CC RES 2017-034 RESOLUTION NO. 2017-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES UPHOLDING THE PLANNING
COMMISSION'S APPROVAL OF A GRADING PERMIT
AND SITE PLAN REVIEW FOR THE DEMOLITION OF AN
EXISTING RESIDENCE AND CONSTRUCTION OF A NEW
7,199-SQUARE-FOOT SPLIT-LEVEL RESIDENCE WITH A
MODIFICATION TO CONDITION NO. 29, AS IT RELATES
TO FOLIAGE TRIMMING AND MAINTENANCE AT 5375
ROLLING RIDGE ROAD (CASE NO. ZON2016-00176).
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 demolition of an existing residence and the construction of a new 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 required approval of a Grading Permit and Site Plan
Review; and,
WHEREAS, on May 10, 2016, Staff completed the initial review of the application,
at which time it 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 application was deemed complete for
processing; and,
WHEREAS, on April 11, 2017, the Planning Commission adopted P.0 Resolution
No. 2017-12, 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, with related site improvements and 1,887 cubic yards
of associated grading and issued a Notice of Decision (Case No. ZON2016-00176); and,
WHEREAS, on April 26, 2017, a timely appeal was filed by Frank and Susan
Semelka, the property owners of the abutting southerly property at 5329 Bayridge Road,
requesting that Condition of Approval No. 29 be modified with respect to foliage trimming
and maintenance on the property, as well as to limit the height of roof-mounted solar
equipment on the property; and,
WHEREAS, on June 8, 2017, the Appellants withdrew the part of their appeal
request related to restricting the height of roof-mounted solar equipment on the property;
and,
WHEREAS, the Appellants, Applicants, and City Staff worked collaboratively and
came to an agreement with modified language for Condition of Approval No. 29; and,
WHEREAS, on June 1, 2017, a public notice was mailed to 73 property owners
within a 500 foot radius of the property and published in the Peninsula News providing a
15-day public comment period; and,
WHEREAS, 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, on June 20, 2017, the City Council held a duly-noticed public hearing,
at which time all interested parties were given an opportunity to be heard and present
evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1. The City Council makes the following findings of fact with respect to the
application for a Grading Permit to demolish and existing residence and construct 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 property. More specifically, it was found that properties
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to the south, along Bayridge Road are approximately 45'-0" above the 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 Rolling Ridge 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 Rolling Ridge 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 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 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'-7%". 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 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 City Council
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
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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 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 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 property. Furthermore, the proposed grading does
not impact natural landscape or wildlife habitat, as an analysis determined that the
property is not within an environmentally sensitive area and does not contain any
sensitive species. The 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
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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.
I. Although six (6) of the proposed retaining walls exceed the height standard for
retaining walls, the City Council 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. 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 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
Rolling Ridge Road, 4) Douglas Trowbridge /5333 Rolling Ridge Road, 5) Ralph
B. Allman / 5335 Rolling Ridge Road, 6) Mingho Chen / 5325 Bayridge 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 2: The City Council makes the following findings of fact with respect to the
application for a Site Plan Review to demolish and existing residence and construct a
new 7,199-square-foot (attached and detached garage included), split-level residence.
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
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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 City Council 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 property,
whereby the neighboring views are above the roofline of the proposed detached
garage. Furthermore, the view of neighboring properties at 5383 and 5335 Rolling
Ridge 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 property, where views of the ocean and city lights are not observed.
Section 3: The Appellant submitted a letter on April 26, 2017, appealing the
Planning Commission's approval of the Grading Permit and Site Plan Review in order to
restrict the height of existing and proposed foliage, as well as the height of roof-mounted
equipment on the property. After submittal of the appeal, the Appellant and the Applicant
came to an agreement on modified language for Condition of Approval No. 29 to include
trimming exceptions, and maintenance requirements, as well as view protection of the
Palos Verdes Golf Course property, which are specific to the agreement between the two
parties and are not typically applied to other projects. In addition, the Appellants withdrew
the request to restrict the height of roof-mounted equipment on the property, as height
limitations on such equipment are regulated by State requirements and the RPVMC. The
City Council finds that the Appellant's grounds for appeal is partially warranted as both
the Appellants and the Applicants accept modifications to Condition No. 29 as described
in Exhibit A.
Section 4: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the City Council
of the City of Rancho Palos Verdes hereby adopts Resolution No. 2017-34; upholding the
Planning Commission's approval of a Grading Permit and Site Plan Review for the
demolition of an existing residence to accommodate the construction of a new 7,199-
square-foot split-level residence with a modification to Condition of Approval No. 29 as it
relates to foliage trimming and maintenance at 5375 Rolling Ridge Road (Case No.
ZON2016-00176).
Section 5: The City Clerk shall certify to the passage, approval, and adoption of
this Resolution, and shall cause this Resolution and her certification to be entered in the
Book of Resolutions of the City Council.
Section 6: The time within which judicial review of the decision reflected in this
Resolution No. 2017-34
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Resolution must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure or other applicable short periods of limitation.
PASSED, APPROVED and ADOPTED this 20th day of June 2017.
or
A `1•/110
111 AM-S*4k
` M lerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I, Emily Colborn, City Clerk of the City of Rancho Palos erdes, do hereby certify that
the above Resolution No. 2017-34, was duly and regul-rly sassed and adopted by the
said City Council at a regular meeting thereof held on J e 0, 2017.
vpipaity Clerk
Resolution No. 2017-34
Page 7 of 7
EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
GRADING PERMIT AND SITE PLAN REVIEW
PLANNING CASE NO. ZON2016-00176
(5375 Rolling Ridge 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.
Resolution No. 2017-34
Exhibit A
Page 1 of 6
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.
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.
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Exhibit A
Page 2 of 6
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, 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 %".
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'-0" to 3'-7 '/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"
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Exhibit A
Page 3 of 6
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 property, additional Planning review and approval
shall be required for compliance with the City's combination wall height
requirements.
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.
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Exhibit A
Page 4 of 6
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 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 Landscape Plan shall call-out
existing and proposed foliage and shall notate the common species name and the
expected height at maturity. The final approved landscaping shall be installed prior
to the issuance of a Certificate of Occupancy for the residence. Said plans may be
required to comply with State of California Water Efficient Landscape
requirements.
The Landscape Plan shall call out the three existing trees within the front yard of
the property that are to be maintained annually to a height of 20', as measured
from the base of the tree trunk. The Landscape Plan shall also include a notation
that any other existing and proposed foliage, excluding the three aforementioned
trees, which grows to significantly impair a view from a viewing area, as defined in
RPVMC Section 17.02.040 or the Palos Verdes Golf Course property, be trimmed
by the property owner to a height level of 16', as measured from the base of the
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Exhibit A
Page 5 of 6
tree trunk, for the foliage which is located within the rear yard of the property and
to the ridgeline height (114.5') for the foliage that is located in the front and side
yards of the property. The heights of all existing and proposed foliage shall be
maintained on an annual basis during the month of June.
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.
Resolution No. 2017-34
Exhibit A
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