CC SR 20180515 E - Parkland Dedication Quimby FeesRANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 05/15/2018
AGENDA REPORT AGENDA HEADING: Consent Calendar
AGENDA DESCRIPTION:
Consideration and possible action to accept the Parkland Dedication (Quimby) Fee for
Final Vesting Parcel Map No. 72658 (Case No. SUB2014-0003).
RECOMMENDED COUNCIL ACTION:
(1) Accept the Parkland Dedication (Quimby) Fee for Final Vesting Parcel Map
No. 72658 in the amount of $38,222.86.
FISCAL IMPACT: Accepting these fees will increase the balance of the City’s
Parkland Dedication (Quimby) Fee fund for public park and recreational amenities.
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): 334-300-0000-3907
ORIGINATED BY: Octavio Silva, Senior Planner
REVIEWED BY: Ara Mihranian, AICP, Director of Community Development
APPROVED BY: Doug Willmore, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Resolution No. 2018-10 (page A-1)
B. RPVMC Section 16.20.100 (page B-1)
C. Buyers/Borrowers Closing Statement (page C-1)
D. State of California - Consumer Price Index Calculator (page D-1)
BACKGROUND AND DISCUSSION:
On February 20, 2018, the City Council adopted Resolution No. 2018-10, approving (on
an appeal of the Planning Commission’s decision) a lot split and the development of two
new single-family residences on a previously developed lot located at 27581 Palos
Verdes Drive East (Attachment A).
On February 27, 2018, the Applicants submitted Final Vesting Parcel Map No. 72658 to
the Community Development Department for consideration. Approval of the Final Map
is contingent upon the Applicants demonstrating that all of the Conditions of Approval
for the Vesting Tentative Parcel Map have been met. Condition No. 34 of Resolution
No. 2018-10 requires the Applicants pay the City’s Parkland Dedication (Quimby) Fee
prior to recordation of the Final Map. Pursuant to Section 16.20.100 of the Municipal
Code (Attachment B), “as a condition of approval of a tentative tract or parcel map, the
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subdivider 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.” Because there is no park or
recreational facility designated in the General Plan that would be located wholly or
partially within the proposed subdivision to serve the immediate and future needs of the
residents of the subdivision, the parcel map was conditioned so that the subdivider shall
pay a fee equal to the value of the land prescribed for dedication in lieu of dedicating
land.
The amount of the Quimby Fee is based upon the fair market value of the amount of
land which would otherwise be required to be dedicated. The fair market value of land
shall be determined by the City Council using one of four methods: 1) the assessed
market valuation established by the Los Angeles County Tax Assessor, if the land has
been assessed within the last calendar year; 2) the sale price of land if sold within the
last five years plus the inflation rate established by the Consumer Price Index (CPI) for
each year subsequent to the sale, and any contingencies at the time of sale; 3) the sale
of comparable properties within the last year; or 4) a land appraisal prepared by a
member of the Appraisal Institute (MAI).
On April 23, 2018, the Applicants submitted a copy of the Buyers/Borrowers Closing
Statement for the sale of the property, which identifies the sale price at $1,257,000
(Attachment C). In order to calculate the Quimby Fee based on Method No. 2 above,
the sale of the property has to have occurred within the last five years and has to be
adjusted by the inflation rate and any contingencies at the time of sale. The closing
statement identifies the sale date as November 19, 2013, which is within the last five
years, and also does not list any contingencies at the time of sale. Based upon the
California Department of Industrial Relations1, the cumulative CPI inflation rate for the
“All Consumers,” Los Angeles-Anaheim area from November 2013 to November 2017 is
8.6% (Attachment D). Based on Staff’s calculations, the sale price plus the inflation rate
of 8.6% is $1,365,102 ($1,257,000 x 1.086% = $1,365,102). Based upon this, Staff
calculated the per-acre value of the 1.00-acre property at $1,365,102. The calculation
of the Quimby Fee is as follows:
Market Value of the Subject Property (per acre) $1,365,102/acre
multiplied by: Parkland Dedication requirement 2 0.0140 acre per dwelling unit
multiplied by: Number of dwelling units: 2 dwelling units
equals: $38,222.86
($1,365,102 x 0.0140 x 2)
1 https://www.dir.ca.gov/OPRL/CAPriceIndex.htm
2 Pursuant to the Section 16.20.100(D) of the Subdivision Code, the City’s Parkland Dedication
requirement is 0.0140 acre/unit for subdivisions having a density of less than 6.1 dwelling units/acre.
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Staff recommends that the City Council accept the Quimby Fee in the amount of
$38,222.86. This fee must be paid before Final Vesting Map No. 72658 can be
approved for recordation with the Los Angeles County Recorder’s Office.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative action is available for
the City Council’s consideration:
1. Identify any issues or concerns with the proposed Quimby Fee calculation
and continue this item to a future agenda.
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RESOLUTION NO. 2018-10
A RESOLUTION OF THE CITY OF RANCHO PALOS
VERDES DENYING AN APPEAL AND UPHOLDING THE
PLANNING COMMISSION'S DECISION, APPROVING
VESTING TENTATIVE PARCEL MAP NO. 72658, HEIGHT
VARIATION PERMIT, GRADING PERMIT, AND SITE PLAN
REVIEW TO ALLOW THE DEMOLITION OF AN EXISTING
RESIDENCE AND THE SUBDIVISION OF AN EXISTING
LOT INTO TWO SEPARATE LOTS TO ACCOMMODATE
THE CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE
ON EACH LOT WITH ASSOCIATED GRADING LOCATED
AT 27581 PALOS VERDES DRIVE EAST (CASE NOS.
SUB2014-0003, ZON2014-00273 & ZON2016-00120).
WHEREAS, on July 14, 2014, the Applicants, Nital and Nilay Patel ("Applicants")
submitted an application for Vesting Tentative Parcel Map No. 72658, Variance, Height
Variation, Grading, and Site Plan Review to subdivide an existing lot located at 27581
Palos Verdes Drive East (PVDE) into two separate lots in order to construct two new
residences on each lot; and,
WHEREAS, on August 8, 2014, based on preliminary review, Staff deemed the
applications incomplete for processing. After subsequent submittals and reviews of
additional information by Staff and the City Engineer, Staff deemed the project complete
on May 25, 2016; and,
WHEREAS, on June 30, 2016, the public notice of the draft Mitigated Negative
Declaration, Vesting Tentative Parcel Map, Variance, Height Variation, and Grading
Permit applications was sent to the property owners within 500' of the subject site and
appropriate public agencies. Additionally, a public notice was published on the same day
in the Palos Verdes Peninsula News; and
WHEREAS, on August 9, 2016, the Planning Commission held a duly-noticed
public hearing, at which time all interested parties were given an opportunity to be heard
and present evidence and at which time the Planning Commission directed the Applicants
to redesign the proposed subdivision to comply with zoning requirements as it related to
the minimum lot width requirement, thereby eliminating the need for a Variance, and to
modify the design of the two new residences with respect to reducing the structure sizes,
bulk and addressing privacy concerns. The Commission continued the public hearing to
September 27, 2016; and,
WHEREAS, on September 27, 2016, the Planning Commission continued the
public hearing to a date uncertain, providing the Applicants additional time to redesign the
project; and,
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WHEREAS, on November 28, 2018, the Planning Commission, after considering
evidence introduced in the record on the revised project, adopted P.C. Resolution No.
