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HomeMy WebLinkAboutPC 2014-31A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING AMENDMENT TO DEVELOPMENT REVIEW AND MINOR CONDITIONAL USE PERMIT NO. PL2012-380 FOR THE CONSTRUCTION OF A SECOND -STORY ADDITION CONSISTING OF 484 SQUARE FEET OF FLOOR AREA TO AN EXISTING TWO-STORY, 2,322 SQUARE -FOOT SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 554 SQUARE -FOOT GARAGE ON A 0.41 GROSS ACRE (17,920 SQUARE -FOOT) LOT; A MINOR CONDITIONAL USE PERMIT IS REQUESTED TO ALLOW A SECOND -STORY ADDITION TO AN EXISTING NONCONFORMING STRUCTURE WITH A FRONT SETBACK OF 13 FEET (WHERE 20 FEET IS REQUIRED) AT 22831 RIO LOBOS ROAD, DIAMOND BAR, CA 91765 (APN 8717-026-045). A. RECITALS 1. The property owner and applicant, Araceli Martinez, has filed an application for an Amendment to Development Review and Minor Conditional Use Permit No. PL2012-380 for the construction of a second -story addition consisting of 484 square feet of floor area to an existing two-story, 2,322 square -foot single-family residence with an attached 554 square -foot garage located at 22831 Rio Lobos Road, Diamond Bar, County of Los Angeles, California. 2. The following approvals are requested from the Planning Commission: (a) Amendment to Development Review to construct a second -story addition consisting of 484 square feet of floor area at the front of the house. (b) Minor Conditional Use Permit to allow a second -story addition to an existing nonconforming structure with a front setback of 13 feet (where 20 feet is required). Hereinafter in this Resolution, the subject Development Review Amendment and Minor Conditional Use Permit shall be referred to as the "Proposed Project." 3. The subject property is made up of one parcel totaling 17,920 gross square feet (0.41 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 22 of Tract 37873. The Assessor's Parcel Number is 8717-026-045. 5. On November 28, 2014, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. On November 26, 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 November 26, 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 December 9, 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, 22.56, and 22.68, 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 484 square feet of floor area 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 except the front setback due to an existing nonconforming front setback of 13 feet (where 20 feet is required). The second floor addition is proposed at the front of the residence and will maintain the minimum 20 -foot setback distance from the m front property line. The proposed addition is designed to blend into the 2 Planning Commission Resolution No. PL2014-31 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 exterior textured stucco wall finish and a cross -gable roof with flat concrete tiles. The applicant is proposing to add floor area to the second floor of 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 as those approved with the previous Development Review. The roof of the proposed addition at the front of the house will be integrated with the existing roof by matching similar roof slopes at the rear of the house with a 3:92 pitch. The project is designed to be compatible and complementary to the neighborhood. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, color, and will remain aesthetically appealing. The design of the existing single-family home is 1980s tract home. The design of the previous addition and reconfigured garage is a contemporary style of architecture. Variation in the building elements has been achieved through the utilization of varying architectural features in conjunction with matching building materials. 3 Planning Commission Resolution No, PI 9014-31 The massing of the second -story addition at the front of the house is softened by creating articulation of the front fagade and by stepping back the addition approximately seven 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/Engineering Departments requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 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 22.56.040) 1. The proposed use is allowed within the subject zoning district with the approval of a Minor Conditional Use Permit and complies with all other applicable provisions of this Development Code and the Municipal Code. The existing single-family dwelling is a permitted use in the RLM zone. A Minor Conditional Use Permit (MCUP) is requested to allow a second -story addition to an existing nonconforming structure with a front setback of 13 feet (where 20 feet is required). The substandard distance from the structure to the front property line renders the project nonconforming. The addition of a nonconforming structure requires approval of a Minor Conditional Use Permit because the addition is not limited to the ground floor. The proposed second floor addition consisting of 484 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 by maintaining the minimum 20 -foot setback distance required from the front property line. 4 Planning Commission Resolution No. PL2014-31 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 second floor addition consisting of 484 square feet of floor area will not further encroach into the existing nonconforming front setback of 13 feet to the front property line. The proposed project is located at the front of the home, setback approximately seven feet from the garage on the first 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 neighboring properties have nonconforming front 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 second floor addition of floor area is consistent with the development standards for the RL.M zone and will not further encroach into the existing nonconforming front setback by maintaining the minimum required 20 -foot setback distance from the front property line. 