HomeMy WebLinkAboutPC 2016-08PLANNING COMMISSION
RESOLUTION NO. 2016-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW
NO. PL2015-498 TO CONSTRUCT 1,425 SQUARE -FOOT SINGLE -STORY
ADDITION TO AN EXISTING 1,288 SQUARE -FOOT, ONE-STORY SINGLE-
FAMILY RESIDENCE WITH AN ATTACHED 348 SQUARE -FOOT GARAGE
ON A 0.18 GROSS ACRE (7,820 GROSS SQUARE -FOOT) LOT. A MINOR
CONDITIONAL USE PERMIT IS REQUESTED TO ALLOW AN ADDITION
OVER 50. PERCENT OF THE EXISTING SQUARE -FOOTAGE TO AN
EXISTING NONCONFORMING STRUCTURE WITH A SIDE BACK OF 8'-2"
TO THE WEST (WHERE 10 FEET IS REQUIRED) AT 21618 LOST RIVER
DRIVE, DIAMOND BAR, CA 91765 (APN 8285-004-009). ,
A. RECITALS
1. The property owners/applicants, Wei Chan Hwang and Jennifer Nguyen, has filed
an application for Development Review and Minor Conditional Use Permit
No. PL2015-498 application to construct a single -story addition consisting of 1,425
square feet of floor area to an existing 1,288 square -foot, one-story, single-family
residence with an attached 348 square -foot, two -car garage located at 21618 Lost
River Drive, Diamond Bar, County of Los Angeles, California. Hereinafter in this
Resolution, the subject Development Review and Minor Conditional Use Permit
shall be'referred to as the "Proposed Project."
2. The following approvals are requested from the Planning Commission:
(a) Development Review to construct a one-story addition consisting of
1,425 square feet of floor area.
(b) Minor Conditional Use Permit to allow a second -story addition to a
nonconforming structure with a preexisting side back of 8'-2" to the
west (where 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 7,820 gross square
feet (0.18 gross acres). It is located in the Low Medium Density Residential
(RLM) zone with an underlying General Plan land use designation of Low
Medium'Density Residential.
4. The legal description of the* subject property is Lot 109 of Tract No. 25987. The
Assessor's Parcel Number is 8285-004-009.
5. On February 25, 2016, public hearing notices were mailed to property owners
within a 500 -foot radius of the Project site. On February 26, 2016, notification of
the public hearing for this project was published in the San Gabriel Valley Tribune
and the Inland Valley Daily Bulletin newspapers; and public notices were posted
at the City's designated community posting sites. In addition to the published and
mailed notices, the project site was posted with a display board.
6. On March 8, 2016, 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.
NOW, THEREFORE, it is found, determined and resolved by the Planning
Commission of the City of Diamond Bar as follows:
1. The Planning Commission hereby specifically finds that all of the facts set
forth in the Recitals, Part A, of this Resolution are true and correct; and
2. The Planning Commission hereby determines the Project to be
Categorically Exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to the provisions of Article 19,
Section 15301 (e) (additions to existing structures) of the CEQA Guidelines.
Therefore, no further environmental review is required.
C. FINDINGS OF FACT
Based on the findings and conclusions set forth herein and as prescribed under
Diamond Bar Municipal Code (DBMC) Sections 22.48, 22.56, and 22.68 this
Planning Commission hereby finds as follows:
Development Review Findings (DBMC Section 22.48.040)
1. The design and layout of the proposed development is consistent with the
applicable elements of the City's General Plan, City Design Guidelines, and
development standards of the applicable district,design guidelines, and
architectural criteria for special areas (e.g., theme areas, specific plans,
community plans, boulevards or planned developments). *
The design and layout of the proposed one-story addition consisting of
1,425 square feet of floor area to an existing single family residence is
consistent with the City's General Plan, City Design Guidelines and
development standards by complying with all required setbacks, with the
exception to an existing nonconforming west side setback of 8'-2", where
10 feet is required. The addition is located at the rear of the existing house.
The project site is not part of any theme area, specific plan, community plan,
boulevard or planned development.
2 Planning Commission Resolution No. 2016-08
2. The design and layout of the proposed development will not interfere with
the use and enjoyment of neighboring existing or future developments, and
will not create traffic or pedestrian hazards.
