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PC RES 2020-020P.C. Resolution No. 2020-20 Page 1 of 13 P.C. RESOLUTION NO. 2020-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, A HEIGHT VARIATION, MAJOR GRADING PERMIT, AND SITE PLAN REVIEW TO CONSTRUCT A NEW 5,256 FT² (GARAGE INCLUDED) TWO-STORY RESIDENCE AND ANCILLARY SITE IMPROVEMENTS WITH 380 YD3 OF ASSOCIATED GRADING AT 10 TOPRAIL LANE (CASE NO. PLHV2019-0008). WHEREAS, on June 6, 2019, Traci Watson (Applicant), submitted Height Variation, Major Grading Permit, and Site Plan Review applications to the Community Development Department, requesting approval to construct a new two-story residence and ancillary site improvements with associated grading on an existing residential lot at 10 Toprail Lane; and WHEREAS, on June 28, 2019, staff completed the 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, and on November 5, 2020, staff deemed the application complete for processing; and WHEREAS, on November 6, 2020, the City issued a notice for a public hearing to be held on December 8, 2020 before the Planning Commission to consider the project. The notice was published in the Palos Verdes Daily Breeze and mailed to all property owners within a 500-foot radius from the project site, providing a 30-day time period for the submittal of comments; and WHEREAS, pursuant to the provisions of the California Environmental Quality Act, Public Resources under Article 19, §15303(a) (New Construction), the City’s Local CEQA Guidelines, the proposed project has been found to be categorically exempt under Section 15303 (New Construction) of the CEQA Guidelines. Specifically, the project involves the demolition of a single-family residence to construct a new single-family residence in the RS-2 zoning district, which is a residential zone. WHEREAS, the Planning Commission held a public hearing on December 8, 2020, 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 recitals above are true and correct incorporated herein by reference. P.C. Resolution No. 2020-20 Page 2 of 13 Section 2: The project involves the construction of a new 5,256 ft2 (garage included) two-story residence and ancillary site improvements with 380 yd3 of associated grading on an existing residential lot at 10 Toprail Lane. Section 3: The Planning Commission finds that the Height Variation for the construction of a new 5,256 ft2 two-story residence measuring 26 feet in height, which exceeds the 16 feet /20 feet by-right height limit is warranted based on the following: A. The Applicant has complied with the early neighborhood consultation process guidelines and procedures by obtaining six signatures (100%) from properties within 100 feet and 22 signatures (38%) within 500 feet of the project site and have provided required notifications. B. The City’s General Plan identifies viewing points as turnouts along vehicular corridors for the purposes of viewing, and viewing sites as public site areas, which due to their physical locations on the Peninsula, provide a significant viewing vantage. Views in the area are observed in an easterly direction, consisting of the harbor, ocean, Los Angeles basin, city lights at night, and Vincent Thomas Bridge. The residence will not be visible from the vehicular view corridor along Palos Verdes Drive East, as the project site is blocked from view by existing development, hillside, and vegetation. Furthermore, as the project site is located on a private street and not near a public viewing area or viewing site, as defined by the General Plan, there will be no significant view impairments from public property caused by the project. Lastly, the project site is not located within the City’s Coastal Zone or any other City specific plan. C. The residence will not be located on a ridge or promontory, nor located on a prominent mass of land that overlooks or projects onto a lowland or body of water on two sides. D. The project will not significantly impair a far or near view from the viewing area of another property due to the orientation and location of the lots and topography of the area. Based on aerial surveys and site visits to properties, views in the area are observed in an easterly direction and consist of near view of the down sloping ravine and a far view of the Los Angeles Basin, city lights, ocean, the harbor and the Vincent Thomas Bridge. Views as observed from properties to the east of the project site will not be impaired, as these properties are located approximately 300 feet away on Colt Road with a steep ravine traversing the properties. Views observed from properties to the west of the project site are located approximately 30 to 40 feet above the building pad of the project site and will therefore not be affected. Views observed from the properties to the north and south of the project site are situated parallel to the project site and share the same easterly view frames with no view in the direction of, or over, the project. As such, the project will not significantly impair a view from the viewing area of another property. P.C. Resolution No. 2020-20 Page 3 of 13 E. There is no view impairment from the viewing area of another parcel due to the location of the site and topography in the area. F. There is no significant cumulative view impairment caused by granting the Height Variation because there will be no view impairment for portions of the structure which exceed the 16 feet in height