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. 5 Planning Commission Resolution No. PL2014-31 Non -Conforming Structures Findings DBMC Section 22.68.030 The addition, enlargement, extension, reconstruction, relocation or structural alteration of the nonconforming structure would not result in the structure becoming: 1. Incompatible with other structures in the neighborhood. The proposed second floor 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 by maintaining the minimum required 20 -foot setback distance from the front property line. The existing and proposed use of land is consistent with the surrounding land uses and structures in the neighborhood. Neighboring properties also have nonconforming setbacks, so the proposed project will remain consistent with other homes within the neighborhood. 2. Inconsistent with the general plan or any applicable specific plan. The proposed addition to a single-family dwelling unit is consistent with the City's adopted General Plan. The site is not subject to the provisions of any specific plan. 3. A restriction to the eventual/future compliance with the applicable regulations of this Development Code. The existing and proposed use of land is consistent with the surrounding land uses with similar front setbacks to non -conforming structures. The proposed second floor 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 by maintaining the minimum required 20 -foot setback distance from the front property line. 4. Detrimental to the health, safety and general welfare of persons residing in the neighborhood. Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works/Engineering Departments requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 5. Detrimental and/or injurious to property and improvements in the neighborhood. 6 Planning Commission Resolution No. PL2014-31 The addition of the existing single-family dwelling unit will be constructed in a manner similar with existing dwelling units located in the surrounding community and will not be detrimental and/or injurious to property and improvements in the neighborhood. Based upon the findings and conclusion setforth above, the Planning Commission hereby approves this Application, subject to the following conditions: 1. Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 2. On the plans submitted for building plan check, reduce the width of the fascia board on the front porch to match the existing house. 3. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. 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 and applicant, Araceli Martinez, 22831 Rio Lobos Road, Diamond Bar, CA 91765. APPROVED AND ADOPTED THIS 91h DAY OF DECEMBER 2014, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. E By: Jimmy Lin, ice Cha man 1, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 9th day of December, 2014, by the following vote: AYES- Commissioners NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary Mah1ke, Firritano, VC/Lin None Low, Chair/Farago None 7 DRIMCUP PL2012-380 COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Amendment to Development Review and Minor Conditional Use No. PL 2012-380 SUBJECT: To construct a second -story addition consisting of 484 square feet of floor area to an existing two-story, 2,322 square -foot single- family residence with an attached 554 square -foot garage, and a Minor Conditional Use Permit to allow a second -story addition to an existing nonconforming structure with a front setback of 13 feet (where 20 feet is -required). PROPERTY Araceli Martinez OWNER/ 22831 Rio Lobos Rd. APPLICANT: Diamond Bar, CA 91765 LOCATION: 22831 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 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. PL2012-380 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. 8 Planning Commission Resolution No, PL2014-31 (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 Amendment to Development Review and Minor Conditional Use Permit No. PL2012-380, 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. 2014-31, 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. 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. 9 Planning Commission Resolution No. PL2014-31 B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Development Review and Minor Conditional Use Permit No. PL2012-380 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 484 square -foot, second -story addition to an existing two-story home located at 22831 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. 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 10 Planning Commission Resolution No. PL2014-31 a condition of the approval shall Development Code. Violations may provisions of the Development Code. constitute a violation of the City's be enforced in accordance with the 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. S. 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. SOLIDWASTE 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. 11 Planning Commission Resolution No. PL2014-39 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 1. 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- 70201 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) 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. 3. Supporting structural components shall be analyzed vertically and laterally by an engineer for capability of supporting the new addition. 4. All construction, submittals, and related time lines shall meet the original conditions of the settlement agreement. 