The proposed addition will not interfere with the use and enjoyment of
neighboring existing or future developments because the use of the project.
site is designed for a single-family home and the surrounding uses are also
single-family homes. The addition is proposed at the rear of the house and
does not further encroach into the nonconforming west side setback of 8'-
2
The proposed addition will not interfere with vehicular or pedestrian
movements, such as access or other functional requirements of a single-
family home because it complies with the requirements for driveway widths
and is a continuation of an existing use.
3. The architectural design of the proposed development is compatible with
the character of the surrounding neighborhood and will maintain and
*enhance the harmonious, orderly and attractive development contemplated
by Chapter 22.48: Development Review Standards, the City's Design
Guidelines, the City's General Plan, or any applicable specific plan.
The existing architecture is a 1960s ranch style tract design with stucco and
concrete roof tiles on a Dutch -gabled roof. The applicant is proposing to
retain the existing building form, but is introducing stone veneer along the
front elevation and the entire height of the chimney to highlight the focal
point of the front facade. Additionally, the applicant is proposing to raise a
portion of the roof from 14 feet to 18 feet, but will match the existing roof
style, pitch and materials. Therefore, the addition will be visually integrated
into the existing home and not negatively impact the look and character of
the neighborhood.
4. The design of the proposed development will provide a desirable
environment for its occupants and visiting public as well as its neighbors
*through good aesthetic use of materials, texture, color, and will remain
aesthetically appealing.
The existing architecture is a 1960s ranch style tract home with stucco and
concrete roof tiles on a Dutch -gable roof. The applicant is proposing to
retain the existing building form, but is introducing stone veneer along the
front elevation and the entire height of the chimney to highlight the focal
point of the front fagade. Additionally, a portion of the roof will be raised
from 14 feet to 18 feet and will match the existing roof style, pitch and
materials. The single -story addition is located at the rear of the existing
home. Therefore, the addition will be visually integrated into the existing
home and not negatively impact the look and character of the neighborhood.
3 Planning Commission Resolution No..2016-08
5. The proposed development will not be detrimental to public health, safety
or welfare or materially injurious (e.g., negative effect on property values or
resale(s) of property) to the properties or improvements in the vicinity.
Before the issuance of any City permits, the proposed project is required to
comply with all conditions within the approved resolution, and the Building
and Safety Division and Public Works Departments requirements.
Through the permit and inspection process, the referenced agencies will
ensure that the proposed project is not detrimental to the public health,
safety or welfare or materially injurious to the properties or improvements in
the vicinity.
6. The proposed project has been reviewed in compliance with the provisions
of the California Environmental Quality Act (CEQA).
The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) as set forth under Article 19
Section 15301 (e) (additions to existing structures) of the CEQA guidelines.
Minor Conditional Use Permit Findings
� - (DBMC Section 22.56.040)
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.
The existing single-family dwelling is a permitted use in the RLM zone. A
Minor Conditional Use Permit (MCUP) is requested to allow an addition over
50 percent of the existing square -footage to a nonconforming structure with
a preexisting 8'-2" west side setback (where 10 feet is required).
The preexisting substandard west side setback 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. The proposed addition consisting of
1, 425 square feet of floor area to an existing one-story home complies with
the development standards of the RLM zone and will not further encroach
into the nonconforming west side setback.
2. The proposed use is consistent with the general plan and any applicable
specific plan.
The proposed addition to a single-family dwelling unit is consistent with the
City's adopted General Plan. The site is not subject to the provisions of any
specific plan.
4 Planning Commission Resolution No. 2016-08
3. The design, location, size and ope4fing 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
1,425 square feet of floor area will not further encroach into the existing
nonconforming W-2" west side ' setback. The proposed one-story addition is
located at rear of the house. The design of the existing single-family
dwelling and the proposed addition are compatible with the character of.the
existing homes in the neighborhood because the applicant is proposing to
retain the existing building form. Therefore, the addition will be visually
integrated into the, existing home and not negatively impact the look and
character of 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.
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 side
setback to the west
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 categoric - ally 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.
Non Conforming Structures Findings f 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:
Incompatible with other structures in the neighborhood.
5 Planning Commission Resolution No. 2016-08
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0
5.
