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HomeMy WebLinkAboutPC 2017-04PLANNING COMMISSION RESOLUTION NO. 2017-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW AND MINOR CONDITIONAL USE PERMIT NO. PL2016-217 TO: 1) CONSTRUCT 1,000 SQUARE -FOOT SINGLE -STORY ADDITION TO AN EXISTING 1,300 SQUARE - FOOT, ONE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 435 SQUARE -FOOT GARAGE ON A 0.18 GROSS ACRE (8,004 GROSS SQUARE -FOOT) LOT; AND 2) TO ALLOW AN ADDITION TO AN EXISTING STRUCTURE WITH A NONCONFORMING DISTANCE OF 10'-3" TO THE STRUCTURE ON THE ADJACENT PROPERTY TO THE EAST (WHERE 15 FEET IS REQUIRED) FOR A PROJECT SITE LOCATED AT 2635 RISING STAR DRIVE, DIAMOND BAR, CA 91789 (APN 8285-010-014), OR "SUBJECT PROPERTY". A. RECITALS 1. The property owner/applicant, Hani Bouidani, has filed an application for Development Review and Minor Conditional Use Permit No. PL2016-217 application to construct a single -story addition consisting of 1,000 square feet of floor area to an existing 1,300 square -foot, one-story, single-family residence with an attached 435 square -foot, two - car garage located at 2635 Rising Star Drive, Diamond Bar, County of Los Angeles, California. 2. The following approvals are requested from the Planning Commission: (a) Development Review to construct a one-story addition consisting of 1,000 square feet of floor area and 320 square -foot detached patio cover. (b) Minor Conditional Use Permit to allow an addition over 50 percent of the existing square -footage to a nonconforming structure with a preexisting nonconforming distance of 10'-3" to the structure on the adjacent lot to the east (where 15 feet is required). Hereinafter in this Resolution, the subject Development Review and Minor Conditional Use Permit shall be referred to as the "Proposed Project." 3. The subject property is made up of one parcel totaling 8,004 gross square feet (0.18 gross acres). It is located in the Low Medium Density Residential (RLM) zone with an underlying General Plan land use designation of Low Medium Density Residential. 4. The legal description of the subject property is Lot 14 of Tract No. 25990. The Assessor's Parcel Number is 8285-010-014. 5. On February 13, 2017, public hearing notices were mailed to property owners within a 500 -foot radius of the Project site. On February 17, 2017, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers and posted at the City's designated community posting sites. 6. On February 28, 2017, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct; and 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301 (e) (additions to existing structures) of the CEQA Guidelines. Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Sections 22.48, 22.56, and 22.68 this Planning Commission hereby finds as follows: Development Review Findings (DBMC Section 22 48.040) 1. The design and layout of the proposed development is consistent with the applicable elements of the City's General Plan, City Design Guidelines, and development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments). The design and layout of the proposed one-story addition consisting of 1,000 square feet of floor area to an existing single family residence is consistent with the City's General Plan, City Design Guidelines and development standards by complying with all required setbacks, with the exception to an existing nonconforming distance to the structure on the adjacent lot to the east of 10'-3", where 15 feet is required. The addition is located at the rear of the existing house. The project site is not part of any theme area, specific plan, community plan, boulevard or planned development. 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards. 2 PC Resolution No. PL2017-04 The proposed addition will not interfere with the use and enjoyment of neighboring existing or future developments because the use of the project site is designed for a single-family home and the surrounding uses are also single- family homes. The addition is proposed at the rear of the house and does not further encroach into the nonconforming distance to the structure on the adjacent lot to the east of 10'-3". The proposed addition will not interfere with vehicular or pedestrian movements, such as access or other functional requirements of a single-family home because it complies with the requirements for driveway widths and is a continuation of an existing use. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48: Development Review Standards, the City's Design Guidelines, the City's General Plan, or any applicable specific plan. The existing architecture is a 1960s tract design with stucco, stone veneer along the front elevation, and asphalt roof shingles on a Dutch -gabled roof. The addition is located at the rear of the house. The addition will match the existing home in color and building materials, such as stucco and stone veneer. Therefore, the addition will be visually integrated into the existing home and not negatively impact the look and character of the neighborhood. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, color, and will remain aesthetically appealing. The existing architecture is a 1960s tract design with stucco, stone veneer along the front elevation, and asphalt roof shingles on a Dutch -gabled roof. The applicant is retaining the existing building form. Therefore, the addition will be visually integrated into the existing home and not negatively impact the look and character of the neighborhood. 5. The proposed development will not be detrimental to public health, safety or welfare or materially injurious (e.g., negative effect on property values or resale(s) of property) to the properties or improvements in the vicinity. Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works Departments requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). 3 PC Resolution No. PL2017-04 The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301 (e) (additions to existing structures) of the CEQA guidelines. Minor Conditional Use Permit Findings (DBMC Section 22.56.040) 1. The proposed use is allowed within the subject zoning district with the approval of a Minor Conditional Use Permit and complies with all other applicable provisions of this Development Code and the Municipal Code. The existing single-family dwelling is a permitted use in the RLM zone. A Minor Conditional Use Permit (MCUP) is requested to allow an addition over 50 percent of the existing square -footage to a nonconforming structure with a preexisting nonconforming distance of 10'-3" to the structure on the adjacent lot to the east (where 15 feet is required). The preexisting substandard distance to the structure on the adjacent property to the east renders the project nonconforming. The addition of a nonconforming structure requires approval of a Minor Conditional Use Permit because the addition is greater than 50 percent of the existing home. The proposed addition consisting of 1,000 square feet of floor area to an existing one-story home complies with the development standards of the RLM zone and will not further encroach into the nonconforming distance to the structure on the adjacent lot to the east. 2. The proposed use is consistent with the general plan and any applicable specific plan. The proposed addition to a single-family dwelling unit is consistent with the City's adopted General Plan. The site is not subject to the provisions of any specific plan. 3. The design, location, size and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity. The existing single-family dwelling and the proposed addition consisting of 1,000 square feet of floor area will not further encroach into the existing nonconforming distance of 10'-3" to the structure on the adjacent lot to the east. The proposed one-story addition is located at rear of the house. The design of the existing single-family dwelling and the proposed addition are compatible with the character of the existing homes in the neighborhood because the applicant is proposing to retain the existing building form, Therefore, the addition will be visually integrated into the existing home and not negatively impact the look and character of the neighborhood. 4. The subject site is physically suitable for the type and density/intensity of use being proposed including access, provision of utilities, compatibility with adjoining land uses, and the absence of physical constraints. 4 PC Resolution No. PL2017-04 The subject site is physically suitable for the existing single-family residential dwelling and the proposed addition. The existing and proposed use of land is consistent with the surrounding land uses. The proposed addition of floor area is consistent with the development standards for the RLM zone and will not further encroach into the existing nonconforming nonconforming distance to the structure on the adjacent lot to the east. 5. Granting the Minor Conditional Use Permit will not be detrimental to the public interest, health, safety, convenience or welfare, or materially injurious to persons, property or improvements in the vicinity and zoning district in which the property is located. The granting of the Minor Conditional Use Permit will allow the addition of the existing single-family dwelling unit in a manner similar with existing dwelling units located in the surrounding neighborhood. The proposed expansion of the dwelling unit will not negatively impact the public interest, health, safety convenience or welfare. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301 (e) (additions to existing structure) of the CEQA Guidelines. Non Conforming Structures Findings (DBMC Section 22 68.030) The addition, enlargement, extension, reconstruction, relocation or structural alteration of the nonconforming structure would not result in the structure becoming: 1. Incompatible with other structures in the neighborhood. The proposed one-story addition of floor area is consistent with the development standards for the RLM zone. The existing single-family dwelling and the proposed addition consisting of 1,000 square feet of floor area will comply with current development standards and not further encroach into the existing nonconforming distance of 10'-3" to the structure on the adjacent lot to the east. The proposed project is located at the rear of the existing home. The existing and proposed land use is consistent with the surrounding land uses and structures in the neighborhood. Additionally, the neighboring properties also have nonconforming setbacks, so the proposed project will remain consistent with other homes within the neighborhood. 2. Inconsistent with the general plan or any applicable specific plan. The proposed addition to a single-family dwelling unit is consistent with the City's adopted General Plan. The site is not subject to the provisions of any specific plan. 5 PC Resolution No. PL2017-04 3. A restriction to the eventual/future compliance with the applicable regulations of this Development Code. The existing and proposed land use is consistent with the surrounding land uses with similar side setbacks. The proposed addition of floor area is consistent with the development standards for the RLM zone and will not encroach into the existing nonconforming distance to the structure on the adjacent lot to the east. 4. Detrimental to the health, safety and general welfare of persons residing in the neighborhood. Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works/Engineering Departments requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 5. Detrimental and/or injurious to property and improvements in the neighborhood. The addition to the existing single-family dwelling unit will be constructed in a manner similar with existing dwelling units located in the surrounding community and will not be detrimental and/or injurious to property and improvements in the neighborhood. Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application, subject to the following conditions: 1. Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 2. The building colors and materials of the new detached patio cover shall match the existing home. 3. Prior to issuance of building permits, the applicant shall record, and provide the City with a conformed recorded copy of, a Covenant and Agreement or similar document in a form approved by the City Attorney, which restricts the rental of rooms or other portions of the property under two or more separate agreements and prohibits use of the property as a boarding or rooming house, except to the extent otherwise permitted by the Diamond Bar Municipal Code or applicable state or federal law. 4. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. 6 PC Resolution No. PL2017-04 The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner/applicant, Hani Bouidani, 2635 Rising Star Drive, Diamond Bar, CA 91765. APPROVED AND ADOPTED THIS 28TH DAY OF FEBRUARY 2017, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: J nifer, a e, Chairperso 1, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 281h day of February, 2017, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary Barlas, Farago, Mok, VC/Wolfe, Chair/Mahlke None None None 7 PC Resolution No. PL2017-04 COMMUNITY DEVELOPMENT DEPARTMENT RN `s v� USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review and Minor Conditional Use Permit No. PL 2016-217 SUBJECT: To construct a 1,000 square -foot one-story addition to an existing T, -3o0 square -foot one-story single-family residence with an attached two -car garage; and Minor Conditional Use Permit to allow an addition over 50 percent of the existing square -footage to an existing nonconforming structure with a nonconforming distance of 10'-3" to the structure on the adjacent lot to the east (where 15 feet is required). PROPERTY Hani Bouidani OWNER/: 2635 Rising Star Drive APPLICANT Diamond Bar, CA 91765 LOCATION: 4635 Rising Star Drive Diamond Bar, CA 91789 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS The applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Development Review and Minor Conditional Use Permit No. PL2016-217 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: 8 PC Resolution No. PL2017-04 (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Review and Minor Conditional Use Permit No. PL2016-217, at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License; and a zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2017-04, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to the plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 9. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment, building, etc.) or approved use has commenced, whichever comes first. 9 PC Resolution No. PL2017-04 10. The property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Development Review and Minor Conditional Use Permit No. PL2016-217 expires within two years from the date of approval if the use has not been exercised as defined pursuant to Diamond Bar Municipal Code (DBMC) Section 22.66.050(b)(1). In accordance with DBMC Section 22.60.050(c), the applicant may request, in writing, a one-year time extension for Planning Commission consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the Fee Schedule in effect at the time of submittal. D. SITE DEVELOPMENT 1. This approval is to construct a one-story addition consisting of 1,000 square feet of floor area to an existing single-family residence located at 2635 Rising Star Drive, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions listed herein. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review and Minor Conditional Use Permit submittal, the plans may require further staff review and re -notification of the surrounding property owners, which may delay the project and entail additional fees. 10 PC Resolution No. PL2017-04 3. To ensure compliance with the provisions of the Planning Commission approval, a final inspection is required from the Planning Division when work for any phase of the project has been completed. The applicant shall inform the Planning Division and schedule an appointment for such an inspection. 4. The above conditions shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non- compliance with any condition of approval or mitigation measure imposed as a condition of the approval shall constitute a violation of the City's Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 5. Failure to comply with any of the conditions set forth above or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City's requirement for full compliance may require minor corrections and/or complete demolition of a non-compliant improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. 6. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, collectively attached referenced as site plans, floor plans, architectural elevations, and landscape plans on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 7. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 8. All roof -mounted equipment shall be screened from public view. 9. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 10. All landscaping, structures, architectural features and public improvements damaged during construction shall be repaired or replaced upon project completion. 11 PC Resolution No. PL2017-04 E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. II. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL 1. An Erosion Control Plan shall be submitted concurrently with the grading plan clearly detailing erosion control measures. These measures shall be implemented during construction. The erosion control plan shall conform to national Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's) as specified in the Storm Water BMP Certification. C. DRAINAGE 1. Detailed drainage system information of the lot with careful attention to any flood hazard area shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. III. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839- 7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL CONDITIONS: 1. At the time of plan check submittal, plans and construction shall conform to current State and Local Building Code (i.e., 2016 California Building Code series will apply) requirements and all other applicable construction codes, ordinances and regulations in effect. 12 PC Resolution No. PL2017-04 2. Provisions for CALGreen shall be implemented onto plans and certification shall be provided by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current CALGreen Code. B. PLAN CHECK — ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL: 3. The minimum design load for wind in this area is 110 M.P.H. exposures "C" and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature. 4. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 119 and 150(k). 5. Indoor air quality shall be provided consistent with ASHRAE 62.2 as required per California Energy Code 150(0). 6. "Separate permits are required for pool, spa, and detached trellises and gazebos" and shall be noted on plans. 7. All easements shall be shown on the site plan. 8. A soils report is required per CBC 1803 and all recommendations of the soils report shall be adhered to. 9. Slope setbacks shall be consistent with California Building Code Figure 1805.3.1 and California Residential Code R403.1.7. Foundations shall provide a minimum distance to daylight. 10. Light and ventilation shall comply with CBC 1203 and 1205. Light and ventilation shall be provided to the existing dining area from the existing living area. The combined area of both rooms shall be available from the exterior openings of the living room. 11. The existing electrical service loading shall be justified for adequacy or upgraded accordingly. C. Permit— Items required prior to building permit issuance: 1. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. The contractor shall complete all required forms and pay applicable deposits prior to permit. 13 PC Resolution No PL2017-04 2. Prior to building permit issuance, all school district fees shall be paid. Please obtain a form from the Building and Safety Division to take directly to the school district. 3. SCAQMD notification is required at least 10 days prior to any demolition. Proof of notification is required at permit issuance. 4. All workers on the job shall be covered by workman's compensation insurance under a licensed general contractor. Any changes to the contractor shall be updated on the building permit. D. CONSTRUCTION — CONDITIONS REQUIRED DURING CONSTRUCTION: 1. Every permit issued by the building official under the provisions of this Code shall expire and become null and void unless the work authorized by such permit is commenced within one -hundred -eighty (180) days after permit issuance, and if a successful inspection has not been obtained from the building official within one -hundred -eighty (180) days from the date of permit issuance or the last successful inspection. A successful inspection shall mean a documented passed inspection by the city building inspector as outlined in Section 110.6. 2. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 3. Existing fencing shall remain in-place during construction including pool barrier fencing. Any alteration of the fencing may result in a discontinuation of construction until the fences are returned to its original state. Pool barriers must be maintained at all times. 4. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 5. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.). All fencing shall be view obstructing with opaque surfaces. 6. The applicant shall contact Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.orq. 7. The applicant shall first request and secure approval from the City for any changes or deviations from approved plans prior to proceeding with any work in accordance with such changes or deviations. 8. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection. 14 PC Resolution No. PL2017-04 9. Pursuant to California Residential Code (CRC) Section R315, carbon monoxide detectors are required in halls leading to sleeping rooms. 10. Drainage patterns shall match the approved grading/drainage plan from the Public Works/Engineering Department. Surface water shall drain away from the building at a 2% minimum slope. The final as -built conditions shall match the grading/drainage plan or otherwise approved as -built grading/drainage plan. 11. Special inspections and structural observation will be required in conformance to CBC 1704 to 1709. The note on the first sheet of plan shall be updated accordingly. 12. All plumbing fixtures including existing areas shall have low flow type fixtures installed consistent with California Civil Code Section 1101.1 to 1101.8. 13. An occupancy separation shall be provided between the garage and dwelling unit. LZRlI 15 PC Resolution No. PL2017-04