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PC RES 2019-012 P.C. RESOLUTION NO. 2019-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, A HEIGHT VARIATION, MAJOR GRADING PERMIT, MINOR EXCEPTION PERMIT AND SITE PLAN REVIEW TO ALLOW THE CONSTRUCTION OF A 17FT2 SINGLE STORY ADDITION AND AN 804FT2 SECOND STORY ADDITION, MEASURING 25'-9" IN HEIGHT, TO AN EXISTING SINGLE-STORY RESIDENCE RESULTING IN A TOTAL STRUCTURE SIZE OF 4,975FT2, THE DEMOLITION OF THE EXISTING TWO-CAR DETACHED GARAGE TO ACCOMMODATE THE CONSTRUCTION OF A NEW 1,602FT2, TWO-STORY, DETACHED STRUCTURE CONSISTING OF A 758FT2 SECOND DWELLING UNIT ABOVE AN 844FT2 THREE- CAR GARAGE, MEASURING 21'-3" IN HEIGHT, AND THE CONSTRUCTION OF ANCILLARY SITE IMPROVEMENTS WITH 658YD3 OF ASSOCIATED GRADING AT 5425 MIDDLECREST ROAD (CASE NO. PLHV2018-0014). WHEREAS, on September 21, 2018, the Director approved a Site Plan Review application (Case No. PLSR2018-0261) to replace a single-story residence and detached garage in the same general location and size as the original residence (3,011 ft, which was partially damaged by a fire in November 2017 (see attached Director-Approved Plans). The Director-approved project is considered by the Applicant as Phase 1 and is currently in the Building & Safety plan check process. As such, no demolition or construction to the fire-damaged structure has occurred on the project site and remains unoccupied; WHEREAS, on December 13, 2018, the Applicant submitted Height Variation, Major Grading Permit, and Site Plan Review applications to construct additions, as Phase 2, to the previous Director-approved primary residence, and to demolish the existing detached garage to accommodate a new two-story detached structure with a second dwelling unit (also known as an accessory dwelling unit or ADU) above, and ancillary site improvements with associated grading; WHEREAS, on January 9, 2019, Staff completed an initial review of the application, at which time the application was deemed incomplete due to missing information on the project plans. The Applicant submitted additional information on several occasions (including a Minor Exception Permit) and modified the design of the detached structure to address neighbor concerns; WHEREAS, on May 9, 2019, Staff deemed the application complete, setting the action deadline to July 8, 2019. On the same day, a public notice was mailed to property owners within a 500' radius of the subject property and published in the Peninsula News, P.C. Resolution No. 2019-12 Page 1 of 14 providing a 30-day time period to submit comments. No public comments were received in response to the public notice; WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources 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, the proposed project has been found to be categorically exempt under Section 15301 (Existing Facilities) of the California Guidelines for Implementation of CEQA. Specifically, the project involves additions to an existing structure that is less than 10,000ft2; is located where existing public services and facilities are available; and is not in an environmentally sensitive area; WHEREAS, the Planning Commission held a public hearing on June 11, 2019, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The proposed project involves the construction of a 17ft2 single story addition and an 804ft2 second story addition, measuring 25'-9" in height, to an existing single-story residence; demolition of an existing detached garage to accommodate the construction of a new 21'-3" tall, two-story detached structure consisting of a 758ft2 second unit above an 844ft2 garage, resulting in a combined total structure size of 4,975ft2; and construction of ancillary site improvements with 658yd3 of associated grading. Section 2: The Planning Commission finds that the Height Variation for the construction of a 25'-9" tall, 804ft2 second story addition to the primary residence and a new 21'-3" tall, 1,602ft2 two-story detached structure, both exceeding the 16'/20' by-right height limit, are warranted based on the following findings: A. The Applicant has complied with the early neighborhood consultation process guidelines and procedures by obtaining 7 signatures (100%) from properties within 100' and 18 signatures (51%) within 500' of the project site. B. The proposed residence does not significantly impair a view from public property (parks, major thoroughfares, bikeways, walkways or equestrian trails), which has been identified in the City's General Plan, Conceptual Trails Plan, Trails Network Plan, or Coastal Specific Plan. There are no public viewing area or viewing site in the immediate vicinity and the property is not located within the City's Coastal Zone or any other City specific plan. Additionally, the B-1 Indian Peak Trail Segment identified in the City's Conceptual Trails Plan that runs along the north end of Crenshaw Blvd. is located approximately 55' lower than the project area and therefore, views from this trail will not be impacted. P.C. Resolution No. 2019-12 Page 2 of 14 C. The proposed residence is not located on a ridge or promontory. The proposed project is not located on a prominent mass of land that overlooks or projects onto a lowland or body of water on two sides. D. The area of a proposed new structure or an addition to an existing structure that is above 16' in height, as defined in Section 17.02.040(B) of the Municipal Code, when considered exclusive of existing foliage, does not significantly impair a view from the viewing area of another parcel due to the topography in the area and the development of the tract. The views