CC SR 20181204 01 - 29858 Knoll View Dr
PUBLIC HEARING
Date: 12/4/2018
Subject: Consideration and possible action to approve Revision ‘A’ to Resolution No. 2015-76,
thereby amending the Conditions of Approval to allow revisions to the recently-constructed
residence at 29858 Knoll View Drive (Case No. PLRV2018-0014).
Subject Property/Location: 29858 Knoll View Drive (Case No. PLRV2018-0014)
1. Report of Notice Given: City Clerk
2. Declare Public Hearing Open: Mayor
3. Request for Staff Report: Mayor
4. Staff Report & Recommendation: Mario Arellano, Assistant Planner
5. Council Questions of Staff (factual and without bias):
6. Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
7. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor
8. Council Deliberation:
The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer
questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter.
9. Council Action:
The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additional
testimony; continue the matter to a later date for a decision.
RANCHO PALOS VERDES CITY COUNCIL MEETING DATE: 12/04/2018
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA DESCRIPTION:
Consideration and possible action to approve Revision ‘A’ to Resolution No. 2015-76,
thereby amending the Conditions of Approval to allow revisions to the recently-
constructed residence at 29858 Knoll View Drive (Case No. PLRV2018-0014)
RECOMMENDED COUNCIL ACTION:
(1) Adopt Resolution No. 2018-__, A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF RANCHO PALOS VERDES APPROVING REVISION “A” TO THE
CITY COUNCIL-APPROVED HEIGHT VARIATION, GRADING PERMIT,
EXTREME SLOPE PERMIT, AND SITE PLAN REVIEW BY AMENDING THE
CONDITIONS OF APPROVAL OF RESOLUTION NO. 2015-76 TO INCREASE
THE SQUARE FOOTAGE OF THE RESIDENCE FROM 4,620 FT2 TO 6,895
FT2, INCREASING THE LOT COVERAGE FROM 39.3% TO 39.4%, AND
REDUCING THE GRADING FROM 466 YD³ TO 399 YD³ WITH 127 YD³ OF
IMPORT ON PROPERTY LOCATED AT 29858 KNOLL VIEW DRIVE (CASE
NO. PLRV2018-0014).
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: Mario Arellano, Assistant Planner
REVIEWED BY: Ara Mihranian, AICP, Director of Community Development
APPROVED BY: Doug Willmore, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Draft Resolution No. 2018- (page A-1)
B. Proposed Plans (page B-1)
C. Resolution No. 2015-76 (page C-1)
D. City Council-approved Plans (page D-1)
BACKGROUND AND DISCUSSION:
On February 11, 2014, after conducting multiple public hearings, the Planning
Commission adopted P.C. Resolution No. 2014-07, denying without prejudice a Height
Variation, Grading Permit, and Extreme Slope Permit for a new 5,203 ft², two-story
single-family residence, with 466 yd³ of associated grading on a vacant lot on Knoll
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View Drive in the Miraleste Hills neighborhood. The Applicant (Marshall Esfahani of
Hermosa Seaside Development Corporation) appealed the Planning Commission’s
decision to the City Council.
On April 16, 2014, the City Council conducted the appeal hearing, and given the
Applicant’s desire to modify the project, remanded the project back to the Planning
Commission for consideration.
On December 9, 2014, the Planning Commission conducted a new public hearing on
the Applicant’s revised project, and after considering public testimony and information
presented at the meeting, adopted P.C. Resolution No. 2014-35, approving a revised
project for a smaller 4,870 ft², two-story residence with 213 yd³ of grading and ancillary
improvements. A neighbor appealed the Planning Commission’s decision to the City
Council.
On May 5, 2015, the City Council conducted the appeal hearing, and after considering
information presented at the hearing including testimony from the Applicant and
Appellant, continued the public hearing to August 4, 2015, to allow the Applicant to
redesign the project by, among other things, reducing its square footage and providing
more articulation to the proposed residence.
On August 4, 2015, the City Council conducted the continued public hearing on the
appeal, and after considering information presented, including the revised plans,
adopted Resolution No. 2015-76 (Attachment C), approving a 4,620 ft2, two-story
residence with 466 yd3 of grading and ancillary site improvements (Attachment D).
On December 6, 2016, a building permit was issued for the City Council-approved
project and construction commenced soon thereafter. The existing building permits are
valid until December 29, 2019.
