ATTACHMENT B
CONDITIONS OF APPROVAL FOR HILLSIDE DEVELOPMENT PERMIT #7134
The applicant or successor in interest shall meet the following conditions:
General
1. The site plan, floor plan, elevations, and building sections submitted for building permits shall substantially conform to plans stamped “Approved at Hearing, October 23January 12, 20256,” except as modified herein.
2. The right granted under this application must be enacted within 36 months from the effective date of approval. It shall expire and become void, unless an extension of time is approved in compliance with Zoning Code Section 17.64.040.C (Time Limits and Extensions – Extensions of Time).
3. This approval allows for a new two-story, 4,280 square-foot single-family dwelling, an attached 2,685 square-foot six-car garage, 37.5 percent paving in the front yard, and the removal of one protected Coast Live Oak tree (Tree #8) and one protected Olive tree (Tree #17).
4. The applicant or successor in interest shall meet the applicable code requirements of all City Departments and the Pasadena Municipal Code.
5. The final decision letter and conditions of approval shall be incorporated in the submitted building plans as part of the building plan check process.
6. The proposed project, Activity Number ZENT2023-00073 is subject to the Inspection Program by the City. A Final Zoning Inspection is required for your project prior to the issuance of a Certificate of Occupancy or approval of the Final Building Inspection. Contact Joseph Weaver, Current Planning Section, at (626) 744-3813 to schedule an inspection appointment time.
Planning Division
7. The applicant or successor in interest shall comply with all requirements of Zoning Code Chapters 17.22 (Residential Zoning Districts) and 17.29 (Hillside Overlay District) that relate to residential development in the Hillside Development Overlay District.
8. The applicant or successor in interest shall comply with all requirements of Municipal Code Chapter 9.36 (Noise Restrictions). Specifically, all construction activities shall adhere to Municipal Code Section 9.36.070 (Construction Projects) and Section 9.36.080 (Construction Equipment).
9. No demolition or grading permit shall be issued until the building permit for the residential project is ready to be issued.
10. The applicant or successor in interest shall use darker tones, including earth tones, for the exterior walls and roofs on the house that blend with the natural terrain. Color and material samples shall be reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
11. The applicant or successor in interest shall comply with all requirements of Zoning Code Section 17.40.110 (Reflective Surfaces). Material samples with manufacturer’s specifications shall be reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
12. The project shall comply with the Municipal Code Chapter 8.52 (City Trees and Tree Protection Ordinance). A tree protection and retention plan shall be submitted to the Zoning Administrator for approval prior to the issuance of any building or grading per mits. Any proposal to remove additional protected trees shall require approval of a Tree Removal Permit prior to the issuance of building permits.
13. The removal of the protected Coast Live Oak tree (Tree #8) and Olive tree (Tree #17) shall only occur upon the issuance of a building permit for the proposed project.
14. The removal of the Coast Live Oak tree (Tree #8) and Olive tree (Tree #17) is subject to the City’s Tree Replacement Matrix as demonstrated in the planting plan submitted as part of the proposed project. The replacement trees shall be planted in a manner t hat will ensure the trees can survive and thrive on the site.
15. The removal of native trees exceeding a four-inch caliper shall only occur upon the issuance of a building permit for the proposed project.
16. The removal of native trees exceeding a four-inch caliper shall be replaced pursuant to Zoning Code Section 17.44.070.F. as demonstrated in the planting plan submitted as part of the proposed project. The replacement trees shall be planted in a manner that will ensure the trees can survive and thrive on the site.
17. A final landscape plan, in compliance with Zoning Code Chapter 17.44 (Landscaping) shall be submitted along with plans for a building permit to the satisfaction of zoning staff.
Landscaping shall be designed to screen the view of downslope building elevati ons. This project meets the threshold for state-mandated water-efficient landscaping. Accordingly, the final landscape plans (inclusive of planting and hardscape plans, the planting pallet, drainage plan, and irrigation system plan(s) and specifications), shall be reviewed by Planning and Community Development Department staff for conformance with the standards and requirements specified within the 2015 California Model Water Efficient Landscape Ordinance (MWELO) prior to the issuance of a building permit. No certificate of occupancy shall be issued until such plans have been deemed compliant with the MWELO and the landscaping has been installed per such approved MWELO -compliant plans to the satisfaction of the Director of Planning and Community Development or his/her designee.