as seen from the viewing area of another parcel located within the City’s jurisdiction. Furthermore, an analysis of similar projects at 8, 11 and 12 Toprail Lane would not result in a significant view impairment as these properties are located 30 feet below the building pads of properties located to the west, which continue to observe views above the established roofline heights. G. The project complies with all other Code requirements, including, but not limited to, minimum required setbacks, maximum allowed lot coverage and parking. H. The project is compatible with the character of the neighborhood. More specifically, the immediate neighborhood is comprised primarily of single-story homes with a few two-story homes that range in total structure size between 1,872 ft2 and 4,626 ft2. The resulting structure size for the project, 5,256 ft2, will be the largest home in the immediate neighborhood and will be larger than the neighborhood average of 2,857 ft2. Based on the existing topography of the lot, the residence will be located approximately 25 feet below the street of access (Toprail Lane), which minimizes the scale of the residence as observed from the road and maintains the existing streetscape. Furthermore, the two-story residence will not appear out of scale as the various façade architectural treatments such a numerous low-pitched hip roofs with varying ridgeline heights create visual interest and soften the appearance of bulk and mass. The project is within the maximum allowable lot coverage in the RS-2 zoning district (40%), as the project will be at 39.7% lot coverage. The lot coverage is consistent with other neighborhood properties based on an aerial survey. Many lots in the immediate neighborhood appear to have relatively large spread out single story homes with large improved driveways and patio areas with comparable lot coverage averages. As such, the subject site is consistent with the neighboring lots as the both have similar improvements and resulting lot coverages as that of the project site. The majority of the existing neighborhood is comprised of residences, which primarily consist of California Ranch-style homes with elements found in other architectural styles such as Mediterranean and modern. Most of the homes within the immediate neighborhood have designs that include varying exterior materials (sidings, stucco, brick, stone, etc.) and roof designs (gable and hip, with shingle or tile). The residence incorporates similar architectural features commonly found P.C. Resolution No. 2020-20 Page 4 of 13 within the immediate neighborhood such as stucco walls and ceramic tile roofing. The appearance of bulk and mass of the residence will be minimized by the varying design elements that provide articulation such as the enhanced setbacks between the upper and lower levels on the south elevation, and extended “eyebrow” overhang between the two levels of the residence, and varying low-pitched roof planes. The balcony and covered patio along the rear façade and the entry porch in the south elevation will also serve as visual breaks to the façade. In terms of open space, the residence will exceed the required minimum setbacks between adjacent properties that allow sufficient light, air, and privacy between structures. The project exceeds the required setbacks in the rear and south side yard, in part because of the location of the existing building pad. The residence will maintain similar setbacks as the existing building pad and will comply with all setback regulations. The setbacks will be compatible with other homes in the immediate neighborhood. I. The balcony and upper floor windows do not create privacy impacts to neighboring properties as the properties to the east are located approximately 300 feet away on Colt Road with a steep ravine traversing the properties and properties to the west are located approximately 30 feet to 40 feet above the building pad of the project site. The property to the south of the project site (12 Toprail Lane) is situated about 200 feet away from the residence and improved with mature foliage. The balcony is designed to be in far proximity to the northern adjacent neighbor at 8 Toprail Lane. Two windows are placed on the north façade with one being a bathroom window which will be required to the fogged as part of the Building & Safety review process, and the other window observing views over the abutting neighbors roof at 8 Toprail Lane. Additionally, both adjacent lots are oriented east and enjoy views of the ravine, Los Angeles basin, city lights, the harbor and the Vicente Thomas Bridge. The balcony and upper level windows will not create an unreasonable infringement of privacy to the neighboring properties. Section 4: The Major Grading Permit to conduct 380 yd3 of associated grading (269 yd3 of cut and 111 yd3 of fill with 158 yd3 of import), 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 Applicant is proposing to conduct grading in order to accommodate the residence and ancillary site improvements. The primary reason for the grading is to accommodate the expansion of the driveway to allow for enhanced ingress and egress from the project site. Due to the topographic sloping hillside within the front setback, current vehicular ingress and egress is difficult with the existing 22% sloping driveway. The proposed 166 yd3 of cut and 50 yd3 of fill along the front of the residence will allow