HomeMy WebLinkAboutPC 2017-20PLANNING COMMISSION
RESOLUTION NO. 2017-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW
NO. PL2017-41 TO CONVERT AN EXISTING 1,060 SQUARE -FOOT GARAGE
INTO LIVING SPACE AND CONSTRUCT A 900 SQUARE -FOOT BEDROOM
ADDITION, 868 SQUARE -FOOT THREE -CAR GARAGE, AND 538 SQUARE
FEET OF BALCONY/DECK/PATIO AREA TO AN EXISTING 4,844 SQUARE -
FOOT RESIDENCE ON A 1.04 GROSS ACRE (45,302 GROSS SQUARE -
FOOT) LOT AT 2522 STEEPLECHASE LANE, DIAMOND BAR, CA 91765
(APN 8713-010-011).
A. RECITALS
The property owner, Joyce Chen, and applicant, Fariba Shantiyai, have filed
an application for Development Review No. PL2017-41 to convert an
existing 1,060 square -foot three -car garage into living space and construct
a 900 square -foot bedroom addition, 863 square -foot garage, and
538 square feet of balcony/deck/patio area to an existing 4,844 square -foot
single-family residence located at 2522 Steeplechase Lane, Diamond Bar,
County of Los Angeles, California. Hereinafter in this Resolution, the
subject Development Review shall be referred to as the "Proposed Project."
2. The subject property is made up of one parcel totaling 45,302 gross square
feet (1.04 gross acres). It is located in the Rural Residential (RR) zone with
an underlying General Plan land use designation of Rural Residential.
3. The legal description of the subject property is Lot 17 of Tract No. 30578.
The Assessor's Parcel Number is 8713-010-011.
On July 27, 2017, public hearing notices were mailed to property owners
within a 1,000 -foot radius of the Project site. On July 28, 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 public notices
were posted at the City's designated community posting sites. In addition
to the published and mailed notices, the project site was posted with a
display board.
5. On August 8, 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:
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
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) Section 22.48, this Planning Commission
hereby finds as follows:
Development Review Findings (DBMC Section 22.48.040)
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 garage conversion into livable area and
construction of a 900 square -foot room addition, 863 square -foot garage,
and a 538 square feet of balcony/decWpatio area to an existing three-level,
single-family residence is consistent with the City's General Plan, City
Design Guidelines and Development Code standards. The proposed
addition will maintain architectural integrity by incorporating matching
exterior colors and building materials. The mass and scale of the addition
are proportionate to the existing house and surrounding properties.
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.
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
2 PC Resolution No. 2017-20
single-family homes. According to the applicant, no protected trees exist
on site.
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 project is located between a one-story home to the north and a two-
story home to the south. The new garage is proposed at the front of the
house and the room addition is proposed above the garage. The project is
designed to be compatible with the character of the existing homes in the
neighborhood. The addition does not further encroach into the existing
front, rear or side setbacks. The proposed balcony is located above the
proposed garage addition at the front of the house, facing southwest. The
property is located at a higher elevation than the adjacent property to the
south and the proposed balcony will be facing the roof of the adjacent home
to the south. There are no windows facing the subject property since the
house on the adjacent lot is built into the ascending slope. Therefore, staff
does not find privacy loss to be a project impact to the neighboring property.
The proposed 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 architectural style is Neoclassical with brick veneer, split-level
floors, evenly spaced windows, large balconies, and side gabled roof. The
applicant is proposing to preserve the architectural integrity by matching the
existing roof style and exterior materials. 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.
PC Resolution No. 2017-20
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).
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.
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. Standard Conditions. The applicant shall comply with the standard development
conditions attached hereto.
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.
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, Joyce Chen, 2522 Steeplechase Lane,
Diamond Bar, CA 91765, and applicant, Fariba Shantiyai, 3670 W.
Temple Ave. Suite 193, Pomona, CA 91768.
