conforms to the City's grading standards with regards to grading
on extreme slopes (35% or greater), as the residence and grading will be constructed on
a lot that was created prior to November 25, 1975, is zoned RS-2(single-family residential)
and will not threaten public health, safety or welfare. In addition, the grading does not
create any slopes greater than 35%, and the project does not propose any fill or cut on a
slope that exceeds 50% gradient. As proposed, the height of retaining walls for one (1)of
the seven (7) proposed retaining walls conform to the City's grading standards. Lastly, the
project proposes to construct a new driveway that has a slope which does not exceed
20%.
H. The proposed project includes both cut and fill in order to accommodate the proposed
residence on the existing lot. With regards to cut, the project proposes the deepest cut of
8'-6" along the easterly portion of the residence in order to remove an existing, elevated
landscape planter, which appears to be the result of previous grading on the lot. The
removal of the elevated landscape planter is reasonable and necessary in order to further
notch or recess the proposed residence into the slope. In terms of the proposed fill, the
project proposes the deepest fill of 8'-8" along the easterly side property, in the vicinity of
the proposed detached garage and patio area. The proposed fill in this area is also a result
of previous grading and is intended to accommodate the improvements and to provide
improved vehicle accessibility to the residence and garage areas as required for
emergency vehicles.
Although six (6) of the proposed retaining walls exceed the height standard for retaining
walls, the Planning Commission finds that the proposed walls are consistent with the
purpose of Municipal Code section 17.76.040 and is a reasonable development of the land
and such walls are typically found throughout the neighborhood due to the existing sloping
topography. More specifically, the proposed retaining walls will provide for an improved
and expanded roadway, greater accessibility around the perimeter of the residence and
support structures and improvements such as the detached garage, patio areas and
pool/spa. The proposed walls will not be detrimental to the public safety, nor to another
property, as the City's geotechnical consultant has reviewed and conditionally approved
the proposed project, and further review will be required to approve a soil engineering
report for the grading and retaining wall prior to building or grading permit issuance.
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Furthermore, the City, prior to issuance of building permits, requires that the structure and
all retaining walls be engineered to meet the requirements of the building code.
J. Pursuant to Section 17.76.040(E)(10)(e) of the RPV Municipal Code, the City is required
to notify all owners of property adjacent to the subject property whenever a grading permit
is granted for development in excess of that permissible under Section 17.76.040(E)(9)of
the RPV Municipal Code. A copy of the Notice of Decision and associated conditions of
approval will be sent to the following adjacent property owners: : 1) William I. Bronstein/
3470 Via Campesina, 2) Barbara J. Sonne/ 3466 Via Campesina, 3) Richard & Barbara
Johnson/ 5383 Rollingridge Road, 4) Douglas Trowbridge/5333 Rollingridge Road, 5)
Ralph B. Allman/5335 Rollingridge Road, 6) Mingho Chen/5325 Bayrdige Road 7) Frank
J. & Macshara Susan Semelka/5329 Bayridge Road, 8) Cheng Chung & Helena
Shen/5337 Bayridge Road, 9) Steve Shiang/5345 Bayridge Road, and 10) George J. &
Susan F. Kettel/ 5351 Bayridge Road.
Section 3: The Planning Commission makes the following findings of fact with respect to
the application for a Site Plan Review to allow for the construction of a 7,199 square foot(attached
and detached garage included), split-level residence and related site improvements:
A. The proposed residence and related improvements comply with development standards
established for the RS-2 zoning district for lots created prior to the City's incorporation.
More specifically, the project proposes a 38.28% lot coverage, which is below the
maximum 40% lot coverage allowed for an RS-2 zoned property. In addition, the detached
garage conforms to setback requirements in the RS-2 zone, as the detached garage
provides a 5'-0" setback to the easterly side property line, a 79'-0" setback to the rear
property line, and a 25'-0" setback to the front property line. In addition, the proposed pool
and spa conform to RS-2 setbacks as the pool provides a 56'-0" westerly side yard
setback, a 125'-0" easterly side yard setback and a 23'-0" setback to the rear property
line, as does the pool equipment. Lastly, the height of the proposed detached garage will
be 16'-0", as measured from the lowest preconstruction grade adjacent to the foundation
wall (93.86')to the ridge (elev. 109.86'). The height of the proposed detached garage may
be increased up to 16'-0" in height in that the Planning Commission finds that the detached
garage will have no significant impact on view from adjacent properties based on a site
assessment. More specifically, the Commission finds that the homes along Bayridge Road
are located at the top of an ascending slope, approximately 45'-0" above the subject
property, whereby the neighboring views are above the roofline of the proposed detached
garage. Furthermore, the view of neighboring properties at 5383 and 5335 Rollingridge
Road are not impacted as these properties enjoy a view of the ocean, shoreline, and Los
Angeles basin, as observed from the rear of their residences. Views from these properties
are not impacted by the proposed detached garage as the proposed detached garage
would be constructed towards the front and side of the subject property, where views of
the ocean and city lights are not observed.