On May 8, 2018, the Applicant submitted a request to revise the City Council-approved
project by increasing the structure size and lot coverage, reducing the grading, and
eliminating the pool and spa with associated equipment. After multiple revisions were
made to the project, the application was deemed complete for processing on October
26, 2018.
On November 1, 2018, a public hearing notice was mailed to property owners within a
500’ radius of the site and was published in the Palos Verdes Peninsula News. To date,
no comments have been received in response to the public notice.
Proposed Revised Project Description
In 2015, when the City Council originally considered the proposed project on the
neighbor’s appeal, concerns were raised regarding the structure’s apparent bulk and
mass as seen from adjacent properties and the public right-of-way, excessive size, and
excessive grading. The Applicant addressed these concerns to the City Council’s
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satisfaction by reducing the structure size, reducing the roof ridgeline, and providing
additional articulation. The City Council-approved project was reduced in size from
6,105 ft2 (original proposal) to 4,620 ft2. A majority of the reduced square footage
remained within the existing building footprint but as unconditioned subfloor area.
Construction of the City Council-approved residence is nearly complete. However, the
Applicant is now requesting to, among other things, increase the square footage of the
residence without modifying the building envelope, as shown in the attached plans
(Attachment B). Specifically, the Applicant is requesting to amend the Conditions of
Approval to allow the following project revisions:
• Increase the proposed lot coverage from 39.3% to 39.4%;
• Increase the square footage of the residence from 4,620 ft2 to 6,895 ft2
consisting of converting 2,215 ft2 of subfloor area into habitable area along the
first floor and adding 60 ft2 to the second floor (all within the existing building
envelope);
• Remove of the approved pool and pool equipment; and,
• Reduce the amount of associated grading from 466 yd3 to 399 yd3 with 127 yd3
of import to account for the removal of the pool and spa and to widen the
driveway from 12 feet to 15 feet.
In accordance to Section 17.78.040(B) of the Rancho Palos Verdes Municipal Code, the
proposed revision is being considered by the City Council because the City Council was
the final deciding body that took action on the project.
The following table compares the previously-approved Planning Commission and City
Council projects to the proposed revised project.
CRITERIA
CODE
REQUIREMENT
2014
PLANNING
COMMISSION-
APPROVED
PROJECT
2015 CITY
COUNCIL-
APPROVED
PROJECT
2018
PROPOSED
REVISED
PROJECT
Lot Size 20,000 ft² 15,351 ft² No change No change
Structure Size N/A 4,870 ft² 4,620 ft² 6,895 ft²
Setbacks
Front 20’-0” 20’-0” 20’-0” 20’-0”
Side (north) 5’-0” 5’-0” 5’-0” 5’-0”
Side (south) 5’-0” 8’-0” 8’-0” 8’-0”
Rear 15’-0” 44’-6” 44’-6” 44’-6”
Lot Coverage (%) 40% 38.7% 39.3% 39.4%
Driveway N/A 1,420 ft² 1,420 ft² 1,425 ft²
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CRITERIA
CODE
REQUIREMENT
2014
PLANNING
COMMISSION-
APPROVED
PROJECT
2015 CITY
COUNCIL-
APPROVED
PROJECT
2018
PROPOSED
REVISED
PROJECT
Open Deck N/A 404 ft² 404 ft² 404 ft²
Enclosed Parking 3 spaces
3 spaces 3 spaces 3 spaces
Structure Height
Lowest finished
grade adjacent
to the building
foundation/slab.
Highest existing
grade adjacent
to the building
foundation/slab.
20’
16’
26’
26’
25.75’
25.75’
25.75’
25.75’
Grading N/A 213 yd3 466 yd3 399 yd3
While the proposed 2,275 ft2 addition may seem excessive, especially when considering
that the City Council directed the Applicant to reduce the square footage of the overall
structure in order to reduce its apparent mass and bulk, Staff believes that the resulting
residence will remain compatible with the neighborhood despite being the largest
residence within the neighborhood. This is because the proposed addition will convert
unconditioned subfloor area to habitable floor area entirely within the City Council-
approved building envelope. The proposed additional square footage will not change
the building envelope and therefore will not add to the apparent mass and bulk of the
residence. The only visible change would be the addition of doors and windows to the
building facade. As a result, the visible difference in appearance from the neighboring
properties will be negligible. Furthermore, the proposed revision will not be visible from
the public right-of-way of Knoll View Drive, which is 20’ higher in elevation.