in the area are primarily oriented to the northeasterly direction consisting of the Los Angeles basin in which the residences to the east and west of the subject property share the same view with no views in the direction of, or over the proposed project area. The properties to the south are at an elevation approximately 10' lower than the project site and do not have views over the 16' height limit. E. There is no significant cumulative view impairment caused by granting the Height Variation because none of the properties have views in the direction of, or over the proposed project area. For the same reason, given the topographical layout of the neighborhood, similar improvements on adjacent properties will also have no view impacts to other properties. F. The proposed residence complies with all other Code requirements, including, but not limited to the minimum required setbacks, height, parking, lot coverage, including the increased front yard lot coverage as discussed in Section 4 below. G. The proposed residence is compatible with the character of the immediate neighborhood in terms of the scale, architectural style, and setbacks. The existing neighborhood incorporates various design elements and facade treatments from both modern and traditional architectural styles which are reflected in the proposed residence. As designed, the proposed residence will consist of a smooth stucco finish with stone veneer accents, arcades with round stone columns along the patio and porch areas, and a hip roof design with decorative rafters. In addition, the proposed detached structure will replicate the design and architectural style of the primary residence with simplified alternations such as a cornice trim in lieu of decorative rafters and shorter roof eaves. The proposed project also includes various design elements to minimize the apparent bulk and mass, including varied setbacks and ridgeline elevations with low-pitched hip roofs, and inclusion of balconies and a roof deck that serve as visual breaks. There are two other two- story homes in the immediate neighborhood which are in close proximity to the project site, allowing the proposed two-story structures to seamlessly blend in. Lastly, the proposed project exceeds the minimum required setbacks that allows air, light, and privacy between structures. P.C. Resolution No. 2019-12 Page 3 of 14 H. The proposed new structure or addition to an existing structure that is above 16' in height does not result in an unreasonable infringement of the privacy of the occupants of abutting residences. The proposed balcony, roof deck, and windows on the proposed second story addition to the primary residence faces the neighboring property's front yard and located at least 50' away from the closest abutting neighbor. In addition, the proposed balcony along the front façade of the two story detached structure primarily faces the street with very limited views into the neighboring property's front yard, where there is no expectation of privacy. Section 3: The Planning Commission finds that the Major Grading Permit to conduct 658yd3 of associated grading consisting of 452yd3 cut and 206yd3 fill with 246yd3 of export to expand the building pad, notch the detached structure into existing grade, and accommodate the proposed ancillary site improvements is warranted based on the following findings: A. The grading does not exceed that which is necessary for the permitted primary use of the lot. The proposed project is in a RS-2 zoning district in which the primary use of the lot is residential. The proposed grading is to create a more level and larger building pad to accommodate the proposed residential structures, notch the detached structure into existing grade to minimize visual impacts to neighboring properties, and to widen the driveway to comply with the Los Angeles County Fire Department access requirements. B. The grading and/or related construction does not significantly adversely affect the visual relationships with nor the views from the viewing area of neighboring properties. Although the eastern end of the primary residence will be raised by approximately 1.3' (from 117.2' to 118.5'), the overall height of the eastern end of the residence will remain less than 16' in height (14.14'), as measured from the point where the lowest foundation or slab meets finished grade (118.5') to the first story roof ridgeline (132.64'). The proposed grading for the split-story detached structure is to lower the lowest finished grade, resulting in a structure that is lower than a structure that could have been built in the same location at the original building pad elevation. As discussed in Section 2D, the proposed structures supported by the proposed grading will not impact views from the viewing areas of neighboring properties. C. The nature of the grading minimizes disturbances to the natural contours and finished contours are reasonably natural. The proposed grading is limited to areas that have previously been graded for the construction of the existing residence and will be minimal as most of the grading is to level the area for a larger usable space. In order to accommodate ancillary site improvements in the front and side yards, especially the wider driveway, alterations to the slope will be necessary but is limited to an extent where most of the remaining slope will be preserved. P.C. Resolution No. 2019-12 Page 4 of 14 D. The grading takes into account the preservation of natural topographic features and appearances by means of land sculpturing so as to blend any man-made or manufactured slope into natural topography. Most of