5. The work under this amendment shall apply to the master bedroom addition over the existing garage, only. 6. Due to structural modifications to the first floor, occupancy of the facilities shall not commence until such time as all structural support and electrical work protected to the satisfaction of the Building Official. 7. Within seven (7) calendar days of any City requests for supplemental information and/or corrections or revisions to submitted building plans, the 12 Planning Commission Resolution No. PL2014-31 applicant shall re -submit building plans with all indicated corrections or revisions, and/or any and all requested supplemental information or documents to the City's Building and Safety Division. 8. Applicant shall obtain all required building permits within eleven (11) calendar days after receiving Planning Commission approval for the proposed construction/building modification; or within seven (7) calendar days of receiving Building and Safety Division plan check approval for proposed construction/building modifications (whichever occurs last). 9. Applicant shall complete construction and finalize all permits in connection therewith (with all required city inspections) within sixty (60) calendar days after building permit issuance. 10. Any deviations will result in expiration of plan check and/or permit application with no rightto appeal as set forth in CBC 112 as adopted by DBMC 15.00.110. 11. 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. 12. 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. 13. 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. Any improper maintenance shall result in administrative fines as set forth in DBMC 1.04.010. 14. Existing fencing shall remain in-place during construction including pool barrier fencing. Any alteration of the fencing may result in an immediate discontinuation of construction until the fences are returned to its original state as well as administrative fines as set forth in DBMC 1.04.010. 15. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum c paque 6' high view obstructed fence as deemed necessary by the Building Official. 16. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. 17. The minimum design load for vvind in this area is 85 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. 18. 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 Ca 'ifornia Energy Code 119 and 150(k). 13 Planning Commission Resolution No. PL2014-31 19. A separate permit shall be obtained for retaining walls with temporary shoring unless the excavation will remain open for less than seven calendar days. The retaining wall shall be outside the city right-of-way and be field verified by the contractor approved by the building inspector. Any discrepancy shall be subject to requiring a registered land surveyor. 20. A drainage plan for the addition areas is required where all drainage shall be conveyed away from the building structure, property lines, and to the street or other approved location as allowed by the Building Official or City Engineer. 21. Stair guardrails shall be designed for 20 load applied laterally at the top of the rail. 22. Indicate all easements on the site plan. 23. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.). 24. Check drainage patterns with Engineering Department. Surface water shall drain away from building at a 2% minimum slope. 25. Specify location of tempered glass as required by code. 26. Special inspections and structural observation will be required in conformance to CBC 1704 to 1709. 27. A soils compaction letter/report is required for footing excavations and shall be provided to the building insrector at foundation inspection. 28. 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. 29. SCAQMD notification is required at least 10 days prior to any demolition. 30. All workers on the job shall t:e covered by workman's compensation insurance under a licensed general co :tractor. 31. Any changes to approved dans during the course of construction shall be approved by the City prior t.j proceeding with any work. 32. Carbon monoxide detectors are required in halls leading to sleeping rooms per CRC R315. 33. The stair landing shall be �% t least 36"x36" in dimension at the intermediate landing. 34. The hallway wall "clean room" assembly materials shall have certification that they maintain a one-hour oc ;upancy separation. 14 Planning Commission Resolution No, PL2014-31 35. The door and walls between the garage and habitable areas shall be 20 -minute rated and one-hour or otherwise approved by the Building Official. 36. All elements that penetrate the garage/dwelling wall shall be appropriately rated for the occupancy separation and sleeved per CRC R302.5. 37. A temporary shoring and construction screening plan shall be provided for Building Official approval. The shoring and screening shall not be removed until the Building Official approves removal. 38. The roof slope over the garage addition shall be conveyed away from the existing building structure via a cricket or equivalent method with appropriate flashing to be approved by the Building Official. 39. Conditions of approval shall be placed on the construction plan set. 40. Existing building components that have been constructed without permits shall be exposed for inspection to the satisfaction of the building inspector. If the representative exposure does not comply, the building inspector may require removal and rebuilding of the area that was not inspected. 41. The front yard retaining wall shall be maximum 42" tall including any pilasters or fixtures located on top of the wall. AZ ED 15 Planning Commission Resolution No. PL2014-31