2017-43, approving, with conditions, Vesting Parcel Map No. 72658, Height Variation
Permit, Grading Permit, and Site Plan Review, allowing the demolition of an existing
residence and subdividing a single lot into two separate lots to accommodate the
development of a two-story residence with related site improvements and associated
grading on each of the lots. The revised project did not require a Variance request, as
was initially requested, since the Applicants redesigned the proposed subdivision to
conform to the required RS-2 lot dimensions; and,
WHEREAS, on December 13, 2017, a timely appeal was filed by Vince Vassallo,
Robert Bennet, Scott Ramsey, Glenn Komae, Art Viewig, and Reg Lowell ("Appellants"),
who are neighbors located to the north of the project site in the City of Rolling Hills
Estates; and,
WHEREAS, the appeal listed the following concerns with the Planning
Commission's decision: 1) the concerns of Rolling Hills Estates residents were not
considered in the assessment of the proposed project; 2) the sampling size used for the
neighborhood compatibility analysis is inadequate and didn't cover the adjacent
properties in the Rolling Hills Estates; 3) the proposed project is incompatible with the
neighborhood with respect to structures size, bulk and mass, height, view impairment and
privacy; 4) the proposed project will create privacy impacts upon properties at 2 and 4
Harbor Sight Drive in the City of Rolling Hills Estates, which will result in loss of value to
Harbor Sight residences; 5) the proposed project grading may adversely impact geologic
stability in the area; 6) siting the proposed project at the center of the site results in the
two proposed residences being located closer together and, therefore, exaggerates the
appearance of scale; 7) City Staff hand-picked photographs of three massive residential
developments at its presentation to the Planning Commission to give the impression that
such residential development was typical in the area; 8) the Planning Commission refused
to look at late correspondence presented by an Appellants; and 9) the Planning
Commission meeting on November 28, 2017 was not recorded and that no video, audio
or written transcripts exist; and,
WHEREAS, on January 18, 2018, a public notice was published in the Peninsula
News and mailed to all property owners within a 500-foot radius of the subject property
announcing the City Council meeting on the appeal; 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), determined that the proposed project is Categorically Exempt
from the provisions of CEQA, under Article 19, Sections 15303(a) (Construction of Single-
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Family Residence) and 15315 (Minor Alterations in Land Use Limitations) of the California
Guidelines for Implementation of the CEQA; and,
WHEREAS, on February 20, 2018, 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 project involves the demolition of a two-story residence,
subdivision of an existing lot into two separate lots measuring 20,649 square feet for Lot
No. 1 and 23,029 square feet for Lot No. 2, and the construction of a residence on each
lot. Lot No. 1 will be improved with a 5,927-square-foot two-story residence with
associated improvements along with 1,528 cubic yards of grading and Lot No. 2 will be
improved with a 5,311-square-foot two-story residence and related site improvements
along with 1,766 cubic yards of grading.
Section 2. The Vesting Tentative Parcel Map No. 72658 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:
A. The proposed map is consistent with the City's General Plan. The parcel is located
within the General Plan land use designation of "one to two dwelling units per acre"
(1-2 d.u./acre). The minimum lot size required for the 1-2 d.u./acre designation is
20,000 square feet, and the proposed new lots will measure 20,649 square feet
(Lot No. 1) and 23,029 in size (Lot No. 2).
B. The design or improvement of the proposed subdivision is consistent with the
General Plan designation of "one to two dwelling units per acre" (1-2 d.u./acre),
which has a corresponding zoning designation of "two dwelling units per acre (RS-
2). The General Plan requires new lots to comply with the lot dimensions listed in
the Development Code under the appropriate zoning district. The proposed lots
comply with the minimum required 20,000 square foot lot size, a minimum lot width
90', and a minimum lot depth of 120' for the RS-2 zoning district. Lot No. 1 will
measure 20,649 square feet in size with a width of 181' and a depth of 120' and
Lot No. 2 will measure 23,029 square feet in size with a width of 168' and a depth
of 137'.
C. The site is physically suitable for the proposed type and density of the
development. The proposed lots will have a contiguous lot area that exceeds the
minimum required 6,600 square feet in the RS-2 zoning district, which is suitable
to accommodate a single-family residence on each lot that complies with the
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standards set forth in the RS-2 zoning district, as it pertains to structure size, lot
coverage and setbacks. Both lots will have ingress and egress from PVDE, with
an easement over the driveway on Lot 1 that benefits Lot 2 for ingress and egress,
fire access, and utilities. Existing utilities are available for connection in the public
street right-of-way on Palos Verdes Drive East. Prior to issuance of any permits,
the Applicants will be required to obtain approval from the City of Rolling Hills
Estates for the requested driveway and associated grading, as the property has
driveway access from Palos Verdes Drive East in the City of Rolling Hills Estates.
D. The proposed subdivision and associated improvements will not cause substantial
environmental damage or harm wild life or their habitat. The subdivision will create
two lots, which will allow for the construction of two new residential structures in
an established residential neighborhood. According to the General Plan's Biotic
Species Map, the subject property is not located near a blue line stream or any
wildlife. According to the City's Natural Communities Conservation Plan (NCCP),
no Coastal Sage Scrub habitat or sensitive species have been identified on the
property and/or any nearby properties.
E. The design of the subdivision or type of improvements will not cause serious public
health problems. The proposed residential structures will be required to comply
with the City's Development Code standards and require approval by the Building
& Safety Division to ensure compliance with the California Building Code. The
City's Geotechnical Consultant has reviewed and provided an "in-concept"
approval of the geotechnical reports that were prepared for the proposed parcel
map. A more detailed site and project-specific geotechnical report will be required
for approval by the City's Geotechnical Consultant and any drainage concerns
shall be addressed prior to any permit issuance. The existing parcel is directly
adjacent to a public street (Palos Verdes Drive East) that will permit connection to
existing water lines that are serviced by the California Water Service that currently
serves the existing surrounding residential development. The new lots will be
required to connect to existing sewer lines, the location and design of which will
require a review by the Rolling Hills Estates because these utilities are located in
their jurisdiction.
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.
Section 3. A Height Variation is warranted for the construction of a new 26' tall,
5,927-square-foot two-story residence (basement and attached garage included) on Lot
No. 1 and a new 24' tall, 5,311-square-foot (garage and basement included) two-story
residence on Lot No. 2 because:
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A. The Applicants have complied with the early neighborhood consultation process
guidelines and procedures established by the City Council by obtaining signatures
from 70% of the landowners within 100 feet and 25% of the total number of
landowners within 500 feet radius (including those within 100 feet).
B. The City's General Plan, adopted June 26, 1975, identifies viewing points (turnouts
along vehicular corridors for the purposes of viewing) and viewing sites (public site
areas, which due to their physical locations on the Peninsula, provide a significant
viewing vantage) within the City. Due to the location of the property and the
topography in the immediate area, the proposed structures are not visible from a
public viewing area or viewing site, as defined by the General Plan. Additionally,
the subject property is not located within the City's Coastal Specific Plan, and there
are no public trails that traverse the property.
C. The proposed structures are not located on a ridge or promontory. The proposed
residence would be located on an existing building pad, which is not on a prominent
mass of land that overlooks or projects onto a lowland or body of water on two
sides.