18. Any above-ground mechanical equipment shall be located at least five feet from all property lines and shall comply with the screening requirements of Section 17.40.150 (Screening) of the Zoning Code.
19. All construction vehicles or trucks including trailers with length over 30 feet or widths over 102 inches shall require a lead pilot vehicle and flag person to enter the streets within the Hillside District. The flag person will stop opposing traffic as ne cessary when trucks are negotiating tight curves. Operation of construction vehicles or trucks with lengths over 35 feet shall require approval from the Department of Transportation and Department of Public Works, subject to demonstration that such vehicle s can maneuver around specific tight curves in the Hillside District. Operation of construction trucks with lengths over 30 feet shall be prohibited before 9:00 a.m. and after 3:00 p.m., Monday through Friday and all day during weekends and holidays. On refuse collection days, the operation of construction trucks with lengths over 30 feet shall be prohibited before 10:00 a.m. and after 3:00 p.m.
20. At no time shall construction activities, including, but not limited to, construction materials, vehicles and equipment, obstruct access to vehicular driveways of adjacent properties.
21. A final hydrology report shall be submitted with plans for a building permit that addresses the final drainage/grading plans. The report shall a nalyze the effects of water runoff, drainage, sustained landscape irrigation, and increased groundwater on slope stability and analyzes the potential effects (flooding, mudslides, higher water table, etc.) of added groundwater on properties down slope.
22. The design of all drainage facilities (pipes, inlets, basins, gutters/swales, etc) shall meet the minimum requirements per the latest California Plumbing Code, the City of Pasadena Codes & Policies, and the Soils Engineer's recommendations.
23. Prior to Certificate of Occupancy, the applicant or successor in interest shall submit a slope maintenance program. This maintenance program shall include but need not be limited to annual cleanout of existing drainage ways, sealing of any cracks, elimination of gophers and earth burrowing rodents, maintaining low water consumptive, fire retardant, deep rooted ground cover and proper irrigation.
24. Project designs and construction activities shall follow standard good housekeeping methods and use proper sediment and erosion control measures to protect the hillside and development area. The owner and contractor shall be responsible for proper implementation of these measures.
25. If construction occurs during the nesting bird season (February 1 to September 30), a nesting bird survey shall be conducted within one week of construction initiation. If active nests of Migratory Bird Treaty Act-protected species are identified during the survey, and the surveying biologist determines that the nests could be impacted, the biologist shall develop a written plan including measures to ensure the protection of nesting bird resources. Restrictions may be placed on construction activities in the vicinity of any active nest observed until the nest is no longer active as determined by the biologist.
26. A copy of the approved construction staging and traffic management plan shall be furnished to the Current Planning Division for inclusion into the case file on this project. The plan shall be available for review by surrounding property owners.
Building and Safety Division
27. GOVERNING CODES:
• Comply with the Current Edition of California Building Code, California Electrical Code, California Plumbing Code, California Mechanical Code, California Energy Code, California Green Building Standard Code and the City of Pasadena Municipal Code. The governing edition is based on the date in which the project is submitted to the City of Pasadena for review.
• Important: New 2022 Codes are in effect starting on January 1st, 2023.
28. BUILDING CODE ANALYSIS:
• Provide a Building Code Analysis on the title sheet. Include the code(s) information for each building proposed: Descriptive scope of work, occupancy group, assessor’s parcel number, number of stories, hillside district, fire hazard level of property, type of construction, fire sprinklers, floor area, height, and allowable floor area.
29. BEST MANAGEMENT PRACTICES:
• Photocopy to plans and complete the BEST MANAGEMENT PRACTICE page 1(form must be singed). Photocopy any other applicable pages and cross reference the location on the site plan, i.e. the material storage, the concrete waste management, etc. These forms ca n be found at https://www.cityofpasadena.net/planning/building-and-safety/bs- applications-forms/#informational-handouts.
30. GREEN CODE:
• Complete and attach the 2022 CALIFORNIA GREEN BUILDING RESIDENTIAL STANDARDS CODE WITH CITY OF PASADENA AMENDMENTS FORMS. These forms can be found at https://www.cityofpasadena.net/planning/building-and-safety/bs- applications-forms/#informational-handouts.
