HomeMy WebLinkAboutPC 2014-28A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW AND
MINOR CONDITIONAL USE PERMIT NO. PL2014-516 FOR THE
CONSTRUCTION OF A SECOND -STORY ADDITION CONSISTING OF 637
SQUARE FEET OF FLOOR AREA TO AN EXISTING 2,089 SQUARE -FOOT
SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 610 SQUARE -FOOT
GARAGE ON A 0.24 GROSS ACRE (10,450 SQUARE -FOOT) LOT; A MINOR
CONDITIONAL USE PERMIT (MCUP) IS REQUESTED TO ALLOW A
SECOND -STORY ADDITION TO AN EXISTING NONCONFORMING
STRUCTURE WITH A FRONT SETBACK OF 17'-11" (WHERE 20 FEET IS
REQUIRED) AND A NONCONFORMING DISTANCE OF 10 FEET TO THE
STRUCTURE ON THE ADJACENT LOT TO THE EAST (WHERE 15 FEET IS
REQUIRED) AT 22805 RIO LOBOS ROAD, DIAMOND BAR, CA 91765
(APN 8717-026-040).
A. RECITALS
1. The property owners and applicants, Stephen Hannah and Tineke Norrdin,
have filed an application for Development Review and Minor Conditional
Use Permit No. PL2014-516 to construct an addition consisting of
637 square feet of floor area to an existing two-story, 2,089 square -foot
residence with a 610 square -foot garage located at 22805 Rio Lobos Road,
Diamond Bar, County of Los Angeles, California.
2. The following approvals are requested from the Planning Commission:
(a) Development Review to construct second -story addition consisting of
637 square feet of floor area at the front and rear of the house.
(b) Minor Conditional Use Permit (MCUP) to allow a second -story addition
to an existing nonconforming structure with a front setback of 17'-11"
(where 20 feet is required) and a nonconforming distance of 10 feet to
the structure on the adjacent lot to the east (where 15 feet is required).
Hereinafter in this Resolution, the subject Development Review and Minor
Conditional Use Permit shall be referred to as the "Proposed Project."
3. The subject property is made up of one parcel totaling 10,450 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 17 of Tract 37873, The
Assessor's Parcel Number is 8717-026-040.
5. On October 17, 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 October 16, 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 October 17, 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 October 28, 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 637 square feet of floor area to the existing single family residence is
consistent with the City's General Plan, City Design Guidelines and
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Planning Commission Resolution No. 2014-28
development standards by meeting all required setbacks except the
front setback due to an existing nonconforming front setback of 17 feet,
11 inches where 20 feet is required and a nonconforming distance of 10
feet to the structure on the adjacent lot to the east and where 15 feet is
required. The addition is proposed at the front and rear of the residence.
The proposed addition does not further encroach into the front setbacks
or the distance to the structure on the adjacent lot to the east. The
proposed addition is designed to blend into the existing house by using
the same architectural elements and building materials as 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 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 architecture of the existing residence is a 1980s tract design with
decorative half-timbering, stucco, and a gable roof with flat concrete tiles.
The applicant is proposing to add to an existing two-story home while
maintaining consistency with the current design. The proposed design will
maintain architectural integrity by incorporating similar fenestration
patterns, and matching exterior colors and building materials. The roof of
the proposed addition at the front of the house will be integrated with the
existing roof by matching the existing 5:12 pitch. Although, the roof pitch of
the addition at the rear of the house is 3:12, it will not be visible from the
street. The project is designed to be compatible and complementary to the
neighborhood.
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Planning Commission Resolution No. 2014-28
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 design of the existing single-family home is 1980s tract home.
Consistent building elements have been achieved through the utilization of
similar architectural features and building materials. Although part of the
second story addition is located at the front of the house, the massing of the
building is softened by creating articulation of the front facade through
projections of the second story addition and the addition is setback between
three and six feet from the garage on the first floor. Furthermore, the
addition will match the existing home in color and building materials and will
incorporate similar architectural features. 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.
)r Conditional L
Section 22.56.04
The proposed use is allowed ' wi#hin the subject zoning district with the
approval of a Minor Conditional Use Permit and complies with all other
applicable provisions of this Development Code and the Municipal Code.