D. The proposed new structures that are above sixteen feet in height, as defined in
Section 17.02.040(8) of the Development Code, when considered exclusive of
existing foliage, does not significantly impair a view from the viewing area of
another parcel. Views of the ocean, harbor and city lights are observed by the
adjacent properties in a west and south direction. Given that the building pads of
the properties to the west of the subject property are elevated approximately 55'-
0" to 60'-0" higher than the subject property and the properties to the south of the
subject property are elevated approximately 25'-0" to 30'-0" higher than the subject
property, the westerly and southerly neighbors will continue to have a view over
the proposed residences without any adverse impact caused by the proposed
project. The project site abuts residential properties along Harbor Sight Drive in
the City of Rolling Hills Estates, which expressed view concerns with the
Applicants' initial submittal. The City of Rancho Palos Verdes has a View
Ordinance, which protects views of properties within the City of Rancho Palos
Verdes, but does not apply to residences outside of the City.
E. There is no significant cumulative view impairment caused by granting the
application. Cumulative view impairment shall be determined by considering: (a)
the amount of view impairment caused by the proposed new structures that are
above sixteen feet in height or addition to a structure that is above sixteen feet in
height; and (b) the amount of view impairment caused by the construction on other
parcels of similar new structures or additions that exceed sixteen feet in height.
There will be no view impairment to the neighboring properties caused by the
proposed project due to the property's building pad elevation and the direction of
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view. Similar construction at 27591 Palos Verdes Drive East, 27601 Palos Verdes
Drive East and 27649 Palos Verdes Drive East would not result in a significant
cumulative view impairment because of the sloping topography of the
neighborhood. These properties are located on building pads that are
approximately 25' -0" to 40' -0" lower in elevation than the properties located to the
west, which would have viewing areas above the roofline heights of the two
proposed residences. Furthermore, the property immediately adjacent to the
subject property (27591 Palos Verdes Drive East) is already developed with a two-
story residence.
F. The two revised residences comply with all other Code requirements, including,
but not limited to the minimum required setbacks, parking, and maximum allowed
lot coverage in the RS-2 zoning district.
G. The proposed structures are compatible with the immediate neighborhood
character in terms of the scale of surrounding residences, architectural style,
setbacks, bulk and mass, number of stories and open space between buildings.
Specifically, the proposed project complies with the maximum lot coverage in the
RS-2 zoning district (40%), as Lot No. 1 and Lot No. 2 propose a lot coverage of
33% and 21 %, respectively. Many of the residential properties in the immediate
neighborhood are at or near the same lot coverage as being proposed on Lot Nos.
1 and 2. Although the size of the proposed residences will be larger than the
average in the immediate neighborhood, the two proposed residences are not the
largest homes in the neighborhood (9,025 square feet). Given that the basement
areas are below grade, the structure size of the residences on Lot Nos. 1 and Lot
2 that will in effect be visible, will be 4,490 square feet and 4,493 square feet,
respectively. In terms of architectural style and materials, the proposed design of
the residential structures use elements found in various architectural styles like
Spanish Colonial, Monterey and Mediterranean/Italian Renaissance. The
residences within the immediate neighborhood vary in architectural style,
borrowing elements commonly found in Spanish Colonial, Monterey,
Mediterranean/Italian Renaissance and California Ranch. The roof designs include
gable, hip, shed and flat that use materials such as composition shingle and
ceramic tile. The roof pitches and overhangs also vary in size. The exterior finishes
of the neighboring properties are either stucco or wood siding and includes natural
rock and brick accents. With regards to open space between structures, an aerial
review of the closest 20 homes, indicates that the open space between structures
varies from property to property, as a result of asymmetrical lot conditions in the
area and the construction of customized homes, and the proposed project does
not create an anomaly in terms of open space between structures. In terms of
number of stories in the area, there are existing two story residences in the area,
so the two new two-story residences are not introducing a new element to the
neighborhood. Lastly, with respect to the project's bulk and mass, the project has
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been redesigned to eliminate an "compound appearance" of the project by
providing increased setbacks between the two residences In addition, the design
of the two residences provide architectural features and projections that reduce
the overall bulk and mass. As part of the resubmittal, the project has been modified
so that the proposed residence on Lot No. 2 is sited towards the rear of the lot and
will be notched into the existing slope, so as to further reduce the bulk and mass
of the overall project.
H. The proposed new structures that are above sixteen feet in height do not result in
an unreasonable infringement of privacy of the occupant of abutting residences,
as the proposed second story balconies on the proposed residences on Lot No. 1
and Lot No. 2 are positioned and designed, so as to face a public street (Palos
Verdes Drive East). In addition to the above, the north elevations of the proposed
residences incorporate windows along the second stories. While these windows
face properties to the north of the project site, along Harbor Sight Road within the
City of Rolling Hills Estates, the proposed residences provide a large enough side
yard setback minimizing potential privacy issues. Specifically, the residences on
Lot No. 1 and Lot No. 2 provide a 65' and a 26' side yard setback, respectively, to
the northerly side property line.
Section 4. A Major Grading Permit is warranted to allow a total of 3,683 cubic
yards of grading (389 cubic yards will occur within the public right-of-way in the City of
Rolling Hills Estates under a separate entitlement process) to accommodate the
construction of two residences of each of the proposed lots at 27581 Palos Verdes Drive
East because:
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 Applicants are requesting to
subdivide the existing lot to accommodate the development of each lot. The
requested Grading Permit is to allow a total 3,683 cubic feet of project related earth
movement consisting of 1,528 cubic yards of grading for Lot No. 1 and 1, 766 cubic
yards of grading for Lot No. 2, as well as the construction of an 8' high up-slope
retaining wall at the rear of the residence on Lot No. 2. The proposed grading is to
accommodate the construction of two new residential structures with basement
areas, driveway access to the two properties and related site improvements
including a pool, patio and hardscape areas, which do not exceed what is
necessary for the permitted use of the lot.
B. The project grading includes excavation under the building footprints of the two
proposed residences. The subject property survey indicates existing grade
elevations in the area of the existing building pad range between approximately
427.00' at the east end of the existing building pad and 431.00' at the west end of
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the existing building pad. The proposed finished grade of the building pads will be
approximately 426.00' at the east end of the proposed pads, and 427.00' at the
west end of the pads. The proposed grading under each lot will result in lower
building pads for the two proposed residential properties by approximately 1 to 3
feet. The view of the harbor and city lights that the adjacent neighbors currently
enjoy is in an easterly direction. Given that the building pads of the proposed
residences will be lowered and that the building pads of the properties to the west
of the subject property are elevated approximately 55'-0" to 60'-0" higher than the
subject property and the properties to the south of the subject property are
elevated approximately 25'-0" to 30'-0" higher than the subject property; the
westerly and southerly neighbors will continue to have a view over the subject
property without any adverse impact caused by the proposed project.
C. 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 (Palos Verdes Drive East), 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
Applicants' grading design.
D. The proposed grading maintains a majority of the natural contours on the subject
property. Specifically, the project proposes to cut and fill along the front of Lot No.
1 to accommodate a shared driveway and to grade down the existing building pad,
so as to provide a lower building pad for Lot No. 1 and Lot No. 2 for the construction
of the two new requested residences. On Lot No. 2, the project proposal includes
additional cut in order to notch the proposed residence into the existing slope, as
well as some fill to support rear yard improvements including a pool, patio and
hardscape. The proposed grading is generally limited to developed portions of
the lot. The finished contours will blend with the existing contours on the subject
property.