4 PC Resolution No. 2017-20
APPROVED AND ADOPTED THIS 8TH DAY OF AUGUST 2017, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
By: ( (�
Raymon Wolfe, Chairman
I, 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 8th day of August, 2017, by the following vote:
AYES: Commissioners: BARLAS, FARAGO, MARLKE, VC/MOR, CHAIR/WOLFE
NOES: Commissioners: NONE
ABSENT: Commissioners: MORE
ABSTAIN: Commissioners: NOME
ATTEST: ��? 6�1=
Greg Gubman, Secretary
5 DR PL2017-41
DIr1DI0fiD Bt1IZl�
-- —COMMUNITY • - -
ARTMEIR7
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND
REMODELED STRUCTURES
PROJECT #: Development Review No. PL 2017-41
SUBJECT: To convert an existing 1,060 square -foot garage into living area
existing 4,844 square -foot, three-level, single-family residence
PROPERTY Joyce Chen
OWNER: 2522 Steeplechase Lane
Diamond Bar, CA 91765
APPLICANT: Fariba Shantivai
3670 W. Temple Ave. Suite 193
Pomona, CA 91768
LOCATION: 2522 Steeplechase Lane, Diamond Bar CA 91765
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 No. PL2017-41 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:
6 PC Resolution No. 2017-20
(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
againstthe 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 No. PL2017-41,
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. 2017-20,
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.
7 PC Resolution No. 2017-20
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.
10. The hours during which construction activities causing the operation
of any tools or equipment used in construction, drilling, repair,
alteration, or demolition work are limited to Monday through
Saturday, between the hours of 7:00 a.m. and 7:00 p.m., or at any
time on Sundays or holidays.
11. The property owner/applicant shall remove the public hearing notice
board within three days of this project's approval.
12. The applicant shall comply with the requirements of City Planning,
Building and Safety Divisions, Public Works Department, and the
Fire Department.
B. FEES/DEPOSITS
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
The approval of Development Review No. PL2017-41 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.
8 PC Resolution No. 2017-20
D. SITE DEVELOPMENT
1. This approval is to convert an existing 1,060 square -foot garage into
living area and construct a 900 square -foot room addition,
863 square -foot garage, 538 square feet of balcony/deck/patio area
to an existing 4,844 square -foot, three-level, single-family residence
with an located at 2522 Steeplechase Lane, 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 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.
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
9 PC Resolution No. 2017-20
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.
E. SOLID WASTE
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.
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.
APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
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
10 PC Resolution No. 2017-20
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.
B. SOILS REPORT/GRADING/RETAINING WALLS
1. Prior to grading plan submittal, a geotechnical report prepared by a
Geotechnical Engineer, licensed by the State of California, shall be
submitted by the applicant for approval by the City.
2. Upon approval of the geotechnical report, the applicant shall submit
drainage and grading plans prepared by a Civil Engineer, licensed
by the State of California, prepared in accordance with the City's
requirements for the City's review and approval. A list of
requirements for grading plan check is available from the Public
Works Department. All grading (cut and fill) calculations shall be
submitted to the City concurrently with the grading plan.
3. Finished slopes shall conform to City of Diamond Bar Municipal Code
Section 22.22.080 -Grading.
4. The grading plan shall show the location of any retaining walls and
the elevations of the top of wall/footing/retaining and the finished
grade on both sides of the retaining wall. Construction details for
retaining walls shall be shown on the grading plan. Calculations and
details of retaining walls shall be submitted to the Building and Safety
Division for review and approval.
5. Grading of the subject property shall be in accordance with the
California Building Code, City Grading Ordinance, Hillside
Management Ordinance and acceptable grading practices.
6. The maximum grade of driveways serving building pad areas shall
be 20 percent. In hillside areas driveway grades exceeding
15 percent shall have parking landings with a minimum 16 feet deep
and shall not exceed five (5) percent grade or as required by the City
Engineer. Driveways with a slope of 15 percent shall incorporate
grooves for traction into the construction as required by the City
Engineer.
7. All slopes shall be seeded per landscape plan and/or fuel
modification plan with native grasses or planted with ground cover,
shrubs, and trees for erosion control upon completion of grading or
some other alternative method of erosion control shall be completed
to the satisfaction of the City Engineer.
11 PC Resolution No. 2017-20
8. A pre -construction meeting shall be held at the project site with the
grading contractor, applicant, and city grading inspector at least 48
hours prior to commencing grading operations.
9. Rough grade certifications by project soils and civil engineers shall
be submitted prior to issuance of building permits for the foundation
of the residential structure. Retaining wall permits may be issued
concurrently with grading permits.
10. Final grade certifications by project civil engineers shall be submitted
to the Public Works Department prior to the issuance of any project
final inspections/certificate of occupancy respectively.
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.
2. Prior to the issuance of a grading permit, a complete hydrology and
hydraulic study shall be prepared by a Civil Engineer registered in
the State of California to the satisfaction of the City Engineer and Los
Angeles Public Works Department.