Section 7: Any interested person aggrieved by this decision or by any portion of this
decision may appeal the project to the City Council. Pursuant to Section 17.02.040(C)(1)(g)of the
Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing,
setting forth the grounds of the appeal and any specific actions requested by the appellant, and
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Section 7: Any interested person aggrieved by this decision or by any portion of this
decision may appeal the project to the City Council. Pursuant to Section 17.02.040(C)(1)(g) of
the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in
writing, setting forth the grounds of the appeal and any specific actions requested by the
appellant, and accompanied by the appropriate appeal fee, no later than fifteen (15) days
following April 11, 2017, the date of the Planning Commission's final action.
Section 8: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby adopted P.C. Resolution No. 2017-
conditionally approving a Grading Permit and Site Plan Review to allow the applicant to
demolish an existing 5,356 square foot single-family residence to accommodate the
construction of a new 7,199 square foot (attached and detached garage included), split-level,
residence with 1,889 cubic yards of associated grading subject to the Conditions of Approval in
the attached Exhibit "A".
PASSED, APPROVED, AND ADOPTED this 11th day of April 2017, by the following vote:
AYES: Commissioners Emenhiser, James, Leon, Nelson, Vice Chairman Cruikshank
and Chairman Tomblin
NOES: None
ABSTENTIONS: None
RECUSSALS: None
ABSENT: Commissioner Bradley
David L. Tomblin,
Chairman
11111111111111
Ara
Community Development Director
Secretary to the Planning Commission
P.C. Resolution No. 201712
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
GRADING PERMIT AND SITE PLAN REVIEW
PLANNING CASE NO. ZON2016-00176
(5375 Rollingridge Road)
General Conditions:
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. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of
its officials, officers, employees, agents, departments, agencies, and instrumentalities
thereof,from any and all claims, demands, lawsuits, writs of mandamus, and other actions
and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in
nature), and alternative dispute resolutions procedures (including, but not limited to
arbitrations, mediations, and other such procedures) (collectively "Actions"), brought
against the City, and/or any of its officials, officers, employees, agents, departments,
agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set
aside, void, or annul, the action of, or any permit or approval issued by, the City and/or
any of its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof (including actions approved by the voters of the City), for or
concerning the project.
3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,
temporary improvements and/or permanent improvements, the applicant shall obtain an
encroachment permit from the Director of Public Works.
4. 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.
5. Pursuant to Section 17.78.040(C) of the RPVMC, 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. Any substantial change 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.
6. 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.
P.C. Resolution No. 2017-12
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7. 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 and administrative citations as described
in Section 1.16 of the City's Municipal Code.
8. If the applicant has not submitted an application for a building permit for the approved
project or not commenced the approved project as described in Section 17.86.070 of the
City's Municipal Code within one year of the final effective date of this Resolution, approval
of the project shall expire and be of no further effect unless, prior to expiration, a written
request for extension is filed with the Community Development Department and approved
by the Director.
9. In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard shall
apply.
10. 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.
11. This approval is only for the items described within these conditions and identified on the
stamped APPROVED plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
APPROVED plans.
12. 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.
13. 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.
14. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday
through Friday, 9:00AM to 5:00PM 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. 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 construction stated in this condition. When feasible to do so,
P.C. Resolution No. 2017-12
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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.
Project Specific Conditions
15. This approval is for the following:
A. The demolition of the existing 5,356 square foot single-family residence.
B. The construction of a new 7,199 square foot, split-level, single-family residence
consisting of a 4,279 square foot upper floor, 2,184 square foot lower (ground)
floor, 484 square foot attached garage and a 252 square foot detached garage,
650 square feet of balcony area and an attached lanai.
C. Pool and Spa with equipment.
D. Improvements within the 25'-0" road easement including, widening the private
road to 20'-0", construction of at-grade steps and landing, new driveway
approach and grading to construct new retaining wall, which varies in height from
2'-0" to 3'-7 1/2".