The existing single-family dwelling is a permitted use in the RLM zone. A
Minor Conditional Use Permit (MCUP) is requested to allow a second -story
addition to an existing nonconforming structure with a front setback of
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Planning Commission Resolution No. 2614-28
17'-11" (where 20 feet is required) and a nonconforming distance of 10 feet
to the structures on the adjacent lot to the east (where 15 feet is required).
The substandard distance from the structure to the front property line and
the distance to the structures on the adjacent lots 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 637 square feet of floor area to an
existing two-story home complies with the development standards of the
RLM zone and will not further encroach into the nonconforming front
setback or the distance between structures on adjacent lots.
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
637 square feet of floor area will not further encroach into the existing
nonconforming front setback of 17'-11" feet to the front property line and a
nonconforming distance of 10 feet to the structure on the adjacent lot to the
east. The proposed project is located at the front and rear of the home. 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 neighboring properties have nonconforming setbacks.
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
front setback or the distance to the structures on the adjacent lots.
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Planning Commission Resolution No 2094-28
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. Standard Conditions. The applicant shall comply with the standard
development conditions attached hereto.
3. The construction documents submitted for Building and Safety Plan Check
shall show the proposed stone veneer to be continued along the west
elevation on the side of the garage.
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 owners and applicants, Stephen Hannah and Tineke
Norrdin, 22805 Rio Lobos Road, Diamond Bar, CA 91765
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Planning Commission Resolution No. 2014-28
APPROVED AND ADOPTED THIS 281h DAY OF OCTOBER 2014, BY THE PLANNING
COMMISSION OF_TH.E--QTY OF DIAMOND BAR.
F
W
I, Greg Gubmkn, Pa ming Commission Secretary, da hereby certify that the foregoing
Resolution was cly introduced, passed, and adopted, at a regular meeting of the
Planning Commission held on the 28th day of October, 2014, by the following vote:
AYES: Commissioners: Low, Mahlke, Pirritano, Chair/Farago
NOES: Commissioners: None
ABSENT: Commissioners: VC/Lin
ABSTAIN: Commissioners: None
ATTEST:
Greg Gubman, Secretary
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DR/MCUP PL2014-515
111 I� COMMUNITY DEVELOPMENT DEPARTMENT
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND
REMODELED STRUCTURES
PROJECT #: Development Review and Minor Conditional Use No. PL 2014-516
SUBJECT: To construct an addition consisting of 637 square feet of floor area
to an existing single-family residence; and a Minor Conditional Use
Permit (MCUP) is to'allow a second-storV addition to an existing
nonconforming structure with a front setback of 17'_11" (where 20
feet is required) and a nonconforming_distance of 10 feet to the
structure on the adjacent to the east (where 15 feet is required).
PROPERTY Stephen Hannah & Tineke Norrdin
OWNER(S)! 22805 Rio Lobos Rd.
APPLICANT: Diamond Bar, CA 91765
LOCATION: 22805 Rio Lobos Rd., 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 and Minor Conditional Use
Permit No. PL2014-516 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:
(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.
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Planning Commission Resolution No. 2014-28
(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. PL2014-516, 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. 2014-28, Standard
Conditions, and all environmental mitigations shall be included on the plans (full
size). The sheet(s) are for information only to all parties involved in the
construction/grading activities and are not required to be wet sealed/stamped by
a licensed Engineer/Architect.
5. Prior to the plan check, revised site plans and building elevations incorporating
all Conditions of Approval shall be submitted for Planning Division review and
approval.
6. Prior to any use of the project site or business activity being commenced thereon,
all conditions of approval shall be completed.
7. The project site shall be maintained and operated in full compliance with the
conditions of approval and all laws, or other applicable regulations.
8. Approval of this request shall not waive compliance with all sections of the
Development Code, all other applicable City Ordinances, and any applicable
Specific Plan in effect at the time of building permit issuance.
9. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be
coordinated for consistency prior to issuance of City permits (such as grading,
tree removal, encroachment, building, etc.,) or approved use has commenced,
whichever comes first.
10. The property owner/applicant shall remove the public hearing notice board within
three days of this project's approval.
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Planning Commission Reso€ution No. 2014-28
11. The applicant shall comply with the requirements of City Planning, Building and
Safety Divisions, Public Works Department, and the Fire Department.