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E. The grading takes into account the preservation of natural topographic features
because although the slope will be altered by cutting out sections of the slope
where the structures and ancillary improvements will be situated, the rest of the
site will be preserved through the remaining portions being sculpted to reasonably
match the existing contours. Also, there are no significant and protected natural
topographic features that would be disturbed by the proposed grading especially
since the existing lot is improved as a pad lot. Moreover, as previously stated, the
proposed grading generally follows the existing slope of the property and results
in finished slopes that appear reasonably natural. Additionally, although some
land-sculpturing is proposed to occur, it is designed so as to blend the
manufactured slopes into the natural topography. Furthermore, prior to the
certificate of occupancy, landscape plans for both properties will be reviewed and
the plants installed to the satisfaction of the Director of Community Development,
which will aid in stabilizing the graded slope and will also contribute towards
blending the manufactured slope into the natural topography. Thus, the Planning
Commission believes that the amount of grading beyond that required to
accommodate the proposed residence has been minimized.
F. 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. Specifically, the
project proposes to cut and fill a portion of the existing slope at the rear of Lot No. 2
in order to accommodate the proposed residence. By doing so, the residence on
Lot No. 2 will be setback or recessed into the existing slope, which is consistent
with design features of adjacent properties. In addition, the project also proposes
to utilize fill on Lot No. 1 to accommodate a new shared driveway to provide access
to the properties, which is consistent with features of homes in the area. The
proposed structure sizes will not be out of scale because the proposed structures
on Lot Nos. 1 and 2 are within the range of structure sizes for the neighborhood.
As for the number of stories, the proposed project is not introducing new feature
to the neighborhood, as other 2-story residences in the area exist. Furthermore,
building siting and the use of various design features and articulations are used to
minimize the apparent bulk/mass of the two new structures. Lastly, the proposed
fa<;ade 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.
G. 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.
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H. The grading conforms to the City's standards for grading on slopes, maximum
finished slopes, and retaining wall heights in the front, side and adjacent to
driveways. However, the grading does not conform to maximum depth of cut and
fill. Specifically, the project proposes a fill of 6.25' on Lot No. 1 in order to
accommodate a proposed shared driveway. The proposal to exceed the maximum
depth of fill is reasonable and necessary as the proposed driveway will provide
vehicular accessibility to the site, including Fire Department access.
Section 5: The requested Site Plan Review is warranted for the proposed ancillary
improvements to Lot Nos. 1 and 2 including balconies, driveways and hardscape areas,
outdoor kitchen areas, and the construction of a pool at the rear of the proposed residence
on Lot No. 2. The proposed ancillary improvements comply with all applicable code
requirements, including, but not limited to minimum required setbacks, parking, and
maximum allowed lot coverage in the RS-2 zoning district. The proposed balconies will
not result in an infringement of privacy to neighboring properties.
Section 6: The merits of the appeal are not warranted as described below:
A. Appeal Reason No. 1: The concerns of the Rolling Hills Estates residents were not
considered in the assessment of the proposed project.
Although the City's Development Code and its application processes do not
include the assessment of project impacts to properties in other jurisdictions, the
Planning Commission considered these concerns at its August 9, 2016, meeting
when they directed the Applicants to reduce the size and scale of the proposed
residences. As a result, the Appellants' concerns were considered as part of the
Planning Commission's review of the proposed project.
B. Appeal Reason No. 2: The sampling size used for the neighborhood compatibility
analysis are inadequate.
The City's ordinances do not apply to properties outside of the City's boundary.
The City Council-adopted Neighborhood Compatibility Handbook states that a
project requiring neighborhood compatibility is normally analyzed based on at least
20 closest homes within the same zoning district, which are also the homes most
likely to be affected by the project. As the properties in RHE have their own zoning
designations which are different than RPV, those homes were not included in
Staffs analysis. Moreover, the early neighbor consultation is only deemed
adequate if certain number of signatures of property owners are obtained by the
Applicants within the City limits. Since the Neighborhood Compatibility Handbook
and the Guidelines and Procedures for Height Variation Permits expressly limits
the sampling size to RPV properties, the analysis completed for the proposed
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project is adequate. Nonetheless, the Planning Commission did consider the
Appellants' concerns in its decision.
C. Appeal Reason No. 3: The proposed project is incompatible with the neighborhood
with respect to structure size, bulk and mass, height, view impairment and privacy.
The proposed project was initially considered by the Planning Commission on
August 9, 2016, at which time it was continued based on concerns related to the
proposed structure size, bulk and mass, and privacy impacts. The Applicants
revised the project to address the concerns. The redesigned project eliminated the
need for a Variance, provided a reduction in structure sizes; provided enhanced
architectural features and projections to reduce the appearance of bulk and mass;
increased setback distances to adjacent properties; increased the distance
between the two proposed residences; and the residence on Lot No. 2 was sited
towards the rear of the lot and notched into the existing slope to further reduce the
appearance of bulk and mass.
With respect to view impairment concerns, views from 4 and 6 Harbor Sight Drive
are observed in an easterly direction and consist of views of the harbor, city lights
and mountains. There is no potential for significant view impairment as a result of
the project from 4 Harbor Sight Drive as portions of the proposed residence that
may impair a view is being constructed within the by-right (16'/20') height
limitations. View impairment assessments are only conducted for structures over
16' in height. The proposed project does not cause a significant view impairment
to 6 Harbor Sight Drive as the project impairs a small portion of the Harbor view at
the right periphery while the majority of the view will be preserved.
D. Appeal Reason No. 4: The proposed project will create privacy impacts to
properties at 2 and 4 Harbor Sight Drive in the City of Rolling Hills Estates, which
will result in loss of value to Harbor Sight residences.
The project addressed privacy concerns by providing increased setbacks of 65'
and 26' at the northerly side property line; eliminating balconies; and reducing the
number of windows along the north building fa9ades, which face the properties at
2 and 4 Harbor Sight Drive.
E. Appeal Reason No. 5: The proposed project grading may adversely impact
geologic stability in the area.
The project's Conditions of Approval included a comprehensive list of conditions
that address grading activities related to circulation of dump trucks and geologic
stability in the area. Specifically, Condition No. 51 requires the Applicants to obtain
a Haul Route Permit from the City's Public Works Department prior to the issuance
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of a grading or building permit. Condition No. 58 requires that a grading plan and
geotechnical report be approved by the City's Building Official and Geologist prior
to the issuance of a grading or building permit.
F. Appeal Reason No. 6: Siting of the proposed project at center of the site results in
the two propose residences being located closer together and therefore
exaggerates the appearance of the scale.
The siting of the proposed residences on Lot Nos. 1 and 2 were designed so as to
conform to Chapter 16.04 (General Provisions) of the RPVMC, which sets forth the
City's regulations for subdivisions. The placement of the residences are consistent
with RPVMC Section 16.04.040 (Map Requirements) as it relates to contiguous lot
areas.
G. Appeal Reason No. 7: City Staff hand-picked photographs of three massive
residential developments at its presentation to the Planning Commission to give
the impression that such residential development was typical in the area:
The City Staff's photographs of 27701, 27649 and 27591 Palos Verdes Drive East
presented to the Planning Commission were intended to generally represent the
varied architectural styles amongst the 20 closest residences in the City of Rancho
Palos Verdes. Irrespectively, the Planning Commission reported at its meeting that
they visited the site to view the project silhouette as it relates to the immediate
neighborhood prior to making its decision.
H. Appeal Reason No. 8: The Planning Commission refused to look at the late
correspondence presented by an Appellant.
The Planning Commission was provided with the late correspondence at the
November 28, 2017, meeting, which is the same correspondence that was
attached to the Appeal Letter presented to the City Council.