31. PROPERTY LINE SURVEY REQUIRED.
• Per City of Pasadena Policy property line survey is required for:
a. New construction.
b. Auxiliary buildings and additions where setback is less than 5’-0” to property line. c. All buildings where specific Zoning Division Variance is issued for approved setbacks, whether newly constructed or altered.
32. SOILS REPORT REQUIRED.
• Soils engineer report is required for:
a. All new constructed single and multi -family residential, commercial, and industrial buildings.
b. An addition to a commercial or industrial building.
c. Second (2nd) story addition to existing one-story building. d. Hillside construction, i.e. decks, retaining walls, and swimming pools.
33. GRADING, SLOPES SETBACKS & RETAINING WALLS:
• Show compliance with City of Pasadena Municipal Code Chapter 14.05 – Excavation and Grading in Hillside Areas and the CBC 2022 Appendix J – Grading with City of Pasadena Amendments.
• Clearly show the cubic yard quantities for excavation (cuts) and fills, and clearly label where site grading or foundation excavations are taking place. A grading permit may not be required per section J103.2 Exemptions.
• Setbacks (PMC 14.05.190)
The tops and toes of cut and fill slopes shall be set back from property boundaries as far as necessary and as specified in Section 14.05.180(A) for safety of the adjacent properties and to prevent damage resulting from water runoff or erosion of the soils . The tops and the toes of cut and fill slopes shall be set back from structures as far as is necessary for adequacy of foundation support and to prevent damage as a result of water runoff or erosion of the slopes. Unless otherwise approved by the building official based on recommendations in the approved soil endangering or engineering geology report and shown on the approved grading plan, setbacks shall be no less than shown on Appendix A.
• Retaining walls (PMC 14.05.250)
o The cumulative height of retaining walls (existing, new, replacement or combination) built because of cuts or fills pursuant to this chapter shall not exceed 8 feet in height as viewed in the vertical plane. The height of freeboard shall be included in measuring the height of retaining walls.
o Retaining walls shall be constructed with a minimum of freeboard not to exceed a maximum of 6 inches and designed to prevent drainage from continuing down the slope. Drainage devices should be placed at the top or the bottom of the retaining wall. o The maximum height of retaining walls for pools, hot tubs, and similar accessory structures built because of cuts or fills pursuant to this chapter shall not exceed 8 feet in height as viewed in the vertical plane. The height of freeboard shall be included in measuring the height of retaining walls.
34. MEANS OF EGRESS (EXITING), NATURAL LIGHT & VENTILATION:
• Provide and specify at least one operable exterior opening in basements, habitable attics, and every sleeping room with the minimum clear opening requirements for an emergency escape and rescue opening on the plans or schedule.
• Provide a minimum of 8 percent for natural lighting and 4 percent for natural ventilation of the floor area of all habitable rooms/areas.
35. FIRE AND SMOKE PROTECTION FEATURES:
• Show materials, systems and assemblies used for structural fire resistance and fire - resistance-rated construction separation of adjacent spaces to safeguard against the spread of fire and smoke within a building and the spread of fire to or from buildings.
36. ENERGY:
• Submit the current, applicable residential energy documentation using either the “Prescriptive Standard” or the “Performance Standard”. Photocopy form to plans, include the 2022 mandatory measures.
37. REQUIRED PLANS AND PERMIT(S):
• In addition to architectural plans, provide Structural, Shoring, Plumbing, Mechanical, Electrical plans, PV systems and grading plans as required. • Separate permits are required for the following: Mechanical, Electrical, Plumbing, Fire Sprinkler, Demolition, Block walls, others.
• New ePermitting services. Visit the city website at:
https://www.cityofpasadena.net/planning/permit-center/permit-center-online/
38. POOL / SPA REQUIREMENTS:
• Specify maximum depth of water features.
• For bodies of water over 18 -in deep, show required fencing to isolate from neighboring properties and public ways [PMC 14.04.400]
• Show compliance with drowning prevention requirements as noted on RESIDENTIAL SWIMMING POOL REQUIREMENTS handout. The form can be found at:
https://www.cityofpasadena.net/planning/building-and-safety/bs-applications- forms/#informational-handouts.