In terms of grading, the project revision will result in a reduction of earth movement from
466 yd3 to 399 yd3 with 127 yd3 of imported soil to support a portion of the driveway and
motor courtyard. The Applicant’s request includes widening the driveway from 12’ to 15’
with 6 yd3 of additional grading, thereby slightly increasing the lot coverage and graded
area. However, since the Applicant is no longer constructing the pool and spa, the
additional lot coverage and grading will be largely offset, resulting in a 0.1% net
increase to the total amount of lot coverage (increasing from 39.3% to 39.4% within the
maximum 40% lot coverage allowed for the RS-2 zoning district) and a 67 yd3 reduction
in the overall grading.
Based on the foregoing discussion, Staff believes that the revised project will remain
compatible with the character of the neighborhood and will continue to meet the spirit of
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the City Council’s original approval since the proposed addition will occur entirely within
the approved building envelope. The proposed revision continues to meet the
development criteria for the RS-2 zoning district and all the previous findings made by
the City Council in 2015 for the Height Variation, Grading Permit, Extreme Slope Permit,
and Site Plan Review can continue to be made as reflected in the attached resolution
(Attachment A). Thus, Staff recommends that the City Council approve the Applicant’s
revised project. Should the City Council approve the proposed revision, the Applicant
will need to submit revised structural plans for review and approval by the Building and
Safety Division before construction resumes.
ADDITIONAL INFORMATION
Environmental Assessment
Staff has determined that the proposed project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA), under Article 19, Section
15301(e)(1) (Additions to Existing Structures) of the California Guidelines for
Implementation of the CEQA because the proposed addition will not result in an
increase of more than 2,500 ft2.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative actions are available
for the City Council’s consideration:
1. Deny, without prejudice, the revision to the City Council-approved Height
Variation, Grading Permit, Extreme Slope Permit, and Site Plan Review
applications (Case No. PLRV2018-0009), and direct Staff to prepare a
resolution of denial for adoption on a future date certain.
2. Identify any issues of concern with the proposed project, provide Staff
and/or the Applicant with direction in modifying the project, and continue
the public hearing to a date certain.
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RESOLUTION NO. 2018-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING REVISION “A” TO
THE CITY COUNCIL-APPROVED HEIGHT VARIATION,
GRADING PERMIT, EXTREME SLOPE PERMIT, AND SITE
PLAN REVIEW BY AMENDING THE CONDITIONS OF
APPROVAL OF RESOLUTION NO. 2015-76 TO INCREASE
THE SQUARE FOOTAGE OF THE RESIDENCE FROM 4,620
FT2 TO 6,895 FT2, INCREASING THE LOT COVERAGE
FROM 39.3% TO 39.4%, AND REDUCING THE GRADING
FROM 466 YD³ TO 399 YD³ WITH 127 YD³ OF IMPORT ON
PROPERTY LOCATED AT 29858 KNOLL VIEW DRIVE
(CASE NO. PLRV2018-0014).
WHEREAS, on April 21, 1965, Tract Map 27142 was recorded with the County of
Los Angeles, thereby creating the subject property along with the other properties within
the Miraleste Hills community; and,
WHEREAS, on October 10, 2011, the Applicant (Marshall Esfahani) submitted
Planning Case No. ZON2011-00280 (Height Variation, Grading, and Site Plan Review) to
the Planning Division to allow the construction of a 6,105 ft2 two-story single-family
residence with 762 yd3 of grading on a vacant lot; and,
WHEREAS, on February 11, 2014, after conducting multiple public hearings, the
Planning Commission adopted P.C. Resolution No. 2014-07, denying without prejudice, a
Height Variation, Grading, and Extreme Slope Permit for a new 5,203 ft², two-story, single-
family residence with 466 yd³ of associated grading finding that the project was too large
and not compatible with the character of the neighborhood; and,
WHEREAS, On February 26, 2014, the Applicant appealed the Planning
Commission’s decision to the City Council requesting another opportunity to redesign the
project to address the Planning Commission’s concerns; and,
WHEREAS, on April 16, 2014, meeting, the City Council conducted the appeal
hearing, and given the Applicant’s desire to modify the project, remanded the project back
to the Planning Commission for review and consideration; and,
WHEREAS, On December 9, 2014, the Planning Commission conducted a new
public hearing, and after considering public testimony including the Applicant’s revised
project, adopted P.C. Resolution No. 2014-35, approving a revised project for smaller
4,870 ft², two-story, single-family residence with 213 yd³ of grading and ancillary site
improvements; and,
WHEREAS, on January 2, 2015, the owners of the property located at 29848 Knoll
View Drive appealed the Planning Commission’s decision to the City Council as the
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Resolution No. 2018-__
Page 2 of 9
