HomeMy WebLinkAboutPC 2015-22A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW
NO. PL2015-264 TO . CONSTRUCT A TWO-STORY ADDITION
CONSISTING OF 1,406 SQUARE FEET OF FLOOR AREA AND
475 SQUARE FEET OF PATIO AND BALCONY AREA TO AN EXISTING
1,493 SQUARE -FOOT, ONE-STORY, SINGLE-FAMILY RESIDENCE WITH
AN ATTACHED 666 SQUARE -FOOT, TWO -CAR GARAGE ON A
0.15 GROSS ACRE (6,633 GROSS SQUARE -FOOT) LOT. A MINOR
CONDITIONAL USE PERMIT IS REQUESTED TO ALLOW A SECOND -
STORY ADDITION TO AN EXISTING NONCONFORMING STRUCTURE
WITH A 17 -FOOT, 8 -INCH REAR SETBACK (WHERE 20 FEET IS
REQUIRED) LOT AT 216 COTTONWOOD COVE DRIVE, DIAMOND BAR,
CA 91765 (APN 8718-022-038).
A. RECITALS
The property owner, Lewis Lam, and applicant, Richard Su, have filed an
application for Development Review No. PL2015-264 application to construct a
two-story addition consisting of 1,406 square feet of floor area and 475 square feet
of patio and balcony area to an existing 1,493 square -foot, one-story, single-family
residence with an attached 666 square -foot, two -car garage located at
216 Cottonwood Cove Drive, 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 following approvals are requested from the Planning Commission:
(a) Development Review to construct a two-story addition consisting of
1,406 square feet of floor area and 475 square feet of patio and
balcony area.
(b) Minor Conditional Use Permit (MCUP) to allow a second -story addition
to an existing nonconforming structure with a 17 -foot, 8 -inch rear
setback (where 20 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 6,633 gross square
feet (0.15 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 21 of Tract 27836. The
Assessor's Parcel Number is 8718-022-038.
5. On September 30, 2015, public hearing notices were mailed to property owners
within a 1,000 -foot radius of the Project site. On October 2, 2015, 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.
6. On October 13, 2015, 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, 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 two-story addition consisting of
1,406 square feet of floor area and 475 square feet of patio and balcony
area to an existing single family residence is consistent with the City's
General Plan, City Design Guidelines and development standards by
2 Planning Commission Resolution No. 2015-22
complying with all required setbacks. The first floor addition is proposed at
the north side of the residence and the second floor addition is located
above the existing first floor. In addition, the applicant is proposing. to
update the colors, materials and details of the exterior elevations.
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
single-family homes. The applicant is proposing Italian Cypress trees along
the south side property line that will be maintained at a maximum height of
15 feet tall. Staff believes that the Italian Cypress trees will provide
sufficient screening between the proposed balcony and the second floor
windows on the addition and the neighboring house to the south. Although
the Development Code required 15 feet between structures on adjacent
lots, the applicant is proposing 17 feet between structures and
approximately 30 feet between the existing pool and the proposed addition.
In addition, the applicant indicated that he spoke to the neighbor to the south
regarding the two story addition and the neighbor did not have any issues
with the proposed project. Additionally, no protected trees are located in
the vicinity of the proposed improvements.
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 ranch style home with vertical and horizontal
wood siding, stucco, and a Dutch gable roof with flat asphalt shingles. The
applicant is proposing to retain the existing building form and preserve the
architectural form of the other houses in the neighborhood, but is
introducing a modern and innovative design by introducing a second story
and updating the colors and materials.
3 Planning Commission Resolution No. 2015-22
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 ranch style home with vertical and horizontal
wood siding, stucco, and a Dutch gable roof with flat asphalt shingles. The
applicant is proposing to retain the existing. building form and preserve the
architectural form of the other houses in the neighborhood, but is
introducing a modern and innovative design.by introducing a second story
and updating the colors and materials. The massing of the building is
softened by creating articulation of the front fagade through projections of
the second story addition and the addition is setback approximately 12 -feet,
7 -inches from the garage on the first floor. Additionally, there are other two-
story homes located in the neighborhood, including the adjacent house to
the north. 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).
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 22.56.0401
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.
4 Planning Commission Resolution No. 2015-22
The existing single-family dwelling is a permitted use in the RLM zone. A
Minor Conditional Use Permit (MCUP) is requested to allow a second -story
addition to an existing nonconforming structure with a rear setback of 17'-8"
(where 20 feet is required).
The substandard distance from the structure to the rear property line
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 and is not limited to
the ground floor. The proposed addition consisting of 1,406 square feet of
floor area and 475 square feet of patio/balcony area to an existing single -
story home complies with the development standards of the RLM zone and
will not further encroach into the nonconforming rear setback.
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
1,406 square feet of floor area and 475 square feet of patio/balcony area
will not further encroach into the existing nonconforming rear setback of
17'-8" feet to the rear property line. The proposed first floor addition is
primarily located at the north side of the house and the second floor is
located above the existing second floor. 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 upgrade the materials and details of the house to give it
modern appearance, but will keep the same building form and architectural
style. in addition, the applicant is proposing Italian Cypress trees along the
south side property line that will be maintained at a maximum height of
15 feet tall. Staff believes that the Italian Cypress trees will provide
sufficient screening between the proposed balcony and the second floor
windows on the addition and the neighboring house to the south. Although
the Development Code required 15 feet between structures on adjacent
lots, the applicant is proposing 17 feet between structures and
approximately 30 feet between the existing pool and the proposed addition.
In addition, the applicant indicated that he spoke to the neighbor to the south
regarding the two story addition and the neighbor did not have any issues
with the proposed project.
5 Planning Commission Resolution No. 2015-22
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.
