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HomeMy WebLinkAboutPC 2014-17A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW AND MINOR CONDITIONAL USE PERMIT NO. PL2014-139 TO CONSTRUCT A 1,183 SQUARE -FOOT, SECOND -STORY ADDITION AND FAQADE REMODEL TO AN EXISTING SINGLE -STORY HOME ON A 0.24 GROSS ACRE (10,310 SQUARE -FOOT) LOT; A MINOR CONDITIONAL USE PERMIT IS REQUESTED TO ALLOW A SECOND - STORY ADDITION TO AN EXISTING NONCONFORMING STRUCTURE WITH A DISTANCE OF 10 FEET TO THE STRUCTURE ON THE ADJACENT LOT TO THE NORTH, WHERE 15 FEET IS REQUIRED, AND A SIDE SETBACK OF FIVE FEET TO THE NORTH SIDE PROPERTY LINE, WHERE 10 FEET IS REQUIRED, LOCATED AT 1809 CLIFFBRANCH DRIVE, DIAMOND BAR, CA 91765 (APN 8292-021-013). A. RECITALS 1. The property owner, Huifei Shang, and applicant, Jason Bin, have filed an application for Development Review and Minor Conditional Use Permit No. PL2014-139 to construct a 1,183 square -foot, second -story addition and fagade remodel to an existing single -story home located at 1809 Cliffbranch Drive, Diamond Bar, County of Los Angeles, California. 2. The following approvals are requested from the Planning Commission: (a) Development Review to construct a 1,183 square -foot, second -story addition and fagade remodel to an existing single -story, home. (b) Minor Conditional Use Permit to allow.a.second story addition to an existing nonconforming structure with a distance of 10 feet to the structure on the adjacent lot to the north (a building separation of 15 feet is required), and a side setback of five feet to the north side property line (a side setback of 10 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 10,310 gross square feet (0.24 gross acres). It is located in the Low Medium Density Residential (RLM) zone with an underlying General Plan land use designation of Low Density Residential. 4. The legal description of the subject property is Lot 125 of Tract 28579. The Assessor's Parcel Number is 8292-021-013. 5. On July 11, 2014, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Dail Bulletin newspapers. On July 3, 2014, public hearing notices were mailed to property owners within a 1,000 -foot radius of the Project site. Public notices were posted at the City's designated community posting sites on July 3, 2014. In addition to the published and mailed notices, the project site was posted with a display board and the notice was posted at three other locations within the project vicinity. 6. On July 22, 2014, 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 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 and 22.56, 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 proposed second -story addition consisting of 1,183 square feet and fagade remodel to the existing single-family residence is consistent with the City's General Plan, City Design Guidelines and development standards by meeting all required setbacks, with the exception of an existing nonconforming side setback of five feet to the north 2 Planning Commission Resolution No. 2014-17 side property line on the first floor, and distance to the structure on the adjoining lot to the north. The second -story addition is proposed to be located above the existing first floor—set back 20 feet from the existing garage at the front of the house and five feet from the first floor on the north side of the house—which will reduce the overall mass and scale of the building as seen from the street. The proposed addition complies with the setback requirement and does not further encroach into the existing side setback. The proposed Mediterranean design will be consistent throughout the exterior elevations and enhance architectural elements and exterior. finish materials of the existing residence. 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 and .facade remodel 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. In addition, 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 existing California Ranch style house was constructed as part of a 1970s tract development. The applicant is proposing to add a second -story and fagade remodel to an existing one-story home with a new Mediterranean design style of architecture. The proposed design will maintain architectural integrity by incorporating complementary fenestration patterns, and the hipped roof will have a 5:12 pitch, compatible with the mass and scale of the home. The project is designed to be compatible and complementary to the neighborhood. 3 Planning Commission Resolution No. 2014-17 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 architecture of the existing residence is a 1970s tract home with a California ranch design featuring composite shingle roof, horizontal wood siding, and a stone veneer wall on the side of the garage, facing the street. The applicant is proposing to modify the exterior design of the home to a Mediterranean style of architecture, featuring a terracotta the roof, textured stucco walls, a two -foot high cultured stone base along the front and sides of the house and garage. The proposed improvements will maintain architectural integrity of the new design style by incorporating fenestration patterns, exterior colors and building materials prevalent with the Mediterranean style of architecture. 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 reuiewed 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 22.56.040) 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. 2014-17 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 building with a nonconforming distance of 10 feet to the structure on the adjacent lot to the north (a building separation of 15 feet is required), and a side setback of five feet to the north side property line (a side setback of 10 feet is required). The substandard distance to structures on the adjacent lot to the north and the side setback to the north side property line renders the project nonconforming. The addition to a nonconforming structure requires approval of a Minor Conditional Use Permit because the addition is greater than 50 percent of the existing square -footage of alt structures on site and is not limited to the ground floor. The proposed addition consisting of 1,183 square feet of floor area and 222 square feet of porch/balcony area to an existing single -story home complies with the development standards of the RLM zone and will not encroach into the nonconforming distance to structures on the adjacent lot to the north and side setback to the north side property line. 2. The proposed use is consistent with the general plan and any applicable specific plan. The proposed addition to a single-family dwelling unk is consistent with the City's adopted General Plan. The site isnot 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 1,183 square feet of floor area and 222 square feet of porch/balcony area will not further encroach into the existing nonconforming distance of 10' 0" to the structure on the adjacent lot to the north, and a side setback of 5'-0" to the north side property line. The second -story addition is proposed to be located above the existing first floor—set back from the existing garage at the front of the house and from the first floor on the north side of the house— which will reduce the overall mass and scale of the building as seen from the street. The proposed project is consistent with the surrounding neighborhood. The design of the existing single-family dwelling and the proposed addition are compatible with the character of the existing homes in 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. 