Appellant did not believe that the Applicant has a legal right/authority to use a driveway
along the north side of the vacant lot for ingress/egress purposes; and,
WHEREAS, on May 5, 2015, the City Council conducted the appeal hearing, and
after considering information presented at the hearing including testimony from the
Applicant and Appellant, continued the public hearing to August 4, 2015 to allow the
Applicant to redesign the project by, among other things, reducing the square footage and
providing more articulation to the proposed residence; and,
WHEREAS, on August 4, 2015, the City Council conducted a second appeal hearing
and, after considering information presented including the revised plans, adopted
Resolution No. 2015-76, approving a modified project for a smaller 4,620 ft2, two-story
residence with 466 yd3 of grading and ancillary site improvements including a new pool and
spa with associated mechanical equipment; and,
WHEREAS, on December 6, 2016, a building permit was issued for the City
Council-approved project and construction commenced soon thereafter; and,
WHEREAS, on May 8, 2018, the Applicant submitted a request to revise the City
Council-approved project by increasing the structure size and lot coverage, reducing the
grading, and eliminating the pool and spa with associated mechanical equipment. After
multiple revisions were made to the project, the application was deemed complete for
processing on October 26, 2018; and,
WHEREAS, on November 1, 2018, a notice was mailed to property owners within a
500’ radius of the site and was published in the Palos Verdes Peninsula News; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et seq. (“CEQA”), the State’s CEQA Guidelines,
California Code of Regulation, Title 14, Section 15000 et seq., the City’s Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), Staff found no evidence that PLRV2018-0014 would have a significant effect
on the environment and, therefore, the proposed project has been found by the City
Council to be categorically exempt under Article 19, Section 15301(e)(1) (Additions to
Existing Structures) of the California Guidelines for Implementation of the CEQA because
the proposed addition will not result in an increase of more than 2,500 ft2and,
WHEREAS, the City Council held a public hearing on December 4, 2018, at which
time all interested parties were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE CITY COUNCIL DOES HEREBY FIND, DETERMINE
AND RESOLVE AS FOLLOWS:
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Section 1: The proposed project involves a revision to the City Council-approved
project to amend the Conditions of Approval to allow the following project revisions:
• Increase the proposed lot coverage from 39.3 to 39.4%;
• Increase the square footage of the residence from 4,620 ft2 to 6,895 ft2
consisting of converting 2,215 ft2 of subfloor area into habitable area along
the first floor and increasing 60 ft2 to the second floor (all within the existing
building envelope);
• Remove the approved pool and spa with associated mechanical equipment;
and,
• Reduce the amount of associated grading from 466 yd3 to 399 yd3 with 127
yd3 of import to account for the removal of the pool and spa and to widen the
driveway from 12 feet to 15 feet.
Section 2: The City Council finds that the revised project does not change the
original findings made in Resolution No. 2015-76 for the Height Variation because the
additional 2,275 ft2 to the existing residence will occur within the existing building envelope
and will not alter the Council-approved maximum roof ridgeline elevation of 105.25’; will not
significantly impair City-protected views from the viewing areas of neighboring properties;
will not result in a significant cumulative view impairment; will remain compatible with the
immediate neighborhood; and will not result in unreasonable infringement of privacy of the
abutting residences.
Section 3: The City Council finds that the revised project does not change the
original findings made in Resolution No. 2015-76 for the Major Grading Permit because the
total amount of grading is being reduced from 466 yd3 to 399 yd3 with 127 yd3 of import to
account for the removal of the pool and spa and to widen the driveway from 12’ to 15’, and
the City Council-approved finished contours will generally remain the same and the
maximum allowed heights of the retaining walls will not increase.
Section 4: The City Council finds that the proposed revised project does not
change the original findings made in Resolution No. 2015-76 for the Extreme Slope Permit
because the additional 2,275 ft2 to the existing residence will occur within the existing
building envelope and will not alter the entry deck originally permitted to be constructed in
the front yard by extending a maximum of 6’ beyond the toe of an extreme slope.
Section 5: The City Council finds that the revised project does not change the
original findings made in Resolution No. 2015-76 for the Site Plan Review because the
project continues to comply with the required residential setback standards, lot coverage
and the maximum allowable heights as presented in the Development Code for the RS-2
zone.