C. UTILITIES
1. Underground utilities shall not be constructed within the drip line of
any mature tree except as approved by a registered arborist.
111. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION,
(909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
General Conditions:
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.
Provisions for CALGreen shall be implemented onto plans and certification
shall be provided by a third party as required by the Building Division.
12 PC Resolution No. 2017-20
Specific water, waste, low VOC, and related conservation measures shall
be shown on plans. Construction shall conform to the current CALGreen
Code.
Only one single family dwelling is allowed on this property unless
specifically approved otherwise per CBC 202. The "rumpus room" shall be
not be used as a secondary kitchen or unit.
Plan Check — Items to be addressed prior to plan approval:
4. The design of the existing 10' retaining wall behind the garage addition shall
be evaluated and designed by the structural and soils engineer to provide
a detailed design with shoring and underpinning. A shotcrete wall, soldier
piles, or other shoring method must be provided and approved in plan check
prior to any demolition adjacent to the existing retaining wall system.
5. 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.
6. 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).
7. Indoor air quality shall be provided consistent with ASHRAE 62.2 as
required per California Energy Code 150(0).
8. Public Works/Engineering Department is required to review and approve
grading plans that clearly show all finish elevations, drainage, and retaining
wall(s) locations. These plans shall be consistent with the site plan
submitted to the Building and Safety Division.
9. "Separate permits are required for retaining walls" and shall be noted on
plans.
10. All balconies shall be designed for 60lb/ft live load.
11. All easements shall be shown on the site plan.
12. Fire Department approval shall be required. Contact the Fire Department to
check the fire zone for the location of your property. If this project is located
in High Hazard Fire Zone, it shall meet requirements of the fire zone per
CBC Chapter 7A.
13 PC Resolution No. 2017-20
a. All unenclosed under -floor areas shall be constructed as exterior wall.
b. All openings into the attic, floor and/or other enclosed areas shall be
covered with corrosion -resistant wire mesh not less than 1/4 inch or
more than 1/2 inch in any dimension except where such openings are
equipped with sash or door.
c. Eaves shall be protected.
d. Exterior construction shall be one-hour or non-combustible
e. Fuel modification plans shall be approved through LA County Fire Fuel
Modification Unit.
f. LA County Fire shall approve plans for fire flow availability due to home
being over 3600 sf as required per CFC Appendix B105.1.
13. All retaining walls shall be separately submitted to the Building and Safety
and Public Works/Engineering Departments for review and approval.
14. A soils report is required per CBC 1803 and all recommendations of the
soils report shall be adhered to.
15. 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.
16. Light and ventilation shall comply with CBC 1203 and 1205.
Permit — Items required prior to building permit issuance:
17. 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.
18. 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.
19. Submit grading plans clearly showing all finish elevations, drainage, and
retaining wall locations. No building permits shall be issued prior to
submitting a pad certification.
20. AQMD notification is required at least 10 days prior to any demolition. Proof
of notification is required at permit issuance.
21. 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.
14 PC Resolution No. 2017-20
Construction — Conditions required during construction:
22. 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.
23. 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.
24. All equipment staging areas shall be maintained in an orderly manner and
screened behind a minimum 6' high fence.
25. The project shall be protected by a construction fence to the satisfaction of
the Building Official, and shall comply with the NPDES & BMP requirements
(sand bags, etc.) All fencing shall be view obstructing with opaque surfaces.
26. The location of property lines may require a survey to be determined by the
building inspection during foundation and/or frame inspection.
27. 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.org.
28. 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.
29. All glazing in hazardous locations shall be labeled as safety glass. The
labeling shall be visible for inspection.
30. Pursuant to California Residential Code (CRC) Section R315, carbon
monoxide detectors are required in halls leading to sleeping rooms.
31. 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.
15 PC Resolution No. 2017-20
32. Decks, roofs, and other flat surfaces shall slope at least 1/4"M with
approved and listed water proofing material. Guardrails shall be provided
for these surfaces at least 42" minimum in height, 4" maximum spacing
between rails, and capable of resisting at least 20 pounds per lineal foot of
lateral load.
33. Special inspections and structural observation will be required in
conformance with CBC 1704 to 1709.
34. All plumbing fixtures, including those in existing areas, shall be low -flow
models consistent with California Civil Code Section 1101.1 to 1101.8.
END
16 PC Resolution No. 2017-20