Fire Department
39. Fire Flow Test: The minimum fire flow shall be 1,000gpm @ 20psi per CFC 2022 Table B105.1(1) requirements.
40. Fire Hydrant: A fire hydrant shall be located within 600-feet of all exterior portions of structures per CFC 2022 Section 507.5.1 requirements.
41. Automatic Fire Sprinkler: A complete automatic fire sprinkler system designed and installed in compliance with NFPA 13D is required.
42. This project is located in a Extreme Fire Severity Zone and is required to comply with 2022 CFC; 2022 CRC Section R337, Urban- International Wildland-Urban Interface Code (IWUIC) requirements.
43. Smoke Alarms: Provide an approved hardwired smoke alarm(s), with battery backup, in each sleeping room or area(s) serving a sleeping area and at the top of stairways at each floor level. All smoke alarms are to be photoelectric or a smoke alarm that is li sted a photoelectric/ionization. All smoke alarms (new & existing) locations are to be interconnected for alarm sounders. All sounders are to produce a coded temporal pattern. All smoke alarms are to be UL 217 and California State Fire Marshal (CSFM) Listed. All smoke alarms (new & existing) are to be manufactured by the same company and compatible with each other.
Smoke alarms shall not be installed within 3-feet of air registers or bathroom openings. [CBC 907]
44. Roof and Sidings: All roofing and siding materials shall be 1 -hour fire -resistive or non - combustible.
45. Spark Arrestors: Provide an approved spark arrestor on all chimney(s).
46. Eaves and Projections: All eaves and other projections are required to be boxed with one - hour fire resistive or noncombustible material.
47. Wall Finishes: The exterior side of the wall finish is required to be of a one -hour fire resistive or noncombustible material.
48. Projections: Appendages and projections, i.e. decks, etc., are required to be a minimum of one-hour fire resistive construction, heavy timber or noncombustible material.
49. Exterior Glazing: All exterior windows, skylights etc. are required to be tempered glass and multilayered, dual or triple, glazing.
50. Exterior Doors: All exterior doors are required to be 1 3/8" solid core.
51. Attics and Elevated Foundations: Attic and foundation ventilation in vertical exterior walls and vent through roofs shall comply with CRC Section 337; CSFM Standard 12 -7A. The vents shall be covered with noncombustible corrosion resistant mesh openings a minimum of 1/16- inch not to exceed 1/8 -inch openings. Attic ventilation openings shall NOT be located in soffits, in eave overhangs, between rafters at eaves or in other overhang areas. Gable end and dormer vents shall be located at least 10 feet from property lines. Under floor ventilation openings shall be located as close to grade as possible. Clearly indicate these requirements on the plan. (Pasadena Fire Department is recommending all vent openings be located on the leeward side of the house based on Santa Ana Wind Conditions, winds from the North - Northeast directions, to minimize flames and hot embers from entering the inter ior of the structure of the attic, living, or under floor spaces.) Alternate Method of Protection is acceptable provided it complies with CSFM – SFM 12-7A-1, 7A-3 Listed Opening Protection.
52. Property owners shall comply with Pasadena Fire Department brush clearance program requirements.
Public Works Department
53. The location of the proposed drive approach may be in conflict with the existing public street tree and/or public streetlight. If the existing street lighting system along the project frontage is in conflict with the proposed development/driveway, it is th e responsibility of the applicant to relocate the affected street lights, including new LED lights, conduit(s), conductors, electrical services, pull boxes and miscellaneous appurtenant work in a manner that complies with the requirements and receives the approval of the Department of Public Works.
Removal/relocation of existing public street tree will require separate review and support of the City’s Urban Forestry Advisory Committee.
54. The applicant shall construct the following public improvements along the subject development frontage of Scenic Drive, including concrete drive approach per Standard S-403; and concrete sidewalk per Standard Plan S-421. The public improvements shall be completed prior to the issuance of Certificate of Occupancy.