for the driveway to be expanded in a crescent moon design to allow to greater vehicular access and provide for a 25 foot turning radius in front P.C. Resolution No. 2020-20 Page 5 of 13 of the garage. As most of the property is sloping in nature, the usable portion of the lot is limited to the area where the building footprint lies. As such, a 1,217 ft2 play area is proposed on the south side of the property, which would requires 28 yd3 of cut and 61 yd3 of fill. The proposed grading will enhance accessibility throughout the project site and increased usable area of the lot. B. Due to the topography of the neighborhood and based on the viewing areas from key adjacent properties, the proposed grading and retaining walls will not impact visual relationships nor the views from the viewing area of neighboring properties. The 6 feet -9 inch high combination wall and railing along the eastern edge of the proposed play area will be mostly hidden from view from neighboring properties as the wall is approximately 14 feet lower than the street of access (Toprail Lane). It will also be screened from neighboring properties because it will be screened with new landscaping. The proposed grading and related construction will not affect the visual relationships with, nor the views from the viewing area of neighboring properties. C. The proposed grading for the primary residence and ancillary site improvements are minimal, as most of the excavation and fill of the soil is to accommodate the driveway expansion which will have a maximum slope of 20%, which is consistent with the sloping nature of the lot. The key grading that modifies the existing natural contours includes 28 yd3 of cut and 61 yd3 of fill proposed to create a play area. The location of the play area will not be seen from neighboring properties, as the elevation is approximately 14 feet lower in elevation from the street of access (Toprail Lane). The overall finished contours are reasonably natural and that the grading will minimize disturbance to the natural contours at the upper portion of the lot, which is visible from adjacent properties. D. The grading will cause minimal disturbance to the natural contours and the finished contours will remain reasonably natural. Land sculpturing will be utilized for the driveway expansion and will blend with the existing sloping nature of the front hillside. The proposed grading activities that affect the existing topography is along the south side of the property in order to accommodate a proposed play area. However, the grading will take place in the lower portion of the slope, while the upper portion of the slope that is visible to other neighboring properties will be preserved. Furthermore, this grading provides for additional recreational space because of the limited usable area due to topographic conditions of the lot. E. Grading in excess of the Grading Criteria (grading on slopes over 50% and higher retaining walls) is warranted as the grading will permit reasonable development of land, ensuring the maximum preservation of natural scenic character of the area consistent with the reasonable economic use of the property; and the project complies with all goals and polices of the General Plan, any specific plan, and any amendments. P.C. Resolution No. 2020-20 Page 6 of 13 Specifically, grading will occur on an existing slope over 50% along the westerly front yard in order to accomplish accessibility to the garage and parking area on the south side of the house and to provide enhanced vehicular access to the site. The 5 foot high retaining wall located to the west of the residence is necessary in order to support the driveway expansion described above. The 6 foot-9 inch high combination/retaining wall on the south side of the property is necessary to support the excavation and fill associated with the play area. The intention of the combo/retaining wall is to support the play area, which will allow for additional recreational area due to the limited topographic conditions of the lot. The project does not impact existing natural scenic character of the area will not result in any fire hazards or cause impacts associated with flooding, earth movement or other similar hazards. The project has been reviewed by applicable agencies and departments and has received conceptual approvals to proceed through the entitlement phase. In addition, the approval of the requested grading permit will not constitute a special privilege, as retaining walls at various heights are typically found throughout the neighborhood as a result of the existing sloping topography and slope conditions in the area. The grading on a slope over 50% and the construction of the retaining wall in support of the expanding driveway in excess of grading criteria will not result in adverse impacts to neighboring properties as the City’s Geotechnical Engineer has reviewed the project plans and provided conceptual approval. Furthermore, the project will have to comply with all requirements of the Building Code, obtain the City geotechnical consultant’s final approval, and once a building permit is issued, a series of inspections will be required throughout project construction. Therefore, the deviation will not be detrimental to the public safety nor to other properties. Section 5: The Site Plan Review is approved for the 5,256 ft2 residence and ancillary site improvements, which includes the construction