E. 1,889 cubic yards of grading consisting of 939 cubic yards of cut and 948 cubic
yards of fill including 9 cubic yards of import.
F. Seven (7) retaining walls, as follows:
a. One (1) up-slope retaining wall within the front setback located along the
southerly property line and roadway, which ranges in height between 2'-O"
to 3'-71/2".
b. One (1) up-slope retaining wall within the front yard and westerly side
yard setbacks, which ranges in height from 1'-9" to 5'-0"
c. One (1) down-slope retaining wall along the easterly property lines, which
ranges between 4'-0" to 8'-0".
d. One (1) up-slope retaining wall along the driveway and detached garage,
which ranges in height from 1'-0" to 3'-0"
e. Three (3) downslope retaining walls within the rear yard slope, which vary
in height between 1'- 5/8" to 8'-11".
16. The proposed retaining walls do not include a guardrail on top. Should a guardrail be
required, or installed on the subject property, additional Planning review and approval shall
be required for compliance with the City's combination wall height requirements.
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17. Unless modified by the approval of future planning applications, the approved project shall
maintain a maximum of 40% lot coverage (38.28% proposed).
18. Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed
50%.
19. A minimum 3-car garage shall be maintained (Attached 2 car garage and detached 1 car
garage proposed), with each required parking space being individually accessible and
maintaining minimum unobstructed dimensions of 9' in width and 20' in depth, with
minimum 7' vertical clearance.
20. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030
of the Rancho Palos Verdes Development Code. No outdoor lighting is 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.
21. All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
22. Prior to building permit issuance and/or commencement of grading,whichever occurs first,
the applicant shall obtain approval of a haul route from the Director of Public Works.
23. Prior to the issuance of building permits, the applicant shall demonstrate the project's
compliance with the South Coast Air Quality Management District Rule 445 and the City
Municipal Code requirements regarding wood-burning devices.
24. The height of the approved project shall be as depicted on the stamped approved plans
and in no case shall the maximum height of 15'-0"as measured from the average elevation
of the front setback line abutting the street of access(elev. 99.51')to the highest proposed
roof ridgeline (elev. 114.5'), and 26'-6", as measured from the lowest finished grade
adjacent to the structure(elev. 88.00')to the highest proposed roof ridgeline(elev. 114.5').
The height of the proposed detached garage shall be 16'-0", as measured from the lowest
preconstruction grade adjacent to the foundation wall (93.86') to the proposed roof
ridgeline (elev. 109.86'). BUILDING HEIGHT CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to roof sheathing inspection,
based on the above mentioned instructions.
25. The approved residence shall maintain a 20'-0"front yard setback, an 5'-0"' east side yard
setback, 26'-5" west side yard setback and a 40'-0" rear yard setback. BUILDING
SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or
civil engineer prior to foundation forms inspection.
26. This approval is for a 7,199 square foot split-level residence, consisting of a 4,279 square
foot upper floor, 2,184 square foot lower floor, a 484 square foot attached garage and a
252 square foot detached garage. BUILDING AREA CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to the framing inspection.
27. All utility lines installed to service the building shall be placed underground from an existing
P.C. Resolution No. 2017-12
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power pole or other point of connection off-site prior to certificate of occupancy.
28. The roof of the residence shall not include any white or reflective finishes or coatings, and
shall consist of a terra cotta color with finishes and materials deemed acceptable by the
Community Development Director.
29. Prior to issuance of any Grading or Building Permits, the applicant shall submit complete
Landscape Plans to the Planning Division for review and approval by the Community
Development Director ensuring that the graded slopes are landscaped and retaining walls
screened with landscaping. The final approved landscaping shall be installed prior to
issuance of a Certificate of Occupancy for the residence. Said plans may be required to
comply with the State of California Water Efficient Landscape requirements.
30. Construction projects that are accessible from a street right-of-way or an abutting property
and which remain in operation or expect to remain in operation for over 30 calendar days
shall provide temporary construction fencing, as defined in Section 17.56.050(C) of the
Development Code.
31. All applicable soils/geotechnical reports, if required by the Building and Safety Division,
shall be approved by the City's geologist prior to Building Permit issuance.
32. All mechanical equipment such as an air conditioner condenser and pool/spa equipment
shall conform to Section 17.48.030(E)(5) of the RPVMC.
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