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Resolution No. 2018-__
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Section 6: Unless modified in the attached Conditions of Approval, all existing
Conditions of Approval included in Resolution No. 2015-76 shall remain in full force and
effect.
Section 7: 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 and other applicable short periods of limitation.
PASSED, APPROVED, AND ADOPTED this 4th day of December 2018.
__________________
Mayor
Attest:
____________________
City Clerk
State of California )
County of Los Angeles ) ss
City or Rancho Palos Verdes )
I, Emily Colborn, the City Clerk of the City of Rancho Palos Verdes, do hereby certify
that the above Resolution No. 2018-__ was duly and regularly passed and adopted by the
said City Council at a regular meeting thereof held on December 4, 2018.
_______________________
City Clerk
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Resolution No. 2018-__
Page 5 of 9
EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. PLRV2018-0014 (HV, GR, ESP, SPR)
29858 Knoll View Drive
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the Applicant
and the property owner shall submit to the City a statement, in writing, that they
have read, understand, and agree to all conditions of approval contained in this
Resolution. Failure to provide said written statement within ninety (90) days
following the date of this approval shall render this approval null and void.
2. The Applicant shall indemnify, protect, defend, and hold harmless, the City,
and/or any of its officials, officers, employees, agents, departments, agencies,
and instrumentalities thereof, from any and all claims, demands, lawsuits, writs
of mandamus, and other actions and proceedings (whether legal, equitable,
declaratory, administrative or adjudicatory in nature), and alternative dispute
resolutions procedures (including, but not limited to arbitrations, mediations, and
other such procedures) (collectively “Actions”), brought against the City, and/or
any of its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof, that challenge, attack, or seek to modify, set aside,
void, or annul, the action of, or any permit or approval issued by, the City and/or
any of its officials, officers, employees, agents, departments, agencies, and
instrumentalities thereof (including actions approved by the voters of the City),
for or concerning the project.
ADDED PER RESOLUTION NO. 2018-__ ON DECEMBER 4, 2018
3. Prior to conducting any work in the public right of way, such as for curb cuts,
dumpsters, temporary improvements and/or permanent improvements, the
Applicant shall obtain an encroachment permit from the Director of Public
Works.
4. Approval of this permit shall not be construed as a waiver of applicable and
appropriate zoning regulations, or any Federal, State, County and/or City laws
and regulations. Unless otherwise expressly specified, all other requirements of
the City of Rancho Palos Verdes Municipal Code shall apply.
5. The Community Development Director is authorized to make minor modifications
to the approved plans and any of the conditions of approval if such modifications
will achieve substantially the same results as would strict compliance with the
approved plans and conditions. Otherwise, any substantive change to the
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project shall require approval of a revision by the final body that approved the
original project, which may require new and separate environmental review.
6. The project development on the site shall conform to the specific standards
contained in these conditions of approval or, if not addressed herein, shall
conform to the residential development standards of the City's Municipal Code,
including but not limited to height, setback and lot coverage standards.
7. Failure to comply with and adhere to all of these conditions of approval may
because to revoke the approval of the project pursuant to the revocation
procedures contained in Section 17.86.060 of the City’s Municipal Code.
8. If the Applicant has not submitted an application for a building permit for the
approved project or not commenced the approved project as described in
Section 17.86.070 of the City’s Municipal Code within one year of the final
effective date of this Resolution, approval of the project shall expire and be of no
further effect unless, prior to expiration, a written request for extension is filed
with the Community Development Department and approved by the Director.
9. In the event that any of these conditions conflict with the recommendations
and/or requirements of another permitting agency or City department, the stricter
standard shall apply.
10. Unless otherwise designated in these conditions, all construction shall be
completed in substantial conformance with the plans stamped APPROVED by the
City with the effective date of this Resolution.
11. This approval is only for the items described within these conditions and
identified on the stamped APPROVED plans and is not an approval of any existing
illegal or legal non-conforming structures on the property, unless the approval of
such illegal or legal non-conforming structure is specifically identified within
these conditions or on the stamped APPROVED plans.
12. The construction site and adjacent public and private properties and streets shall
be kept free of all loose materials resembling trash and debris in excess of that
material used for immediate construction purposes. Such excess material may
include, but not be limited to: the accumulation of debris, garbage, lumber, scrap
metal, concrete asphalt, piles of earth, salvage materials, abandoned or
discarded furniture, appliances or other household fixtures.