I. Appeal Reason No. 9: The Planning Commission meeting on November 28, 2017
was not recorded and that no video, audio or written transcripts exist:
Due to technical difficulties, there are no video or audio recordings of the
November 28, 2017, Planning Commission meeting. As a result, City Staff
prepared action-item meeting minutes, which are available on the City's website.
Section 7: 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. 2018-1 O; denying an
appeal and upholding the Planning Commission's decision, approving Vesting Tentative
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Parcel Map No. 72658, Height Variation Permit, Grading Permit, and Site Plan Review to
allow the demolition of an existing residence and the subdivision of an existing lot into two
separate lots to allow the construction of a single-family residence on each lot with
associated grading located at 27581 Palos Verdes Drive East, subject to the conditions
set forth in the attached Exhibit "A" (Case Nos. SUB2014-00003, ZON2014-00273 and
ZON2016-00120).
Section 8: 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 9: The time within which judicial review of the decision reflected in this
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 2Qth day of February 2018.
Mayor --
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I, Emily Colborn, City Clerk of the City of Rancho Palos Verdes, do hereby certify that
the above Resolution No. 2018-10, was duly and regularly passed and adopted by the
said City Council at a regular meeting thereof held o ebruary 20, 2018.
!erk
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RESOLUTION NO. 2018-10
Exhibit "A"
Conditions of Approval for
Vesting Tentative Parcel Map No. 72658, Height Variation,
Grading Permit and Site Plan Review
Case Nos. SUB2014-00003, ZON2014-00273 & ZON2016-00120
27581 Palos Verdes Drive East
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the Applicants
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 Applicants 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
Applicants 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 , the Director of Community Development 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.
Substantial changes to the project shall be considered a revision and require
approval of a revision by the final body that approved the original project, which
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may require new and separate environmental review and public notification .
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 Applicants 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
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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 7:00 AM Monday through Friday
and before 9:00 AM 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.
15. If 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, the Applicants shall provide temporary construction fencing, as
defined in Section 17.56.050(C) of the Development Code. Unless required to
protect against a safety hazard, temporary construction fencing shall not be
erected sooner than 15 days prior to commencement of construction.
16 . For all grading, landscaping and construction activities, the Applicants shall employ
effective dust control techniques, either through screening and/ or watering.
17. This approval of the Vesting Tentative Parcel Map and Grading Permit expires 24
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 .
18. The Applicants 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 Applicants 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.
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19 . All costs associated with plan check reviews and site inspections for the
Department of Public Works shall be incurred by the Applicants through the
establishment of a trust deposit with the Director of Public Works at the time of
plan check submittal or site inspection request.
20. The silhouette frames shall be removed within seven (7) days of a Planning
Commission approval.
21 . 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.
22. During the construction of the proposed project, the Applicants 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 .
23. The project shall utilize construction equipment equipped with standard noise
insulating features during construction to reduce source noise levels.
24. 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.
Project Specific Conditions
Approval of Vesting Tentative Parcel Map No. 72658
25. The approval of this Vesting Tentative Parcel Map allows the existing 43,677
square foot lot to be subdivided into two separate lots for the development of two
single-family two-story residences. The two approved lots shall comply with the
minimum lot dimensions required by the Development Code for the RS-2 Zoning
District. Lot No. 1 shall contain a lot area of 20 ,649 square feet and measure 181'
in width and 120 ' in depth (as measured pursuant to Code Section 17.48.020);
while Lot No. 2 shall contain a lot area of 23,029 square feet and measure 137' in
width and 168 ' in depth (as measured pursuant to Code Section 17.48 .020).
26 . 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.
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All existing easements shall remain in full force and effect unless expressly
released by the holder of the easement.
27. The proposed parcel map shall adhere to all the applicable dedications and
improvements required per Chapter 16.20 of the Development Code.
Prior to the Submittal of Final Parcel Map No . 72658
28 . 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 or surveyor under
whose supervision the survey was made.
29. 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 .
30 . All existing and proposed easements, including the proposed driveway easement
and any utility easements over Lot No. 1, shall be clearly illustrated and described
on the final parcel map .
31. All proposed easement documents , including the driveway easement and any
utility easements over Lot No. 1, shall be submitted to the City Engineer for review
and approval prior to approval of the final map .
32 . Prior to submitting the final map to the City Engineer for examination , the
Applicants 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.
33. 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.
Prior to the Recordation of Final Parcel Map No. 72658
34. Prior to approval of the Final Parcel Map, the Applicants shall dedicate land , pay
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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 .
35. 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 .
36 . Prior to recordation , the Applicants 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 No. 72658
37 . 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 .
38. Prior to issuance of any grading or building permit for the lots created and approved
herein, the Applicants shall obtain addresses for each of the new lots from the City.
Grading Permit
39. This approval shall allow the demolition of an existing 4 ,339 square foot single-
family two-story residence and site improvements including a pool, retaining wall
and hard scape areas in order to accommodate the construction of two new homes
and associated grading on each lot, as further described below:
Lot No . 1
A. The construction of a new 5 ,927 square foot (3-car attached garage and
basement included) two-story residence. BUILDING AREA CERTIFICATION
REQUIRED , to be provided by a license land surveyor or civil engineer prior to
the framing inspection.
B. Ancillary improvements including two attached covered patios , an outdoor
kitchen and driveway .
C . 1,528 cubic yards of associated grading , consisting of 1,272 cubic yards of cut
and 256 cubic yards of fill (1,016 cubic yards of export).
Lot No. 2
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A. The construction of a new 5,311 square foot (3-car garage and basement
included) two-story residence . BUILDING AREA CERTIFICATION
REQUIRED, to be provided by a licensed land surveyor or civil engineer prior
to the framing inspection.
B . Ancillary improvements including a new pool & spa, attached covered patio ,
new driveway and an 8' high up-sloping retaining wall.
C. 1, 766 cubic yards of grading, consisting of 1,504 cubic yards of cut and 262
cubic yards of fill (1 ,242 cubic yards of export).
D. The number of windows and dimensions on the north fagade shall comply with
the plans approved by the City Council on February 20, 2018. The dining room
window on the north fagade shall not exceed 2'x5 ' and shall be either 5' above
the interior finished floor elevation or translucent.
40. Unless modified by the approval of future planning applications, the approved
residences on Lot Nos . 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 - 1 O' minimum per side I 20 ' minimum total of both
sides
Rear yard setback -20 ' minimum
BUILDING SETBACK CERTIFICATION REQUIRED , to be provided by a licensed
land surveyor or civil engineer prior to foundation forms inspection.
41. The height of the residence on Lot No. 1 shall not exceed 22.9' in height , as
measured from the highest elevation of the existing grade covered by the structure
(elev. 429.1 ')to the highest proposed roof ridgeline (elev. 452.00'); and an overall
height of 26 ' as measured from lowest finished grade adjacent to the structure
(elev. 426.00') to the highest proposed roof ridgeline (elev. 452.00 ').
The height of the residence on Lot No. 2 shall not exceed 16.5' in height , as
measured from the highest elevation of the existing grade covered by the structure
(elev.435.5') to the highest proposed roof ridgeline (elev. 452.00'); and an overall
height of 24', as measured from the lowest finished grade adjacent to the structure
(elev. 428') to the highest proposed roof ridgeline (elev. 452.00'). 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 .
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42 . 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.