of a 398 ft2 balcony and 454 ft2 covered patio along the easterly rear façade of the proposed residence, related pool equipment in the north side yard, 438 ft2 pool and spa in the easterly rear yard, an air conditioning unit along the south façade of the residence, 1,217 ft2 play area in the south side yard, construction of freestanding walls, combination walls and retaining walls up to 6 feet 9 inches in height, and related hardscape improvements. The proposed ancillary improvements comply with all applicable Code requirements for the RS-2 zoning district, including, but not limited to, minimum required setbacks, accessory structure heights, and maximum allowed lot coverage. Section 7: 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, December 23, 2020. A $2,275.00 appeal fee must accompany any appeal P.C. Resolution No. 2020-20 Page 7 of 13 letter. The City Council’s decision is final if no appeal is filed timely: The Planning Commission’s decision will be final at 5:30 p.m. on Wednesday, December 23, 2020. Section 8: Any challenge to the City Council’s decision 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 9: 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. 2020- 20, approving a Height Variation Major Grading Permit and Site Plan Review, to allow the construction of a 5,256 ft² (garage included), two-story residence and ancillary site improvements with 380 yd³ of associated grading an existing residential lot, subject to the Conditions of Approval contained in the attached Exhibit “A”. PASSED, APPROVED AND ADOPTED this 8th day of December 2020 by the following vote: AYES: COMMISSIONERS CHURA, HAMILL, SAADATNEJADI, SANTAROSA, VICE- CHAIRMAN PERESTAM, AND CHAIRMAN LEON NOES: COMMISSIONER JAMES ABSTENTIONS: NONE RECUSALS: NONE ABSENT: NONE Gordon Leon Chair of the Planning Commission Ken Rukavina, P.E. Director of Community Development Secretary of the Planning Commission P.C. Resolution No. 2020-20 Page 8 of 13 EXHIBIT ‘A’ CONDITIONS OF APPROVAL PLANNING CASE NO. PLSR2019-0008 (HEIGHT VARIATION, MAJOR GRADING PERMIT AND SITE PLAN REVIEW) 10 TOPRAIL LANE General Conditions: 1. Prior to the submittal of plans into Building and Safety plan check, the Applicant and/or 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 ninety (90) days following the date of this approval shall render this approval null and void. 2. The Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the Applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code (RPVMC) shall apply. 5. Pursuant to RPVMC §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 by the final body that approved the original project, which may require new and separate environmental review and public notification. P.C. Resolution No. 2020-20 Page 9 of 13 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 RPVMC, 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 RPVMC §17.86.060 or administrative citations as described in RPVMC Chapter 1.16. 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 RPVMC §17.86.070 within one year of the final effective date of this Notice of 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 approval. 11. This approval is only for the items described within these conditions and identified on the stamped approved plans and is not an approval of any existing illegal or legal non-conforming structures on the property, unless the approval of such illegal or legal non-conforming structure is specifically identified within these conditions or on the stamped approved plans. 12. The construction site and adjacent public and private properties and streets shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but not be limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. 13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City’s Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be P.C. Resolution No. 2020-20 Page 10 of 13 placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City’s Building Official. 14. 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 days shall provide temporary construction fencing, as defined in RPVMC §17.56.050(C). 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. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00 AM to 5:00 PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in RPVMC §17.96.920. 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. 16. Exterior residential lighting shall comply with the standards of RPVMC §17.56.030. All exterior lighting shall be so arranged and shielded as to prevent direct illumination of abutting properties and of vehicles passing on the public right-of-way. Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or other lighting under canopies or on the building shall be covered with diffusing lenses and shielded. 17. For all grading, landscaping, and construction activities, the Applicant shall employ effective dust control techniques, either through screening and/or watering. 18. 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. 19. PRIOR TO ISSUANCE OF ANY GRADING AND/OR BUILDING PERMIT, the applicant shall obtain authorization from the legal holders of the road easement for any construction of any structures or improvements within the easement. 