13. 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,
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Resolution No. 2018-__
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construction and/or grading operations, trucks shall not park, queue and/or idle
at the project site or in the adjoining street rights-of-way before 7AM Monday
through Friday and before 9AM on Saturday, in accordance with the permitted
hours of construction stated in this condition. When feasible to do so, the
construction contractor shall provide staging areas on-site to minimize off-site
transportation of heavy construction equipment. These areas shall be located to
maximize the distance between staging activities and neighboring properties,
subject to approval by the building official.
14. Unless modified by the approval of future planning applications, the approved
project shall maintain a maximum of 40% lot coverage (39.4% proposed).
AMENDED PER RESOLUTION NO. 2018-__ ON DECEMBER 4, 2018
15. The approved additions shall maintain setbacks as depicted on the APPROVED
plans for both the first and second floor additions. BUILDING SETBACK
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to foundation forms inspection.
16. Maximum hardscape coverage within the 20-foot front-yard setback area shall
not exceed 50%.
17. A minimum 3-car garage shall be maintained, with each required parking space
being individually accessible and maintaining minimum unobstructed dimensions
of 9' in width and 20' in depth, with minimum 7' vertical clearance (3-car garage
proposed).
AMENDED PER RESOLUTION NO. 2018-__ ON DECEMBER 4, 2018
18. Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting
is permitted where the light source is directed toward or results in direct
illumination of a parcel of property or properties other than that upon which such
light source is physically located.
19. All grading, landscaping and construction activities shall exercise effective dust
control techniques, either through screening and/or watering.
20. All construction sites shall be maintained in a secure, safe, neat and orderly
manner, to the satisfaction of the City’s Building Official. All construction waste
and debris resulting from a construction, alteration or repair project shall be
removed on a weekly basis by the contractor or property owner. Existing or
temporary portable bathrooms shall be provided during construction. Portable
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Resolution No. 2018-__
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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.
21. Prior to the issuance of building permits, the Applicant shall demonstrate the
project's compliance with the South Coast Air Quality Management District Rule
445 and the City Municipal Code requirements regarding wood-burning devices.
Project Specific Conditions:
22. This approval shall allow for a 6,895ft2 two-story single-family residence, which
includes a 674 square-foot 3-car garage. BUILDING AREA CERTIFICATION
REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to
building permit final.
AMENDED PER RESOLUTION NO. 2018-__ ON DECEMBER 4, 2018
23. The maximum ridgeline of the approved project is 105.25’. BUILDING HEIGHT
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to roof sheathing inspection. Additionally, prior to the framing of
walls, a FINISHED GRADE ELEVATION CERTIFICATION shall be provided by
a licensed land surveyor or civil engineer, showing the Finished Grade Elevation
at 79.5’.
24. The proposed chimney may project a maximum of 2' into any required setback,
and shall not exceed the minimum height required for compliance with the
Uniform Building Code.
25. All existing foliage located on the subject property along the north and east side
property lines, adjacent to the private driveway easement and easterly neighbor,
shall be maintained in a thriving manner. If any of the existing trees on either
property are damaged or removed during construction, the Applicant shall
provide new trees to the satisfaction of the Director of Community Development.
26. In addition to the new residence, grading and retaining walls, the Site Plan
Review for this project shall allow the construction of a covered patio.
27. Said approvals include an Extreme Slope Permit that shall allow the construction
of a deck to extend over the top of an extreme slope. Said deck shall not extend
more than 6’-0” beyond the extreme slope.
28. This project includes two retaining walls located adjacent to the proposed new
driveway that shall not exceed a height of 5’-0”.
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29. Prior to issuance of a Grading or Building Permit, if applicable, the Applicant
shall obtain approval of a haul route from the Public Works Department.
30. The proposed project shall allow a total of 399 cubic yards of grading consisting
of:
a) 26 cubic yards of cut
b) 373 cubic yards of fill
c) 127 cubic yards of import
AMENDED PER RESOLUTION NO. 2018-__ ON DECEMBER 4, 2018
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B
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1
B
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2
B
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3
B
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4
B
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5
B
-
6
B
-
7
B
-
8
C
-
1
C
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2
C
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3
C
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4
C
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5
C
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6
C
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C
-
8
C
-
9
C
-
1
0
C
-
1
1
C
-
1
2
D-1
D-2
D-3
D-4
D-5
D-6
D-7
D-8