43. Unless modified by the approval of future planning applications , the approved
project shall maintain a maximum of 40% lot coverage (33% proposed for Lot No .
1 and 21 % proposed for Lot No. 2) for each lot.
44. 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
45 . New slopes shall not exceed 67% adjacent to the driveway and 35% elsewhere on
the property.
46. 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 .
47 . 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 .
48. 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 .
49 . During construction, including grading , excavating, and land clearing , the
Applicants' contractor shall be responsible for minimizing bulk material or other
debris from being tracked onto the City's public roadways, and if tracked, the
Applicants' contractor shall be responsible for cleaning up the impacted City's
public roadways.
50 . 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
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the top of the cargo compartment.
51. Prior to issuance of a grading and/or building permit, a Haul Route Permit shall be
obtained from the Public Works Department.
52. The Applicants 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.
53. Prior to issuance of any grading or building permits, the Applicants shall obtain and
provide proof of approvals from the City of Rolling Hills for the improvements within
their jurisdiction, such as for the construction of the proposed driveway,
landscaping, grading and drainage improvements.
54. 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.
55. Prior to the issuance of grading permits , the Applicants 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.
56. 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.
57. 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.
58. 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.
59. Prior to the issuance of building permits, the Applicants 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.
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60 . Prior to the issuance of any grading and/or building permits, the proposed sewer
system for each new property shall be reviewed and approved by the Building &
Safety Division .
61. Prior to the issuance of a grading and/or building permit for new construction, the
Applicants 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
62. 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.
63. 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.
64 . 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
65. 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.
66. Prior to a grading and/or building permit issuance, Fire Department review will be
required to ensure adequate emergency access.
67 . 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 .
Prior to Certificate of Occupancy
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68 . Prior to issuance of a Certificate of Occupancy, the Applicants shall submit
complete Landscape Plans to the Planning Division for review and approval by the
Director of Community Development 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 .
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Chapter 16.20 - DEDICATIONS AND IMPROVEMENTS
Sections:
16.20.010 - Applicability.
The standards and requirements of this chapter shall apply to all final tract and parcel maps.
Additional requirements may be added by either the director, city council, planning commission or the city
engineer. Exemption from these requirements may be granted by the director or by such person or
agency prescribed in this chapter.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.020 - Public streets, highways, alleys and easements.
A. All streets, highways, alleys, ways, easements, rights-of-way and parcels of land shown on the final
tract map or parcel map and intended for public use shall be offered for dedication for public use by
appropriate certificate on the title page. All irrevocable offers of dedication shall also be shown by
appropriate certificate on the title page.
B. When vehicular access rights from any lot or parcel to any highway or street are restricted, such
rights shall be offered for dedication to the city by the appropriate certificate on the title sheet, and a
note stating "VEHICULAR ACCESS RIGHTS DEDICATED TO THE CITY OF RANCHO PALOS
VERDES" shall be lettered along the highway or street adjacent to the lots or parcels affected on the
final map.
C. All streets, highways, alleys, ways, easements, rights-of-way and parcels of land offered for
dedication shall be developed and improved to the standards of the city.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.030 - Private streets, alleys or ways.
A. Private streets, alleys or ways will be permitted only when the welfare of the occupants of the
subdivision will be better served and the public's welfare will not be adversely affected. Such private
streets, alleys or ways shall not be offered for dedication and shall be shown on the final tract or
parcel map as part of adjacent parcel(s) or property of the homeowners' association, with a note on
the map as to the purpose.
B. All such access ways shall be governed by maintenance agreements. Said agreements shall be
approved by the city and made a part of the property deeds.
(Ord. 320 § 7 (part), 1997: Ord. 194 § 4, 1985; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.040 - Utility easements.
Any public or private utility easements required by the various utilities or the city shall be shown on
the final tract map or parcel map and dedicated to the appropriate agency by separate document.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.050 - Drainage easements.
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A. When storm drains are necessary for the general use of lot or parcel owners in the subdivision and
such storm drains are not to be installed in the public streets, alleys or ways of such subdivision,
then the subdivider shall offer to dedicate upon the final tract or parcel map thereof the necessary
rights-of-way for such facilities.
B. When the property being subdivided or any portion thereof is so situated as to be in the path of the
natural drainage from adjoining unsubdivided property, and no street, alley or way within the
subdivision is planned to provide for the drainage of such adjoining property, the subdivider shall
dedicate drainage rights-of-way adequate to provide in the future for the ultimate drainage of the
adjoining property.
C. The subdivider shall be responsible for mitigating any impacts caused by drainage flowing from the
property being subdivided to any adjacent property.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.060 - School sites.
Pursuant to Section 66478 of the Subdivision Map Act, the city may require any subdivider who
develops or completes the development of one or more subdivisions in the city to dedicate to the school
district such land as the city council deems to be necessary, for the purpose of constructing thereon, such
elementary schools as are necessary to ensure adequate public school service to the residents of the
subdivision.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.070 - Public facilities.
The city may require that areas of real property within the subdivision be reserved for parks,
recreational facilities, fire stations, libraries or other public uses subject to the provisions of Section 66479
of the Subdivision Map Act.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.080 - Supplemental size of improvements.
Pursuant to Sections 66485 and 66486 of the Subdivision Map Act, the city may require that
improvements installed by the subdivider for the benefit of the subdivision shall contain supplemental
size, capacity, number or length for the benefit of property not within the subdivision, and that these
improvements be dedicated to the public.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.090 - Off-site improvements.
Pursuant to the provisions of Section 66411.1 of the Subdivision Map Act, the city may require
dedication of rights-of-way, easements and construction of reasonable off-site and on-site improvements
for the parcels being created.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.100 - Park and recreation dedications and fees.
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A. Intent. This chapter is enacted pursuant to the authority granted by Section 66477 of the Subdivision
Map Act. The provisions of this chapter shall not apply to any subdivisions exempted from dedication
requirements by Section 66477 of the Subdivision Map Act.
B. Requirements. As a condition of approval of a tentative tract or parcel map, the subdivider 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 this
chapter.
C. General Standard. It is found and determined that the public interest, convenience, health, welfare
and safety require that four acres of property for each one thousand persons residing within this city
be devoted to local park and recreational purposes.
D. Formula for Dedication of Land. Where a park or recreational facility has been designated under the
"Recreational Activity," section of the "Urban Environment Element" of the city's general plan, and is
to be located, in whole or in part, within the proposed subdivision to serve the immediate and future
needs of the residents of the subdivision, the subdivider shall dedicate land for a local park sufficient
in size and topography to serve the residents of the subdivision. The amount of land to be provided
shall be determined pursuant to the following standards and formula:
Amount of land to be provided = Parkland Acreage per DU x
Number of
lots to be
created
Parkland Acreage per DU = Average Density per DU ÷ 1,000 population
park acreage standard
The following table of population density is to be followed:
Density of Dwelling Average
Density/DU
Parkland
Acreage/DU
Less than 6.1 DU/ac. 3.5 .0140
6.1 or more DU/ac. 2.8 .0112
DU = Dwelling unit
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ac. = Acre
Park acreage standard = 4 acres of property
The amount of land to be provided shall be the parkland acreage per dwelling unit applied to the
number of parcels (dwelling units) that will be created through the subject subdivision. In the event
that a parcel is created where there is an existing dwelling unit, and the dwelling unit will remain on
the newly created parcel, said parcel shall be exempt from the parkland acreage calculation.
Dedication of the land shall be made in accordance with the procedures contained in subsection J of
this section.