20. The Applicant shall remove the project silhouette within seven days after a final decision has been rendered and the City’s appeal process has been exhausted. P.C. Resolution No. 2020-20 Page 11 of 13 Project Specific Conditions: 21. This approval shall allow for the following improvements on a down-sloping vacant lot: A. Demolish an existing 3,051 ft2 two-story residence to accommodate the construction of a 4,750 ft2 two-story residence with an attached 506 ft2 garage, resulting in a total structure size of 5,256 ft2; B. Construct a 398 ft2 balcony and a 454 ft2 covered patio along the easterly rear façade of the proposed residence; C. Conduct 380 yd3 of grading consisting of 269 yd3 of cut and 111 yd3 of fill along with 158 yd3 of export and a maximum cut and fill of 5 feet each; D. Construct freestanding walls, combination walls and retaining walls up to 6 feet 9 inches in height in support of the proposed improvements; E. Construct ancillary site improvements including an expanded driveway, a 438 ft2 pool and spa, 1,217 ft2 play area, mechanical equipment and related hardscape improvements. BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO THE FRAMING INSPECTION. 22. The height of the proposed residence will measure 25.06 feet, as measured from the highest elevation of the existing grade covered by the structure (elev. 740.33 feet) to the highest proposed roof ridgeline (elev. 765.39 feet) and 26.00 feet, as measured from the lowest finished grade adjacent to the structure (elev. 739.39 feet) to the highest proposed roof ridgeline (elev. 765.39 feet). 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. 23. The approved residence shall maintain a 20 feet front, 6.67 feet north side, 160 feet south side and 26.1 feet rear yard setbacks. SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO POURING FOUNDATIONS. 24. Unless modified by the approval of future planning applications, the approved project within the RS-2 zoning district shall maintain a maximum of 39.7% lot coverage. 25. The project site shall maintain a minimum of two enclosed parking spaces at all times. An enclosed parking space shall have an unobstructed ground space of no less than 9 feet in width and 20 feet in depth, with a minimum 7 foot vertical P.C. Resolution No. 2020-20 Page 12 of 13 clearance. An unenclosed parking space shall have an unobstructed ground space of no less than 9 feet in width by 20 feet in depth. 26. All colors and materials for the structure and roof shall be as shown in the stamped APPROVED plans. 27. Exterior residential lighting shall comply with the standards of RPVMC §17.56.030. All exterior lighting shall be so arranged and shielded as to prevent direct illumination of abutting properties and of vehicles passing on the public right-of-way. Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or other lighting under canopies or on the building shall be covered with diffusing lenses and shielded. 28. The approved A/C units 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. 29. The maintenance or operation of mechanical equipment, including but not limited to AC units or pool filters, generating noise levels in excess of 65dBA as measured from the closest property line shall constitute a public nuisance in accordance to Chapter 8.24 of the RPVMC. 30. Any outdoor furnishings, accessories or plants located on the balcony shall not exceed a height of 8 feet or the bottom of the roof eave, whichever is lower, as measured from the finished floor of the deck. 31. 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. 32. PRIOR TO PLAN CHECK SUBMITTAL the applicant shall obtain easement holder authorizations for any proposed improvements within easement areas as required by Section 17.48.030(F) of the Rancho Palos Verdes Municipal Code. PRIOR TO BUILDING PERMIT ISSUANCE 33. PRIOR TO ISSUANCE OF BUILDING PERMITS all applicable soils/geotechnical reports, if required by the Building and Safety Division, shall be approved by the City’s Geologist. 34. A drainage plan shall be reviewed and approved by the Public Works Department. 35. Review and approval by the Los Angeles County Department of Public Health, Environmental Health Division (Department) is required for the proposed septic P.C. Resolution No. 2020-20 Page 13 of 13 tank, including the designation of future expansion areas in the event that the septic system fails. For additional information regarding this review and process, please contact the Department at (888) 700-9995 or by visiting the Departments website at www.publichealth.lacounty.gov/eh. PRIOR TO CERTIFICATE OF OCCUPANCY 36. The Applicant shall submit complete Landscape Plans and associated Trust Deposit to the Planning Division for review and approval by the Director of Community Development. The final approved landscaping shall be installed prior to issuance of a Certificate of Occupancy for the residence. The landscape plans may be required to comply with the State of California Water Efficient Landscape requirements, as determined by the City’s Landscape Architect. Upon completion of the installation of the landscaped areas or altered landscaped area subject to Chapter 15.34, the project Applicant shall submit a certificate of completion, in the form provided by the City, for review and approval by the Director of Community Development. The certificate of completion shall be executed by either the licensed landscaped architect, licensed landscape contractor or the certified irrigation designer that signed any of the documents submitted as part of the landscape documentation package. 37. 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.