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 rear
setback. The first floor addition is located at the north side of the house and
the second floor addition is located above the existing floor.
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.
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 pians and documents
presented to the Planning Commission at the public hearing.
2. 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.
3. Standard Conditions. The applicant shall comply with the standard
development conditions attached hereto.
6 - Planning Commission Resolution No. 2015.22
The Planning Commission shall:
a. Certify to the adoption of this Resolution; and
Forthwith transmit a certified copy of this Resolution, by certified mail to the property
owner, Lewis Lam, 216 Darcena St., Chino, CA 91710 and applicant, Richard Su, .Lake
Ave. 8th Floor Pasadena, CA 91101
APPROVED AND ADOPTED THIS 13th DAY OF OCTOBER 2015, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
�y
By:
Rut Low, Chairperson
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 13th day of October, 2015, by the following vote:
AYES: Commissioners: Farago, Nishimura, Wolfe, VC/Mahlke, Chair/Low
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
ATTEST:
Greg Gubman, ecretary
7 DR No. PL2015-284
COMMUNITY DEVELOPMENT DEPARTMENT
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND
REMODELED STRUCTURES
PROJECT #: Development Review No. PL 2015-264
SUBJECT: To construct a 1,359 square -foot, two-story addition, 311 square
feet of balcony area, and a 246 square -foot covered patio area
to an existing 1,843 square -foot, two-story single-family
residence with an attached two -car garage
PROPERTY Lewis Lam
OWNER(S): 6556 Darcena St.
Chino, CA 91710
APPLICANT: Richard Su
155 N. Lake Ave. 8th Floor
Pasadena, CA 91101
LOCATION: 216 Cottonwood Cove Dr., Diamond Bar CA 91765
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
1. 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. PL2015-264 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
Planning Commission Resolution No. 2015-22
(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 No. PL2015-264,
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. 2015-22,
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 Cade, all other applicable City Ordinances, and
any applicable Specific Plan in effect at the time of building permit
issuance.
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Planning Commission Resolution No. 2015-22
B.
C.
9. All site, grading, landscapelirrigation, 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 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.
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 pen -nit, whichever comes first.
2. Prior to any plan check, all deposit accounts for the processing of
this project shall have no deficits.
TIME LIMITS
1. The approval of Development Review and Minor Conditional Use
Permit No. PL2015-264 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 two-story addition consisting of
1,406 square feet of floor area and 475 square feet of patio and
balcony area to an existing single family residence located at
216 Cottonwood Cove Drive, as described in the staff report and
`[o7
Planning Commission Resolution No. 2015-22
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
landscape plans on file with the Planning Division, the conditions
contained herein, and the Development Code regulations.
i. 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
11
Planning Commission Resolution No. 2015-22
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.
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
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. For construction activity which disturbs one acre
or greater soil a Storm Water Pollution Prevention Plan (SWPPP) will
be needed.
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Planning Commission Resolution No. 2015-22
1. Detailed drainage system information of the lot with careful attention
to any flood hazard area shall be submitted. All drainagelrunoff 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.
IIL _ 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. 2013
California Building Code series will apply) requirements and all other
applicable construction codes, ordinances and regulations in effect.
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 Cal Green Code.
B. PLAN CHECK ITEMS TO BE ADDRESSED PRIOR TO PLAN
APPROVAL:
1. 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 Arch itectlEngineer with wet stamp and
signature.
2. 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).
3. Indoor air quality shall be provided consistent with ASHRAE 02.2 as
required per California Energy Code 150(o).
4. Public Works/Engineering Department is required to review and
approve grading plans that clearly show all finish elevations,
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Planning Commission Resolution No. 2015-22
drainage, and retaining wall(s) locations. These plans shall be
consistent with the site plan submitted to the Building and Safety
Division.
5. "Separate permits are required for BBQ areas and retaining walls"
and shall be noted on plans.
6. All balconies shall be designed for 601b/ft live load.
7. All easements shall be shown on the site plan.
8. All retaining walls shall be separately submitted to the Building and
Safety and Public Works/Engineering Departments for review and
approval.
9. A soils report is required per CBC 1803 and all recommendations of
the soils report shall be adhered to.
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.
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. AQMD 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:
3. 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
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Planning Commission Resolution No. 2015-22
successful inspection. A successful inspection -shall mean a
documented passed inspection by the city building inspector as
outlined in Section 110.6.
4. The project shall be protected by a construction fence to the
satisfaction of the Building Official. All fencing shall be view
obstructing with opaque surfaces.
5. 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.
6. All equipment staging areas shall be maintained in an orderly manner
and screened behind a minimum 6' high fence.
7. A height and setback survey may be required at completion of
framing and foundations construction phases respectively.
8. The project shall be protected by a construction fence and shall
comply with the NPDES & BMP requirements (sand bags, etc.)
9. The location of property lines and building pad may require a survey
to be determined by the building inspection during foundation andlor
frame inspection.
10. 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.di.alert.org.
11. Any changes or deviation from approved plans during the course of
construction shall be approved by the City prior to proceeding with
any work.
12. All glazing in hazardous locations shall be labeled as safety glass.
The labeling shall be visible for inspection.
13. Carbon monoxide detectors are required in halls leading to sleeping
rooms per CRC R315.
14. 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.
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Planning commission Resolution No. 2015-22
15. Decks, roofs, and other flat surfaces shall slope at least 114"Ift 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.
16. Special inspections and structural observation will be required in
conformance to CBC 1704 to 1709.
17. All plumbing fixtures including existing areas shall have low flow type
fixtures installed consistent with California Civil Code Section 1101.1
to 1101.8.
18. All gas lines shall be sleeved where under any structures.
19. An occupancy separation shall be provided between the house and
garage.
END
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Planning Commission Resolution No. 2415-22