The proposed one-story addition of floor area is consistent with the
development standards for the RLM zone. The existing single-family
dwelling and the proposed addition consisting of 1,425 square feet of floor
area will comply with current d6velopment standards and not further
encroach into the existing nonconforming side setback of 8'-2" to the west
side property line. The proposed project is located at the rear of the existing
home. The existing and proposed land use is consistent with the
surrounding land uses and structures in the neighborhood. Additionally, the
neighboring properties also have nonconforming setbacks, so the proposed
project will remain consistent with other homes within the neighborhood.
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.
A restriction to the eventual/future compliance with the applicable
regulations of this Development Code.
The existing and proposed land use is consistent with the surrounding land
uses with similar side setbacks. The proposed addition of floor area is
consistent with the development standards for the RLM zone and will not
encroach into the existing nonconforming west side setback.
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.
Detrimental and/or injurious to property and improvements in the
neighborhood.
The addition to 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.
6 Planning Commission Resolution No. 2016-08
Based upon the findings and conclusion set forth above, the Planning Commission hereby
approves this Application, subject to the following conditions:
1 Development shall substantially comply with the plans and documents
presented to the Planning Commission at the public hearing.
2. Standard Conditions. The applicant shall comply with the standard
development conditions attached hereto.
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/applicant, Wei Chan Hwang and Jennifer
Nguyen, 21618 Lost River Dr., Diamond Bar, CA 91765.
APPROVED AND ADOPTED THIS 8TH DAY OF MARCH 2016, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
By:Mj
- r -
i nifer1ma Ma ke, Chairperson
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 8th day of March, 2016,,by the following vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN: Commissioners:
ATTEST:
Greg Gubman, Secretary
Barlas, Farago, Mok, VC/Wolfe, Chair/Mahlke
None
None
None
7 DR and MCUP PL2015-498
'Wn 17,10 luAil
....... ...
1111 111 ilz
JSE PERMITS, COMMERCIAL AND RESIDENTIAL NEW ANlz3
REMODELED STRUCTURES I
PROJECT #: Development Review and Minor Conditional Use Permit
No. PL 2015-498
SUBJECT: To construct a 1,425 square -foot one-story addition to an
existing 1,288 square -foot, one-story single-family residence
with an attached two -car garage; and Minor Conditional Use
Permit to allow an addition over 50 percent of the existing
square -footage to an existing nonconforming structure with a
side setback of 8-211 to the west (where 10 feet is required).
PROPERTY
Wei Chan Hwang and Jennifer Nguyen
OWNER/
21618 Lost River Drive
APPLICANT:
Diamond Bar, CA 91765
LOCATION:
21618 Lost River Drive, Diamond Bar, CA 91765
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
1. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL REQUIREMENTS
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. PL2015-498 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:
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Planning Commission Resolution No. 2016 -XX
(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. PL2015-498, 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. 2016-08,
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.
Planning Commission Resolution No. 2016 -XX" -
A
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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.
FEES/DEPOSITS
Applicant shall pay development fees (including but not limited to
Planning, Building and Safety Divisions, Public Works Department
and Mitigation Monitoring) at the established rates, prior to issuance
of building or grading permit (whichever comes first), as required by
the City. School fees as required shall be paid prior to the issuance
of building permit. In addition, the applicant shall pay all remaining
prorated City project review and processing fees prior to issuance of
grading or building permit, whichever comes first.
2. Prior to any plan check, all deposit accounts for the processing of
this project shall have no deficits.
The approval of Development Review and Minor Conditional Use
Permit No. PL2015-498 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.
SITE DEVELOPMENT
This approval is to construct a one-story addition consisting of
1,425 square feet of floor area to an existing single-family residence
located at 21618 Lost River Drive, as described in the staff report
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Planning Commission Resolution No. 2016 -XX
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 and Minor Conditional Use Permit
submittal, the plans may require further staff review and re -
notification of the surrounding property owners, which may delay the
project and entail additional fees.
3. To ensure compliance with the provisions of the Planning
Commission approval, a final inspection is required from the
Planning Division when work for any phase of the project has been
completed. The applicant shall inform the Planning Division and
schedule an appointment for such an inspection..
4. The above conditions shall run with the land and shall be binding
upon all future owners, operators, or successors thereto of the
property. Non-compliance with any condition of approval or
mitigation measure imposed as a condition of the approval shall
constitute a violation of the City's Development Code. Violations may
be enforced in accordance with the provisions of the Development
Code.