5 Planning Commission Resolution No. 2014-17 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 distance to structures on the adjacent lot to the north and side setback to the north side property line. Because the proposed second floor addition is set back 20 feet from the front of the garage and approximately 44 feet from the front property line, the addition will not add bulk to the front of the house as seen from the street. Further, the addition is located 15 feet from the neighbor to the north and south, which complies with the code requirement. 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: . Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 2. All exposed portions of retaining walls shall be finished with a smooth stucco application and material or decorative block to match the proposed exterior wall finish of the house. 3. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. 6 Planning Commission Resolution No. 2014-17 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, Huifei Shang, 2641 Shady Ridge Lane, Diamond Bar, CA 91765, and applicant Justin Bin, 9330 Bistro Place, Rancho Cucamonga, CA 9173.0. APPROVED AND ADO-PTED- COMMISSI "F"THE By: Frank Fa ajdo, n THIS 22nd DAY OF JULY 2094, BY THE PLANNING r \DIA OND BAR. k 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 22nd day of July, 2014, by the following vote: AYES: Commissioners: NOES: Commissioners.- ommissioners:ABSENT. ABSENT. Commissioners: ABSTAIN: Commissioners: .z ATTEST: Greg Gubman, Secretary Lin, Low, Pirritano, Chair/Farago None Shah None 7 DRIMCUP PL2014-139 : ' COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review and Minor Conditional Use Permit No, PL 2014- 139 SUBJECT: To construct a 1,183 square -foot, second-storyaddition and facade remodel to an existing single -story home and MinorConditional Use Permit to allow a second story addition to an existing nonconforming building. PROPERTY Huifei Shang OWNER: 2641 Shady Ridge Lane Diamond Bar, CA 91765 APPLICANT: Jason Bin 9330 Bistro Place Rancho Cucamonga, CA 91730 LOCATION: 1809 Cliffbranch Drive 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 In accordance with Government Code Section 66474.9(b)(1), 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. PL2014-139 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. 2014-17 (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. PL2014-139, 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. 2014-17, 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. 0.. 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. 10. The property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 9 Planning Commission Resolution No. 2014.17 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. B. FEESIDEPOSITS 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, priorto 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. PL2014-139'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 1,183 square -foot, second -story addition and fagade remodel to an existing single -story home located at 1809 Cliffbranch 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 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 10 Planning Commission Resolution No. 2014-17 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, 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 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. 11 Planning Commission Resolution No. 2014.17 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 a drainage plan clearly showing the existing and proposed drainage system and drainage path around the proposed retaining wall and building addition,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. Please refer to City handouts. 2. The Owner shall execute and record a covenant agreement to maintain and hold the City harmless for all improvements in the public right-of-way. 3. Grading of the subject property shall be in accordance with the California Building Code, City Grading Ordinance, Hillside Management Ordinance and acceptable grading practices. 4, All equipment staging areas shall be located on the project site. Staging area, including material stockpile and equipment storage area, shall be enclosed within a six-foot high chain link Fence. All access points in the fenced area shall be locked whenever the construction site is not supervised. 5. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during the activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL CONDITIONS: 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, 12 Planning Commission Resolution No. 2094-17 waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current CALGreen Code. All '1111 1 11,111 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 Architect/Engineer 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 62.2 as required per California Energy Code 150(0). 4. 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 & Safety Division. 5. "Separate permits are required for retaining walls" and shall be noted on plans. 6. All balconies shall be designed for 60lb/ft. live load. 7. All easements shall be shown on the site plan. 8. All retaining walls shall be separately submitted to the Building & 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. 10. 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. 11. The proposed design shall not require over 50 cy of cut or fill or excavation 5' or over. The height of the excavation (which also considers additional excavation for foundation slope setback) shall be approved for plan check. if the work is over either the 50 cy or 5' excavation, it will require a soils and grading review through Public Works. 12. Electrical panel size shall be upgraded to at least 200 amps or load calculations will be required. 13 Planning Commission Resolution No. 2014-17 13. The flat roof of the garage shall drain to rooftop downspouts and overflow drains to separate drain lines. 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: 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. Construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work shall be conducted Mon. — Sat, between the hours of 7:00 a.m. and 7:00 p.m. 3. The project shall be protected by a construction fence to the satisfaction of the Building Official. All fencing shaiLbe view obstructing with opaque surfaces. 4. 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. 5. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 6. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.). 14 Planning Commission Resolution No. 2014-17 7. 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. 8. Any changes or deviation from approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 9. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection. 10.. Carbon monoxide detectors are required in halls leading to sleeping rooms per CRC R315. 11. 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. 12. Decks, roofs, and other flat surfaces shall slope at least 1/4"/ft. 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. 13. Special inspections and structural observation will be required in conformance to CBC 1704 to 1709. 14. All plumbing fixtures including existing areas shall have low flow type fixtures installed consistent with California Civil Code Section 1101.1 to 1101.8. MM 15 Planning Commission Resolution No. 2094-97