55. The proposed development shall connect to the public sewer with one or more new six -inch diameter house sewers laid at a minimum slope of two percent. In accordance with PMC Chapter 13.24.010, house sewer “means that part of the horizontal piping beginning 24 inches from the exterior wall of the building or structure and extending to its connection with the public sewer.” The section of house sewers within the public right-of-way - from the property line to the public sewer, or within easement, shall be vitrified clay or cast iron pipe. The house sewer shall meet City Standards as determined by the Department of Public Works, and a permit issued by the Department of Public Works is required for work within the public right -of-way.
The construction of al l new house sewers shall be completed prior to the issuance of Certificate of Occupancy.
56. A backwater trap and valve shall be installed in the proposed basement per Section 13.24.300 of Pasadena Municipal Code, if applicable: In every case where a plumbing outlet or plumbing fixture is installed or located below the elevation of the curb or property line, an approved type of backwater trap or an approved type of backwater sewer valve shall be installed between the outlet and the public sewer in such a manner as to prevent sewage from flowing back or backing up into any such outlet or plumbing fixture. Every such trap or valve shall be installed in the basement, or in a box or manhole of concrete, or cast iron, or other material approved by the superintendent so that it will be readily accessible at all times. The trap or valve shall be placed only in the drain line serving the fixtures that are located below the elevation of the above-mentioned curb or property line and no drainage from fixtures located above this elevation shall pass through such trap or valve.
57. The applicant is responsible for the design, preparation of plans and specifications, and construction of all required public improvements. Plans for the above improvements shall be prepared by a civil engineer, registered in the State of California. Upo n submittal of improvement plans to the Departments of Public Works for review, the applicant will be required to place a deposit with the department to cover the cost of plan checking and construction inspection of the improvements. The amount of deposit will be determined when the plans are submitted and will be based upon the estimated cost to the department for the work. Note that building plans approved by the City’s Planning (Building) Department do not constitute approvals for work in the public right-of-way. Independent plans shall be submitted to the Department of Public Works – Engineering Division – at 175 North Garfield Avenue.
The applicant is encouraged to submit these plans as early as possible to avoid delays in the issuance of Certificates of Occupancy.
58. All new drive approaches shall be at least seven (7) feet clear of the existing street trees measured from the edge of the trunk closest to the drive approach. All public trees shall be protected and fenced with a posting on the fences advising of the tree protection.
To protect existing City trees during construction, the applicant shall fully conformed to the Tree Protection Guidelines signed by the City Manager. The full guidelines is available at the following link: https://www.cityofpasadena.net/public -works/engineering-and- construction/engineering/
A Tree Protection Zone (TPZ) shall be established for all existing City trees within the scope of a construction project. The TPZ extends from the base of the tree to four (4) radial feet beyond the dripline of a tree and applies to the entirety of the tre e – from the roots to the canopy of the tree.
The applicant is prohibited from the following within a designated TPZ: construction vehicle access, construction vehicle operation, staging of materials, and trenching without the consent of the Department of Public Works.
The applicant shall at minimum provide the following within a designated TPZ: mulching, irrigation, and protective fencing.
Prior to the issuance of any permit, the applicant shall submit a Preliminary Tree Protection Plan (PMC Ch. 8.52 – City Trees and Tree Protection Ordinance), prepared by a Landscape Architect or certified Arborist, showing the TPZ and all structures, footi ngs, and grading that may impact City trees shall be submitted to the Department of Public Works, for review and approval. Given that each construction project poses unique conditions, it is the responsibility of the applicant to develop a Tree Protection Plan based off the TPZ standards to the extent feasible. The Plan shall conform to the Tree Protection Standards which specifically require showing the locations of all existing trees, their diameters, canopies, whether the tree is a public tree or private tree, as well as any trees to be planted with their canopy at mature size.
The final conditions of the Tree Protection Plan shall be approved by the Forestry Superintendent. A non -refundable flat fee, per the current General Fee Schedule, will be required for staff time to review the Tree Protection Ordinance compliance.
Prior to any construction, tree protections including the installation of fencing to protect public trees must be in place. The fencing material shall be chain-link attached to posts inserted into the ground at the edge of the dripline and shall be a minim um of 6’ in height. See Standard Plan S-642 – Tree Protection Chain Link Fencing. Fencing shall maintain visual lines of sight in order to avoid vehicle and pedestrian hazards. Fencing shall include a minimum 8.5” x 11” warning sign with the following inf ormation: ‘Tree Protection Zone’; name and contact information of project owner or authorized representative; ‘Please contact the City of Pasadena Citizen Service Center to report any concerns (626) 744 -7311’. All protective fencing must be permitted, inspected and approved by Public Works prior to the commencement of any construction.