the grading will be conducted on previously graded areas to accommodate the proposed structures and ancillary site improvements where no land sculpturing is proposed and the remaining natural slopes will be preserved. E. The grading utilizes street designs and improvements, which serve to minimize grading alternatives and harmonize with the natural contours and character of the hillside. The proposed project involves modifications to the street of access (Middlecrest Rd.) in order to meet Los Angeles County Fire Department requirements by widening the existing driveway approach rather than relocating or redesigning the driveway, which would require altering greater areas of the existing contours. F. The grading conforms to the standards for grading on extreme slopes (35% or greater), restricted grading areas, maximum depth of cut and fill, and driveway slope steepness. A portion of the grading will create maximum finished slopes over 35% steepness (proposed 50%) and retaining walls in excess of 3.5' in height (proposed up to 5.25'). The grading may be allowed to deviate from the maximum finished slope steepness and retaining wall height restrictions as it is consistent with the purposes of a Grading Permit set forth in RPVMC §17.76.040. The purpose of the proposed grading is to permit reasonable development of land, ensuring the maximum preservation of natural scenic character of the area consistent with reasonable economic use of such property; and that such project complies with all goals and polices of the General Plan, any specific plan and any amendments. The proposed deviation is due to the existing slope conditions where the front yard slopes up from the street at a distance of 54'-2" to the primary residence. The existing hardscape over the front slope area has deteriorated and a new entry courtyard with steps is proposed that involves grading up to 6.25' in depth to accommodate necessary improvements, including retaining walls up to 5.25' in height and 50% finished slope adjacent to the new retaining walls, for a safe and functional access to the primary residence. Furthermore, a new retaining wall up to 4.93' in height is proposed along the east side yard steps which will replace the existing upsloping ramp. The proposed grading for the retaining walls exceeding 3.5' in height and finished slopes over 35% steepness will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity. Most homes along the northern side of Middlecrest Rd. have a similar upsloping approach from the street to their residence that incorporates ramps, steps on grade, and retaining walls in the front yard to allow access, similar to the project site. Moreover, the proposed grading that involves exceeding the maximum finished slope and retaining wall height will not be detrimental to the public safety nor to other property as compliance with the Building Code, City's geotechnical consultant approval, and a series of inspections will be required throughout project P.C. Resolution No. 2019-12 Page 5 of 14 construction. Lastly, a Notice of Decision will be provided to interested parties and adjacent property owners. Section 4: The Planning Commission finds that the Minor Exception Permit (MEP) for the proposed reduction in the front setback landscaping requirement is warranted based on practical difficulties due to the configuration of the existing site improvements and the Los Angeles County Fire Department (LACFD) emergency access requirements. The LACFD requires that the existing driveway be widened from 12' to 16' in width to allow sufficient space for emergency ingress and egress, which inevitably increases the hardscape within the front yard setback area from the maximum allowed 50% to 56%. The only alternatives to comply with the LACFD accessibility requirements and the City's front yard lot coverage requirements is to shift or redesign the entire driveway. Both alternatives would entail costly and excessive grading by either demolishing the existing retaining walls along both sides of the driveway, or cutting into the extreme slope in the front yard, which may not meet all of the City's grading criteria. Widening the existing driveway resulting in a minimal 6% increase of hardscape within the front yard setback area is the best alternative to meet all agency requirements. Section 5: The Planning Commission finds that the Site Plan Review for the proposed ancillary site improvements, including a skylight for the primary residence, remodeled driveway and hardscape, mechanical units, an outdoor fireplace, site walls, gates, pilasters, and a fountain are warranted as the improvements comply with all applicable Code requirements for the RS-2 zoning district. In addition, the proposed balconies and roof deck will not result in an infringement of privacy to neighboring properties as discussed in Section 2H above. Lastly, the proposed second dwelling unit above the detached three-car garage complies with all the development standards established in RPVMC §17.10.020. Section 6: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. The appeal shall set forth in writing, the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within 15 calendar days of the date of this decision, or by 5:30 p.m. on Wednesday, June 26, 2019. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed timely, the Planning Commission's decision will be final at 5:30 p.m. on Wednesday, June 26, 2019. Section 7: Any challenge to this Resolution and the findings set forth therein, must be filed within the 90 day statute of limitations set forth in Code of Civil Procedure §1094.6 and Section 17.86.100(B) of the RPVMC. Section 8: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the Planning Commission of the City of Rancho Palos Verdes hereby adopts P.C. Resolution No. 2019- 12, approving a Height Variation, Major Grading Permit, Minor Exception Permit and Site P.C. Resolution No. 2019-12 Page 6 of 14 Plan Review for the construction of a 17ft2 single story addition and an 804ft2 second story addition, measuring 25'-9" in height, to an existing single-story residence resulting in a total structure size of 4,975ft2 (including Phase 1), the demolition of the existing two-car detached garage to accommodate the construction of a new 1,602ft2, two-story, detached structure consisting of a 758ft2 second dwelling unit above an 844ft2 three-car garage, measuring 21'-3" in height, and the construction of ancillary site improvements with 658yd3 of associated grading, subject to the Conditions of Approval contained in the attached Exhibit "A". PASSED, APPROVED AND ADOPTED this 11th day of June 2019 by the following vote: AYES: COMMISSIONERS NELSON, JAMES, SANTAROSA, SAADATNEJADI, PERESTAM, VICE-CHAIRMAN LEON, AND CHAIRMAN BRADLEY NOES: NONE ABSTENTIONS: NONE RECUSALS: NONE ABSENT: NONE 410POP"P /11/1.- Chairman Ara -7771W - ._ - Director of Community Development; and, Secretary of the Planning Commission P.C. Resolution No. 2019-12 Page 7 of 14 EXHIBIT 'A' CONDITIONS OF APPROVAL PLANNING CASE NO. PLHV2018-0014 (HEIGHT VARIATION, MAJOR GRADING PERMIT, MINOR EXCEPTION PERMIT AND SITE PLAN REVIEW) 5425 MIDDLECREST RD. 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 Exhibit "A". Failure to provide said written statement within 90 days following the date of this approval shall render this approval null and void. 2. The Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof(including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the Applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code (RPVMC) shall apply. 5. Pursuant to RPVMC §17.78.040 of the Rancho Palos Verdes Municipal Code, the Director of Community Development shall be 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 by the final body that approved the original project, which may require new and separate environmental review and public notification. P.C. Resolution No. 2019-12 Page 8 of 14 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 §17.86.060 of the City's Municipal Code or administrative citations as described in §1.16 of the City's Municipal Code. 8. If the Applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in § 17.86.070 of the City's Municipal Code within one year of the final effective date of this decision, 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 decision. 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. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. 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 §17.96.920 of the Rancho Palos Verdes Development Code. During demolition, construction and/or P.C. Resolution No. 2019-12 Page 9 of 14 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. 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 Applicant shall provide temporary construction fencing, as defined in §17.56.050(C) of the City's Municipal 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. 15. Exterior residential lighting shall comply with the standards of RPVMC §17.56.030. 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. 16. For all grading, landscaping and construction activities, the Applicant shall employ effective dust control techniques, either through screening and/or watering. 17. PRIOR TO ISSUANCE OF ANY GRADING AND/OR BUILDING PERMIT, whichever occurs first, all applicable soils/geotechnical reports, if required by the Building and Safety Division, shall be approved by the City's Geologist. 18. The Applicant shall remove the project silhouette within seven (7) days after a final decision has been rendered and the City's appeal process has been exhausted. Project Specific Conditions: 19. This approval shall allow for the following: A. Construction of a 17ft2 single story addition and an 804ft2 second story addition to the existing primary residence, resulting in a total structure size of 4,975ft2; B. Demolition of the existing detached garage to accommodate the construction of a new detached two-story structure consisting of a 758ft2 second dwelling unit above an 844ft2 three-car garage; C. Construction of a 46ft2 balcony and a 362ft2 roof deck to the primary residence; D. Construction of a 179ft2 balcony to the detached structure; P.C. Resolution No. 2019-12 Page 10 of 14 E. Installation of skylights on the roof of the primary residence; F. Construction of a combination wall up to 8'-5" in height (3'-6" fence above a 4'- 11" retaining wall) along the east side yard; G. Construction of ancillary site improvements, including a remodeled driveway and hardscape, mechanical units (one AC unit between the primary residence and detached structure, and 2 AC units along the west façade of the existing primary residence), an outdoor fireplace, site walls, gates, pilasters, and a fountain; and H. Conduct 658yd3 of associated grading consisting of 452yd3 cut and 206yd3 fill with 246yd3 of export to accommodate the proposed improvements. The maximum depth of cut shall be 6.25' and the maximum depth of fill shall be 4.30'. BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO THE FRAMING INSPECTION. 20. The approved plans shall substantially comply with the conditions set forth in Case No. PLSR2018-0261, stamped and approved on September 21, 2018, which will remain in full force and effect. 