5. Failure to comply with any of the conditions set forth, above or as
subsequently amended in writing by the City, may result in failure to
obtain a building final and/or a certificate of occupancy until full
compliance is reached. The City's requirement for full compliance
may require minor corrections and/or complete de * molition 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
equately screened through the use of a combination of concrete
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Planning Commission Resolution No. 2016 -XX
or masonry walls, berms, and/or landscaping to the satisfaction of
the Planning Division.
8. All roof -mounted equipment shall be screened from public view.
9. All structures, including walls, trash enclosures, canopies, etc., shall
be maintained in a structurally sound, safe manner with a clean,
orderly appearance. All graffiti shall be removed within 72 hours by
the property owners/occupant.
10. All landscaping, structures, architectural features and public
improvements damaged during construction shall be repaired or
replaced upon project completion.
E. SOLID WASTE
The site shall be maintained in a condition, which is free of debris
both during and after the construction, addition, or implementation of
the entitlement approved herein. The removal of all trash, debris,
and refuse, whether during or subsequent to construction shall be
done only by the property owner, applicant or by a duly permitted
waste contractor, who has been authorized by the City to provide
collection, transportation, and disposal of solid waste from
residential, commercial, construction, and industrial areas within the
City. It shall be the applicant's obligation to insure that the waste
contractor used has obtained permits from the City of Diamond Bar
to provide such services.
2. Mandatory solid waste disposal services shall be provided by the City
franchised waste hauler to all parcels/lots or uses affected by
approval of this project.
11. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
An Erosion Control Plan shall be submitted concurrently with the
grading plan clearly detailing erosion control measures. These
measures shall be implemented during construction. The erosion
control plan shall conform to national Pollutant Discharge Elimination
System (NPDES) standards and incorporate the appropriate Best
Management Practices (BMP's) as specified in the Storm Water
BMP Certification. For construction activity which disturbs one acre
or greater soil a Storm Water Pollution Prevention Plan (SWPPP) will
be needed.
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Planning Commission Resolution No. 2016 -XX
11�1�41-11
1. Detailed drainage system information of the lot with careful attention
to any flood hazard area shall be submitted. All drainage/runoff from
the development shall be conveyed from the site to the natural
drainage course. No on-site drainage shall be conveyed to adjacent
parcels, unless that is the natural drainage course.
111. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION,
(909) 839-702.0, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL CONDITIONS:
1 At the time of plan check submittal, plans and construction shall
conform to current State and Local Building Code (i.e., 2013
California Building Code series will apply) requirements and all other
applicable construction codes, ordinances and regulations in effect.
2. Provisions for CALGreen shall be implemented onto plans and
certification shall be provided by a third party as required by the
Building Division. Specific water, waste, low VOC, and related
conservation measures shall be shown on plans. Construction shall
conform to the current CALGreen Code..
B. PLAN CHECK — ITEMS TO BE ADDRESSED PRIOR TO PLAN
APPROVAL:
1 The minimum design load for wind in this area is 110 M.P.H.
exposures "C" and the site is within seismic zone D or E. The
applicant shall submit drawings and calculations prepared by a
California State licensed 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(o).
4. All easements shall be shown on the site plan.
5. 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. 2016 -XX
6. 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.
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. Submit drainage plans clearly showing all finish elevations, drainage
patterns for the overall project, and slope setback criteria for the pool
area. Surface water shall drain away from the building at a 2%
minimum slope.
4. AQMD notification is required at least 10 days prior to any demolition.
Proof of notification is required at permit issuance.
5. 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.
6. An occupancy separation shall be shown and provided between the
garage and dwelling.
r. 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. 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.
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Planning Commission Resolution No. 2016 -XX
3. 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.
4. All equipment staging areas shall be maintained in an orderly manner
and screened behind a minimum 6' high fence.
5. The project shall be protected by a construction fence and shall
comply with the NPDES & BMP requirements (sand bags, etc.)
6. 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.orq.
7. Any changes or deviation from approved plans during the course of
construction shall be approved by the City prior to proceeding with
any work.
8. All glazing in hazardous locations shall be labeled as safety glass.
The labeling shall be visible for inspection.
9. Carbon monoxide detectors are required in halls leading to sleeping
rooms per CRC R315.
10. Special inspections and structural observation will be required in
conformance to CBC 1704 to 1709.
11. All plumbing fixtures including existing areas shall have low flow type
fixtures installed consistent with California Civil Code Section 1101.1
to 1101.8.
�M
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Planning Commission Resolution No. 2016 -XX