Prior to issuance of any permit, the applicant shall submit a valuation assessment report of the existing public tree(s) along the boundary of their project. The report shall be prepared by a registered Arborist and submitted to PNR for review and approval . If it is determined that the applicant has failed to care for any City tree within their Tree Protection Plan, and the health of the tree(s) was critically compromised requiring its removal, the applicant shall be liable for the following costs: assessed value of tree determined by a PNR Arborist using a current ISA assessment methodology; the removal cost determined by PNR; and any applicable infraction or administrative fines determined by Code Compliance.
Prior to issuance of any permit, a deposit in the amount of the applicant’s total liabilities based on the aforementioned approved tree assessment report shall be submitted to the City. The deposit is fully refundable, less administrative fees, upon the satisfaction of Public Works prior to the issuance of a Certificate of Occupancy.
59. In order to ensure that the developer maintains a clean and safe site during the construction phase of development, the applicant shall place a $10,000 deposit with the Department of Public Works prior to the issuance of a building or grading permit. This deposit is a guarantee that the applicant will keep the site clean and safe, and will make permanent repairs to the abutting street improvements that are damaged, including striping, slurry seal/ resurfacing, street trees, curb, gutter, and sidewalk, either directly or indirectly, by the construction on this site. This deposit may also be used for charges due to damage to existing street trees and for City personnel to review traffic control plans and maintain traffic control.
60. Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging and Traffic Management Plan to the Department of Public Works for review and approval. The template for the Construction Staging and Traffic Management Plan can be obtained from the Department of Public Works webpage at:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engineering/ . A non-refundable flat fee, based on the current General Fee Schedule, is required f or plan review and on-going monitoring during construction. This plan shall show the impact of the various construction stages on the public right -of-way (and the private street) including all street occupations, lane closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site. A maximum of two construction workers’ vehicles can be parked on the street; all others shall be parked on -site only. An occupancy permit shall be obtained from the department f or the occupation of any traffic lane, parking lane, parkway, or any other public right-of-way. All lane closures shall be done in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) and California Supplement. If the public right-of-way occupation requires a diagram that is not a part of the MUTCD or California Supplement, a separate traffic control plan must be submitted as part of the Construction Staging and Traffic Management Plan to the department for review and approval. No construction truck idling or staging, material storage, or construction trailer are allowed in the public right-of-way.
In addition, prior to the start of construction or issuance of any permits, the applicant shall conduct a field meeting with an inspector from the Department of Public Works for review and approval of construction staging, parking, delivery and storage of materials, final sign -off procedure, and any of the specifics that will affect the public right -of-way. An appointment can be arranged by calling 626-744-4195.
61. All costs associated with these conditions shall be the applicant’s responsibility. Unless otherwise noted in this memo, all costs are based on the General Fee Schedule that is in effect at the time these conditions are met.
62. In addition to the above conditions, the requirements of all applicable Pasadena Municipal Code (PMC) will apply and be implemented during the corresponding plan review and permitting. They may include but not limited to:
• Sidewalk Ordinance - Chapter 12.04
• Sewer Facility Charge – Chapter 4.53
• Residential Impact Fee – Chapter 4.17
• City Trees and Tree Protection Ordinance - Chapter 8.52 • Construction and Demolition Waste Ordinance - Chapter 8.62 • Holiday Moratorium of activities within public right-of-way – Chapter 12.24.100
Water & Power Department – Water
63. Water Division's comment: PWP records reflect that there is one 1 -inch domestic service serving this property, the service was installed in 1992(#30870).The existing 1 -inch water service should be sufficient for the project. If the applicant or the Fire Department requests an upgrade, please reach out to Utility Services Planning at (626) 744-4495. Any change in water service will be reviewed when the building plans are submitted. Any change in service will be installed at actual cost and paid for by the owner/developer. All service pipes shall be of suitable capacity as determined by applicable plumbing and fire codes. The minimum sized service installed by PWP is 1-inch and any services 50 years and older require abandonment.