B. FEES/DEPOSITS
Applicant shall pay development fees (including but not limited to Planning,
Building and Safety Divisions, Public Works Department and Mitigation
Monitoring) atthe 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 and Minor Conditional Use Permit
No. PL2014-516 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
This approval is to construct a 637 square -foot, second -story addition to an
existing single -story home located at 22805 Rio Lobos Road, 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.
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Planning Commission Resolution No. 2014-28
A
4. The above conditions shall run with the land and shall be binding upon all future
owners, operators, or successors thereto of the property. Non-compliance with
any condition of approval or mitigation measure imposed as a condition of the
approval shall constitute a violation of the City's Development Code. Violations
may be enforced in accordance with the provisions of the Development Code,
5. Failure to comply with any of the conditions set forth above or as subsequently
amended in writing by the City, may result in failure to obtain a building final
and/or a certificate of occupancy until full compliance is reached. The City's
requirement for full compliance may require minor corrections and/or complete
demolition of a non-compliant improvement, regardless of costs incurred where
the project does not comply with design requirements and approvals that the
applicant agreed to when permits were pulled to construct the project.
6. The project site shall be developed and maintained in substantial conformance
with the approved plans submitted to, approved, and amended herein by the
Planning Commission, collectively attached referenced as site plans, floor plans,
architectural elevations, and landscape plans on file with the Planning Division,
the conditions contained herein, and the Development Code regulations.
7. All ground -mounted utility appurtenances such as transformers, air conditioning
condensers, etc., shall be located out of public view and adequately screened
through the use of a combination of concrete or masonry walls, berms, and/or
landscaping to the satisfaction of the Planning Division.
8. All roof -mounted equipment shall be screened from public view.
9. All structures, including walls, trash enclosures, canopies, etc., shall be
maintained in a structurally sound, safe manner with a clean, orderly appearance.
All graffiti shall be removed within 72 hours by the property owners/occupant.
10. All landscaping, structures, architectural features and public improvements
damaged during construction shall be repaired or replaced upon project
completion.
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.
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Planning Commission Resolution No. 2014-28
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.
APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
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.
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)
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 CALGreen Code.
B. PLAN CHECK — ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL:
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 fighting 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(o).
4. A soils report is required per CBC 1803 and all recommendations of the soils
report shall be adhered to.
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Planning Commission Resolution No. 2014-26
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 and Safety Division shall expire if the building
or work authorized by such permit is not commenced within 180 days from the
date of such permit. Otherwise, permits will expire if work has discontinued and
not been signed -off on the job card by the building inspector within a 180 day
period.
2. Construction activities causing the operation of any tools or equipment used in
construction, drilling, repair, alteration, or demolition work shall be conducted
Monday — Saturday 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 shall be view obstructing with opaque surfaces. All
storage of construction equipment and materials shall occur behind this fence.
4. Existing fencing shall remain in-place during construction including pool barrier
fencing. Any alteration of the fencing may result in a discontinuation of
construction until the fences are returned to its original state.
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.
3. All equipment staging areas shall be maintained in an orderly manner and
screened behind a minimum 6' high fence.
4. The project shall be protected by a construction fence and shall comply with the
NPDES & BMP requirements (sand bags, etc.).
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Planning Commission Resolution No 2014-28
5. 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.or_q.
6. Any changes or deviation from approved plans during the course of construction
shall be approved by the City prior to proceeding with any work.
7. All glazing in hazardous locations shall be labeled as safety glass. The labeling
shall be visible for inspection.
8. Carbon monoxide detectors are required in halls leading to sleeping rooms per
CRC R315.
9. 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.
10. Decks, roofs, and other flat surfaces shall slope at least 114"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.
11. Special inspections and structural observation will be required in conformance to
CBC 1704 to 1709.
12. All plumbing fixtures including existing areas shall have low flow type fixtures
installed consistent with California Civil Code Section 1101.1 to 1101.8.
13. A landing shall be provided at all exterior doors with a maximum drop of 1/2".
14. All sleeping rooms shall have an opening adequate for emergency egress.
Openings shall be at least 24" minimum clear height, 20" clear width, 5.7 square
foot opening, and a maximum of 44" sill height.
END
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Planning Commission Resolution No. 2014-28