E. Formula for Fees in Lieu of Land Dedication.
1. General Formula. If there is no park or recreational facility designated in the general plan to be
located in whole or in part within the proposed subdivision to serve the immediate and future
needs of the residents of the subdivision, the subdivider shall, in lieu of dedicating land, pay a
fee equal to the value of the land prescribed for dedication in subsection D of this section and in
an amount determined in accordance with the provisions of subsection G of this section.
2. Fees in Lieu of Land. If the proposed subdivision is exempt under Government Code Section
66477 from dedication requirements but is subject to the requirement of fees in lieu of land or if
the city council elects to require a fee in lieu of dedication, the subdivider shall pay a fee equal
to the value of the land prescribed for dedication in subsection D of this section and in an
amount determined in accordance with the provisions of subsection G of this section.
3. Use of Money. The money collected under this section shall be used only for the purpose of
developing new or rehabilitating existing neighborhood or community park or recreational
facilities to serve the subdivision, including the purchase of necessary land and the
improvement of such land for park or recreational purposes.
F. Criteria for Requiring Both Dedication and Fee. The city may require the subdivider to both dedicate
land and pay a fee in lieu thereof in accordance with the following formula:
1. When only a portion of the land to be subdivided is proposed in the general plan as the site for a
local park, such portion shall be dedicated for local park purposes, and a fee computed
pursuant to the provisions of subsection E of this section shall be paid for any additional land
that would have been required to be dedicated pursuant to subsection D of this section.
2. When a major part of the local park or recreational site has already been acquired by the city
and only a small portion of land is needed from the subdivision to complete the site, such
remaining portion shall be dedicated for local park purposes, and a fee computed pursuant to
the provisions of subsection E of this section shall be paid for any additional land that would
have been required to be dedicated pursuant to subsection D of this section.
G. Amount of Fee in Lieu of Land Dedication. Where a fee is required to be paid in lieu of land
dedication, the amount of such fee shall be based upon the fair market value of the amount of land
which would otherwise be required to be dedicated pursuant to subsection D of this section. The fee
shall be paid pursuant to the provisions contained in subsection J of this section. The "fair market
value" of the land at the time of filing the tentative tract or parcel map shall be determined by the city
council using one of the following methods:
1. The assessed market valuation established by the Los Angeles County Tax Assessor, if the
land has been assessed within the last calendar year;
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2. The sale price of the land, if the land has been sold within the past five years, plus the inflation
rate established by the Consumer Price Index (C.P.I.) for each year subsequent to the sale,
plus any contingencies established at the sale which would increase the market value.
Documentation of the price established in escrow and the escrow instructions which would
affect the final sale price, if any, shall be submitted to the director by the developer;
3. The sale price of comparable properties in the area, taken from transactions that have
completed escrow within the previous year;
4. An appraisal performed by a member of the appraisal institute (M.A.I.) appraiser, to be paid by
the developer, if none of the above methods are applicable.
H. Determination of Land or Fee. The city council shall determine whether land dedication, the payment
of a fee in lieu thereof, or a combination of both, shall be required. Whether the city council accepts
land dedication or elects to require payment of a fee in lieu thereof, or a combination of both, shall be
determined by consideration of the following:
1. Recreational element of the city's general plan;
2. Topography, geology, access and location of land in the subdivision available for dedication;
3. Size and shape of the subdivision and land available for dedication;
4. The feasibility of dedication;
5. Availability of previously acquired park property. Only the payment of fees shall be required in
subdivisions containing fifty parcels or less, or in condominium projects, stock cooperative
projects, or community apartment projects containing fifty dwelling units or less. The
determination of the city council as to whether land shall be dedicated or whether a fee shall be
charged, or a combination thereof, shall be final and conclusive.
I. Credit for Private Open Space. Where private open space for park and recreational purposes is
provided in a proposed subdivision and such space is to be privately owned and maintained by the
future residents of the subdivision, partial credit, not to exceed fifty percent of the total land
dedication required by this section, may be given against the requirement of land dedication or
payment of fees in lieu thereof, if the city council finds that it is in the public interest to do so and that
all the following standards are met:
1. That yards, court areas, setbacks and other open areas required to be maintained by the zoning
and building ordinances and regulations shall not be included in the computation of such private
open space;
2. That the private ownership and maintenance of the open space is adequately provided for by
recorded written agreement, conveyance or restrictions;
3. That the private open space is restricted for park and recreational purposes by recorded
covenant, which runs with the land in favor of the future owners of property and which cannot be
defeated or eliminated without the consent of the city council or its successor;
4. That the proposed private open space is reasonably adaptable for park and recreational
purposes, taking into consideration such factors as size, shape, topography, geology, access
and location;
5. That facilities proposed for the open space are in substantial accordance with the provisions of
the recreational element of the general plan.
Before credit is given, the city council shall make written findings that the above standards are
met.
J. Procedure.
1. At the time of approval of the tentative tract or parcel map, the city council upon the
recommendation of the planning commission, shall determine pursuant to subsection H of this
section, the land to be dedicated and/or fees to be paid by the subdivider.
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2. At the time of the filing of the final tract or parcel map, the subdivider shall dedicate the land or
pay the fees as previously determined by the city council.
3. Open space covenants for private park or recreational facilities shall be submitted to the city
council prior to approval of the final tract or parcel map and shall be recorded
contemporaneously with the final tract or parcel map.
(Ord. 320 § 7 (part), 1997: Ord. 269 § 1, 1991; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.110 - Standards.
Standards for design and improvement of subdivisions shall be in accordance with the applicable
sections of this title and Title 17, the general plan, and any specific plans adopted by the city council.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.120 - Soils/geology report.
A. The applicant shall submit a preliminary soils and/or geology report, prepared by a civil engineer
and/or geologist, registered in the state, based upon adequate test borings, for every subdivision for
which a final tract or parcel map is required. The preliminary soils and/or geology report shall be
submitted to the city engineer for review. The city engineer may require additional information or
reject the report if it is found to be incomplete, inaccurate or unsatisfactory. The preliminary soils
and/or geology report may be waived if the city engineer finds that sufficient knowledge exists as to
the soils qualities of the soils of the subdivision.
B. In the event the preliminary soils report indicates the presence of critically expansive soils or other
soils problems which, if not corrected, could lead to structural defects, a soils investigation of each lot
or parcel in the subdivision shall be required and must be performed by a civil engineer registered in
the state who shall recommend the corrective action which is likely to prevent structural damage to
each structure proposed to be constructed in the area where such soils problem exists.
C. In the event the preliminary soils report indicates the presence of rocks or liquids containing
deleterious chemicals which, if not corrected, could cause construction materials such as concrete,
steel, and ductile or cast iron to corrode or deteriorate, a soils investigation of each potentially
affected lot or parcel in the subdivision shall be required and must be performed by a civil engineer
registered in the state who shall recommend the corrective action which is likely to prevent structural
damage to each structure proposed to be constructed in the area where such soils problem exists.
D. The subdivision or any portion thereof where such soils problems exist may be approved if it is
determined that the recommended action is likely to prevent structural damage to each structure to
be constructed and that the issuance of any building permit shall be conditioned to include this
recommended action in connection with the construction of each structure involved.
E. 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, or stating that the geological and/or soils report has been waived
pursuant to subsection A of this section.