21. Primary Residence a. The height of the approved primary residence shall be as depicted on the stamped APPROVED plans and in no case shall the maximum height of the primary residence extend above a height of 24'-9", as measured from highest elevation of the existing grade covered by the structure (elev. 119.5') to the highest proposed roof ridgeline (elev. 144.18'); and an overall height of 25'-9", as measured from lowest finished grade adjacent to the structure (elev. 118.5') to the highest proposed roof ridgeline (elev. 144.18'). 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. b. The approved primary residence shall maintain a 54'-2" front, 6'-6" east side, and 6'-10" west side yard setbacks. 22. Detached Structure a. The height of the approved two-story detached structure shall be as depicted on the stamped APPROVED plans and in no case shall the maximum height of the two-story detached structure extend above a height of 13'-3", as measured from highest elevation of the existing grade covered by the structure (elev. 117.4') to the highest proposed roof ridgeline (elev. 130.6'); and an overall height of 21'-3", as measured from lowest finished grade P.C. Resolution No. 2019-12 Page 11 of 14 adjacent to the structure (elev. 109.4') to the highest proposed roof ridgeline (elev. 130.6'). 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. b. The approved two-story detached structure shall maintain a 28'-7" front, 10'- 0" east side, and 102'-6" west side yard setbacks. b. Unless modified by the approval of future planning applications, the approved second dwelling unit shall include, in accordance with the Uniform Building Code, one full bathroom and one kitchen and shall not include any additional bathrooms or kitchens. The second dwelling unit shall also be limited to a maximum of two bedrooms. d. PRIOR TO ISSUANCE OF BUILDING PERMITS, the Applicant shall record a covenant stating that the primary unit and second dwelling unit shall remain under the same ownership and that the second dwelling unit shall not be sold separately from the primary unit in order to maintain the right to have an occupancy certification. e. Either the primary dwelling unit or the second dwelling unit shall be owner occupied in order for the second dwelling unit to qualify for and maintain the right to have an occupancy certification. 23. Unless modified by the approval of future planning applications, the approved project within the RS-2 zoning district shall maintain a maximum of 36% lot coverage. 24. PRIOR TO ISSUANCE OF ANY GRADING AND/OR BUILDING PERMIT, whichever occurs first, an earth hauling permit shall be approved by the Public Works Department. 25. Driveways, paved walkways and parking areas shall not cover more than 56% of the required front setback areas. Any pervious or semi-pervious surface which is part of or within a driveway or parking area shall not be considered to be landscaping. 26. The driveway shall be a minimum width of 10' and a maximum width of 20', and shall not exceed a gradient slope of 20%. 27. A minimum 18" landscaped area between the side property line and the adjacent driveway shall be provided. 28. The project site shall maintain a minimum of three-enclosed parking spaces at all P.C. Resolution No. 2019-12 Page 12 of 14 times, of which one-enclosed parking space shall be designated for the second dwelling unit. On-site parking shall conform to the parking requirements described in RPVMC § 17.02.030 for the primary residence and the designated parking space for the second dwelling unit shall not be tandem, or block the access of, the parking areas for the primary residence. An enclosed parking space shall have an unobstructed ground space of no less than 9' in width and 20' in depth, with a minimum 7' vertical clearance. An unenclosed parking space shall have an unobstructed ground space of no less than 9' in width by 20' in depth. 29. Pursuant to RPVMC §17.02.026, no person shall operate a short-term rental in any residential zoning district in the City. 30. All colors and materials for the structure and roof shall be as shown in the stamped APPROVED plans. 31. Roof eaves shall not project into the required setback more than 6" for each foot of the required setback, provided that there are no vertical supports within the required setback areas. 32. PRIOR TO 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. 33. All utility lines installed to service the building shall be placed underground from an existing power pole or other point of connection off-site PRIOR TO CERTIFICATE OF OCCUPANCY. 34. Minor Structures and Mechanical Units a. The height of the proposed skylights shall not exceed the highest ridgeline of the house. b. The approved NC unit shall comply with the required side setbacks and shall be screened from view from adjacent public right-of-way with foliage or other appropriate screening. c. The maintenance or operation of mechanical equipment, including but not limited to AC units or pool filters, generating noise levels in excess of 65 dBA as measured from the closest property line shall constitute a public nuisance in accordance to Chapter 8.24 of the RPVMC. d. Any outdoor furnishings, accessories or plants located on the balcony shall not exceed a height of 8' or the bottom of the roof eave, whichever is lower, as measured from the finished floor of the deck. P.C. Resolution No. 2019-12 Page 13 of 14 e. Any outdoor furnishings, accessories or plants located on the balcony which exceed the height limits established in RPVMC §17.02.040, shall not significantly impair a view from surrounding properties. P.C. Resolution No. 2019-12 Page 14 of 14