F. Approval of a tentative parcel map, tentative tract map, or any final map that creates residential lots,
shall be conditioned to require recordation of a covenant against the property if development of the
subdivision requires significant remedial grading, which is defined as excavation, fill or any
combination thereof, which involves the redistribution of earth materials for the purpose of
reestablishing the stability and continuity of said area, and which involves: (1) excavation, fill or any
combination thereof in excess of one thousand cubic yards within any two-year period, or (2)
excavation ten feet or more below preconstruction grade or fill ten feet or more above
preconstruction grade. In addition, a note shall be placed on the final map stating that significant
remedial grading is required in order to develop the subdivision. The final map note and covenant
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shall document the nature and scope of the significant remedial grading that is to be performed to
enhance soil stability and reduce geotechnical hazards due to land movement or the presence of
natural hazards.
(Ord. 416 § 5, 2005; Ord. 320 § 7 (part), 1997: Ord. 157 § 3, 1982; Ord. 126 § 1 (part), 1980:
Ord. 78 (part), 1975)
16.20.130 - Monuments.
At the time of making the survey for all final maps, the engineer or surveyor shall set sufficient
durable monuments to conform with the standards of the Subdivision Map Act and shall set the following
additional monuments:
A. Exterior Boundary Monuments. Prior to recording the final map, the exterior boundary of land
being subdivided shall be adequately monumented. Boundary monuments shall be durable
monuments of not less than two-inch iron pipe, at least eighteen inches long, set in concrete at
each boundary corner.
B. Interior Monuments.
1. Parcel lot corners shall be monumented with not less than one-half-inch iron pipe. In
condominium-type projects where walls or structures define the parcel lines, no corner
monuments need be set.
2. Additional interior monumentation shall be indicated on the back edge of the adjacent
sidewalk by scored line in the fresh concrete.
3. Centerline monuments shall be set at the intersections, streets, alleys and ways, the
beginning and ends of curves, and the points of intersections of tangents, when such
points fall within the paved roadway. Monuments shall be spikes not less than eight inches
long.
4. All monuments set as required in this section shall be permanently marked or tagged with
the registration or license number of the engineer or surveyor under whose supervision the
survey was made.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.140 - Improvement agreement.
Prior to the approval by the city council of the final map, the subdivider shall execute and file an
agreement with the city specifying the period within which improvement work shall be completed to the
satisfaction of the city engineer, and providing that if the subdivider fails to complete the work within such
period, the city may complete the same and recover the full cost and expense thereof from the subdivider.
This agreement shall also provide for inspection of all improvements by the city engineer and
reimbursement to the city for the cost of such inspection by the subdivider. Such agreement may also
provide:
A. For the construction of the improvements in units;
B. For an extension of time under conditions therein specified;
C. For the termination of the agreement upon the completion of proceedings under an assessment
district act for the construction of improvements deemed by the city engineer to be at least the
equivalent of the improvements specified in such agreement and required to be constructed by
the subdivider; and
D. For progress payments to the subdivider, or his or her designee from any deposit money which
the subdivider may have made in lieu of providing a surety bond; provided, that no such
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progress payment shall be made for more than ninety percent of the value of any installment of
work; and provided further, that each such installment of work shall be completed to the
satisfaction of the city engineer.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.150 - Improvement bonds.
To guarantee the performance of any action or agreement with regard to the proposed subdivision,
security shall be furnished in the following amounts:
A. An amount determined by the city engineer to be one hundred percent of the total estimated
cost of the improvement or of the act to be performed, conditioned upon the faithful
performance of the act or agreement;
B. An additional amount determined by the city engineer, not less than fifty percent nor more than
one hundred percent of the total estimated cost of the improvement or the performance of the
required act; plus
C. An amount determined by the city engineer necessary for the guarantee and warranty of the
work for a period of one year following the completion and acceptance thereof against any
defective work or labor done, or defective materials furnished.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.160 - Faithful performance bond—Monuments.
The monumentation agreements shall be accompanied by a faithful performance bond in a sum
equal to the cost of setting such monuments, guaranteeing the faithful performance of all such work of
setting monuments and furnishing notes.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.170 - Surety company requirements.
All faithful performance bonds referred to in Sections 16.20.150 and 16.20.160 of this chapter shall
be furnished by a surety company rated A or AA and admitted in the state of California and shall be
subject to the approval and acceptance by the city attorney and city council.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.180 - Cash deposits and negotiable bonds.
In lieu of any faithful performance bond required by Sections 16.20.150 and 16.20.160 of this
chapter, the subdivider may deposit with the city a sum of money or negotiable bonds equal to the
required amount of such bond or security for the faithful performance thereof.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.190 - Improvement security—Release.
The improvement security required under this chapter shall be released in the following manner:
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A. Security given for faithful performance of any act or agreement shall be released upon the
performance of the act or final completion and acceptance of the required work, subject to the
provisions of subsection B of this section.
B. The city council, upon recommendation of the city engineer, may release a portion of the
security in conjunction with the acceptance of the performance of the act or work as it
progresses, if application is made by the subdivider; provided, however, that no such release
shall be for an amount more than seventy-five percent of the total improvement security given
for faithful performance of the act or work, until final completion and acceptance of the act or
work. In no event shall the city council authorize a release of the improvement security which
would reduce such security to an amount below that required to guarantee the completion of the
act or work and any other obligation imposed by this title, the Subdivision Map Act or any
improvement agreement. The city council may authorize any of its public officers or employees
to authorize release or reduction of the security in accordance with the conditions hereinabove
set forth and in accordance with such rules as it may prescribe.
(Ord. 320 § 7 (part), 1997: Ord. 157 § 4, 1982; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
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CHICAGO TITLE COMPANY
2050W. 190th Street, Suite 110, Torrance, CA 90504
Phone: (310) 783-9250 Fax: (310) 783-1517
Buyers/Borrowers Closing Statement
Final
Escrow No: 00012764- 009 X04 Close Date: 11/19/2013 Proration Date: 11A9/2013 Date Prepared: 11/20/2013
Buyers)/Borrower(s): NITAL PATEL
Nilay Patel
Seller(s): THE OLUSEGUN ZAKARI SALAKO LIVING TRUST DATED 4/ 4/ 12
Property: 27581 PALOS VERDES DRIVE EAST
RANCHO PALOS VERDES, CA 90275
Description Credit
TOTAL CONSIDERATION:
Total Consideration 1,250, 000.00
Deposit/Earnest Money 20,000.00
ESCROW AND TITLE CHARGES:
Escrow Fee to Chicago Title Company 2,200. 00
RECORDING FEES:
Recording Fees to Chicago Title Company
57. 00
PRORATIONS AND ADJUSTMENTS:
County Taxes from 11/19/2013 to 01/01/2014 based on the Semi -Annual 1,808.47
amount of $7,750.59
Additional Deposits 1,237, 000.00
Sub Totals 1,254, 065.47 1,257, 000.00
Refund Due Buyer/Borrower 2,934. 53
Totals 1,257, 000.00 1,257, 000.00
Printed by Joann Black on 11/20/2013- 11:06:09AM Page 1 of 1C-1
1) Select an Index
2) Select index type
3) Select beginning month Beginning
Index value
4) Select beginning year 238.677
5) Select ending month Ending
Index Value
6) Select ending year 259.135
Based upon the Index, index type, and the time period you have specifed, the
percent change in the Consumer Price Index is equal to:
8.6%
0
STATE OF CALIFORNIA
OFFICE OF THE DIRECTOR - RESEARCH UNIT
CONSUMER PRICE INDEX CALCULATOR
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