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1076RESOLUTION NO. 1076 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND GRANTING A REQUEST FOR VARIANCES TO EXCEED THE MAXIMUM PERMITTED DISTURBED AREA OF THE LOT AND TO CONSTRUCT A STABLE AND CORRAL IN THE FRONT YARD IN ZONING CASE NO. 767, AT 0 PINE TREE LANE, (LOT 101-2-RH), (TURPANJIAN). PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE CITY COUNCIL DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Jerry Turpanjian with respect to real property located at 0 Pine Tree Lane (Lot 101-2-RH), Rolling Hills, CA., for a Site Plan Review for grading and construction of a 9,590 square foot residence with 1,460 square foot garage, 950 square feet of covered porches, 828 square foot porte-cochere, 1,618 square feet of trellises, 96 square foot service yard; 629 square foot swimming pool, 50 sq.ft. barbecue area, 64 square foot pool equipment area, and a 750 square foot stable with corral. The maximum height of the residence is proposed to be 19.5 feet from the finished floor. Grading for this project will consist of 12,760 cubic yard of cut and fill. Also proposed is a 5 -foot wall along the driveway for approximately 120 feet with a 3 -foot wall along the remaining portion of the driveway, a parking area past the stable and combination of 2:1 and 3:1 slopes behind the building pad (north and north west side of the pad). No basement is proposed with this development. The application also includes request for Variances to locate the stable and corral in the front yard area of the lot and to exceed the maximum permitted disturbed area of the lot by 17.4%, whereas 40% maximum disturbed area is permitted. Section 2. The Planning Commission adopted Resolution No. 2009-07, on August 18, 2009 granting approval in Zoning Case No. 767. The vote was 3-1-0-1. Commissioner DeRoy dissented and Commissioner Smith was absent. Section 3. The City Council took this case under jurisdiction at the August 24 City Council meeting and conducted duly noticed public hearings on September 14, 2009, October 12, and at a field visit on October 9, 2009. The applicants were notified of the public hearings in writing by first class mail. Evidence was_ heard and presented from all persons interested in affecting said proposal and from members of the City staff, and the City Council having reviewed, analyzed and studied said proposal. The applicants and their representatives were in attendance at the hearings. Section 4. No neighbors came forward to either support or object to the project, although two neighbors attended the field trip. Section 5. The City Council finds that the project qualifies as a Class 3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 6. Section 17 .46.030 requires a development plan to be submitted for Site Plan Review and approval before any grading requiring a grading permit or any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application requesting grading and construction of a new residence, the City Council makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structures comply with the General Plan requirement of low profile, low-density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements, and specifically the coverage of the lot by structures is much less than the maximum permitted. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane The net lot area of the lot is 138,081 square feet, (3.16 acres). The structural lot coverage of the net lot is proposed to 16,035 sq.ft. or 11.6% (excluding the barbecue), which is within the maximum 20% structural lot coverage requirement. The total lot coverage including all structures, paved areas and driveway will be 31,753 sq.ft. or 23.0% of the net lot, which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The applicants propose to tuck the development in, so that it is not greatly visible from any of the surrounding streets and properties. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction of the new house will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structure will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is a sufficient distance from nearby residences so that the proposed structures will not impact the view or privacy of surrounding neighbors, and will substantially utilize the existing building pad, but will be lower, for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The lot is over 3 acres (net) in size and the structures are not going to make the lot look overdeveloped. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded. Several residences in the vicinity have been approved that are comparable in size. D. There is no native or sensitive vegetation on the property. A biological study of the project site determined that only non-native grasses exist in the area of the site subject to grading and improvements and no remediation measures were recommended. The project will be screened from other properties and the road by introducing mature plants, which is a part of this approval. E. The development plan follows to the maximum extent practicable contours of the site to minimize grading and retain the natural drainage courses. Grading for this project will involve 12,760 cubic yards of cut and fill, total and will be balanced on site. In order to screen the house from other properties and from the major streets the applicants propose to lower the pad. Extensive grading is required to construct access to the residence. Due to the configuration of the lot the building pad is situated towards the rear of the property, necessitating a long driveway. F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the site is accessible from a fully developed street and no changes in circulation are anticipated. - G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 7. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. Section 17.16.110 requires that the front yard setback be fifty (50) feet from the roadway easement line, and be unobstructed from the ground upwards. In order to construct the 750 square foot stable with 850 square foot corral in the front yard, the applicants are seeking a Variance. With respect to this request for a Variance, the City Council finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone. Due to the shape of the lot the proposed residence will be located towards the rear of the property. The slope behind the proposed building pad is too extreme to place any structures. In addition the stable would have to be too close to the house and/or in the setback, which is not desirous. The existing residence has been developed towards the rear of the lot to garner the extraordinary views from the rear of the lot. There is not an adequate area in the rear to construct a future stable and corral without also requiring a variance or impairing the view. The topography of the lot together Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane 2 with shape of the lot create difficulty in constructing the stable and corral elsewhere on the property. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because due to the existing grade, narrow lot configuration at the front of the lot it would be a hardship to located the stable in the rear yard. In addition, the extraordinary view from the rear yard would be blocked from the house. The expansive open space in the front yard comfortably supports the stable. The narrow nature of the property places a hardship on locating the stable in the side or rear. areas. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located because stables are encouraged to be constructed in the City, neighbors are used to seeing stables along streets in other parts of the City and this proposed stable would not affect anyone's views and therefore property value and would be screened from the street. D. In granting of the Variance the spirit and intent of the Zoning Ordinance will be observed in that the proposed construction will be orderly, attractive and shall protect the rural character of the community. As it is required by the Zoning Ordinance to either set aside an area for a stable and corral or construct it, in this case the front yard construction is a suitable area. E. The Variance request is consistent with the General Plan of the City of Rolling Hills because the proposed structures comply with the General Plan requirement of low profile, low- density residential development with sufficient open space between surrounding structures and a set aside area for a future stable and corral or the construction of a stable and corral. Section 8. Sections 17.38.014 through 17.38.054 of the Code permit approval of a variance from the standards and requirements of the Zoning Ordinance when, due to exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone, strict application of the Code would deny the property owner _ substantial property rights enjoyed by other properties in the same vicinity and zone. The applicant seeks a variance from the 40% maximum disturbed area standard set forth in Section 17.16.070 of the Rolling Hills Municipal Code. 79,217 square feet or 57.4% of the net lot area is proposed to be disturbed. With respect to this request for a Variance, the City Council finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same zone. The Variance for the total disturbance is necessary because the unusual shape of the lot necessitates great amount of disturbance for the construction of the driveway. Due to the extreme slope in the rear of the lot it is not possible to construct a driveway from the rear. The shape of the lot with the very narrow frontage makes it difficult to meet the letter of the law. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone, but which is denied to the property in question. The Variance is necessary because of the unusual shape of the lot. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. The project as conditioned by this Resolution will be adequately screened to prevent adverse visual impact to surrounding properties. A minor increase in the overall percentage of disturbed area on the lot will have no effect on the public welfare or on property or improvements in the vicinity. In granting the Variance, the spirit and intent of the Zoning Ordinance will be observed. The purpose of the Zoning Ordinance is to regulate development in an orderly fashion and in a manner consistent with the goals and policies of the General Plan. Approval of the variance will not impede any goals of the Zoning Ordinance or the General Plan. Rather, the variance will allow the property owner to enjoy the same rights and privileges afforded to other property owners in the vicinity. The overage requested is not substantial and does not undermine the spirit or intent of the Zoning Ordinance. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane D. The variance does not grant special privileges to the applicant. To the contrary, absent a variance, the property owner would be deprived of the same rights and privileges afforded to other property owners in the vicinity. Unique circumstances applicable to the subject property make it infeasible for the property owner to comply with Section 17.16.070. E. The variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. F. The variance request is consistent with the General Plan. The proposed project, together with the variance, will be compatible with the objectives, policies, general land uses, and - programs specified in the General Plan. Section 9. Based upon the foregoing findings in Sections 6, 7 and 8, the City Council hereby approves the Site Plan Review application and Variances in Zoning Case No. 767 for grading and construction of a new residence, garage, and stable to be located in the front yard, as well as to exceed the maximum permitted disturbance on the lot, as shown on the Site Plan dated August 10, 2009 subject to the following conditions: A. The conditions of approval specified herein shall be printed on the Plans submitted to RHCA and to Building and Safety Department for plan check and on all subsequent plans. B. The Site Plan Review and Variances approvals shall expire within two years from the effective date of approval if construction pursuant to this approval has not commenced within that time period, as required by Sections 17.46.080(A) and 17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise extended pursuant to the requirements of those sections. C. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted hereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. D. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this approval, or shown otherwise on an approved plan. E. The lot shall be developed and maintained in substantial conformance with the revised site plan on file dated August 10, 2009 and cross sections dated July 21, 2009 and August 10, 2009. No basement is proposed with this development. F. The working drawings submitted to the Department of Building and Safety (either County or Engineering consultants), for plan check review must conform to the development plan approved with this application. In addition, prior to submittal of final plans to the Building Department for issuance of building permits, the plans for the project shall be submitted to staff for verification that the final plans are in compliance with the plans approved by the City Council. G. Grading shall not exceed a total of 12,760 cubic yard of cut and fill and shall be balanced on site. Only excavated material including from the pool may be hauled away. H. Structural lot coverage shall not exceed 15,985 square feet or 11.6%, (excl. barbecue). I. Total lot coverage of structures and paved areas shall not exceed 31,753 square feet or 23.0% in conformance with lot coverage limitations. The turn around area of the driveway past the stable shall be of pervious material. J. The disturbance of the lot shall not exceed 79,217 square feet of surface area or 57.4%, as approved by this Variance. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane K. Residential building pad coverage on the 47,286 square feet residential building pad shall not exceed 26.6% (not including portion of the covered porches, the trellis and barbecue). The stable pad shall be 1,950 square feet;and have coverage of 38.5%. L. A minimum of four -foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of the residence, garage and stable. M. Prior to issuance of grading or building permits, two sets of landscaping plans for the graded areas shall be submitted to staff for review. The property shall be landscaped and screened from adjacent properties. Shrubs and trees for the entire property shall be planted in an offset manner, and in a sufficient distance from each other so that when mature would not create a hedge, but a see through screen. Any trees and shrubs planted in conjunction with this project or thereafter shall be of such species that at maturity shall not be higher than the ridgeline of the residence. N. The existing or like landscaping along the slope of Blackwater Canyon Road shall be maintained. Landscaping shall include water efficient irrigation that incorporates low gallonage irrigation system, utilizes automatic controllers, incorporates an irrigation design using "hydrozones," considers slope factors and climate conditions, and utilizes means to reduce water waste resulting from runoff and overspray. Refer to the Biological Resources Assessment study prepared by SWCA Environmental Consultants for this site (p. 19) for recommendations of suitable plants. O. Two copies of the landscaping and irrigation plan for the graded areas, residence and pool and a cost estimate for material, labor and irrigation to implement the landscaping plan, shall be submitted for review by the Planning Department and City's landscaping consultant prior to the issuance of a grading permit. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading permit and shall be retained with the City for not less than two years after landscape installation. After the two-year growing season, upon the request of the applicant, the retained bond will be released by the City only after staff determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. P. Per the recommendation of the Traffic Commission, the driveway shall be 20 feet wide with 24 -foot apron with a radius that meets the 20 -foot width approximately 6 -feet back from the paved roadway. The apron shall be roughened for equestrian passage. No curbing, walls, planting or architectural features, such as pilasters shall be constructed that would obstruct vehicular visibility exiting the driveway or obstruct equestrian activity in the easement. To aid drainage and soften the paved look, the driveway may have strips or edges of decorative pervious material. The turn around area past the stable shall be of pervious material. Q. The proposed walls along the driveway may not exceed 5 feet at any one point and shall vary in height, as shown on the site plan dated August 10, 2009, from a 6 inch curb to five feet and shall be screened with landscaping to maximum extend practicable. R. The property owners shall be required to conform to the City of Rolling Hills and RHCA roofing material standards, Outdoor Lighting Standards and undergrounding of utility lines requirements, as well as all other requirements of the Municipal Code. S. The stable shall not exceed 750 square feet and may not have a loft. The floor of the stalls and the outside area immediately adjacent to the entrance of the stalls shall be covered with dirt or other animal friendly pervious surface. The stable shall not be converted to other uses. T. 50% of the demolition and construction materials must be recycled and diverted. The hauler must be licensed by the City and have all appropriate insurance. U. During and after construction perimeter easements and trails shall remain free and clear of encroachments including, but not be limited to, site development, fences -including construction fences, grading, landscaping, irrigation, drainage devices, play equipment, parked vehicles, building materials, debris and other equipment, unless otherwise approved by the RHCA. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane V. No drainage device may be located in such a manner as to contribute to erosion or in any way affect an easement, trail or adjacent properties. The energy dissipaters shall be designed in such a manner as to not cross over any equestrian trails or easements. The drainage system(s) shall not discharge water onto a trail, shall incorporate earth tone colors, including in the design of the dissipater and shall be screened from any trail and neighbors views to the maximum extent practicable, without impairing the function of the drainage system. W. During construction, conformance with the air quality management district requirements, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required, including but not be limited to the following: Fugitive Dust - Water the site twice daily, including the stockpiled dirt - Apply non-toxic soil stabilizers to inactive graded areas - Periodically clean the roads at the end of the day if visible soil is carried onto paved roads adjacent to the site. If water sweeper is to be used, it shall use reclaimed water - Install wheel washers where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip - All trucks hauling dirt, sand, soil, or other loose materials shall be covered - Traffic speed limits shall be observed at all times The applicants shall explore the feasibility of using reclaimed water for all of their watering requirements during construction. Construction Eauipment Exhaust - Heavy construction equipment shall be properly tuned and maintained to reduce emissions. Construction equipment shall be fitted with the most modern emission control devices, subject to periodic inspections by City Building Inspector. - Provide temporary traffic controls such as a flag person, during the delivery of heavy equipment or building materials to maintain smooth traffic flow. - Use electricity from power poles rather than temporary diesel or gasoline power generators - No vehicles shall idle in excess of five minutes, both on-site and off-site. X. During construction, the property owners shall be required to schedule and regulate construction and related traffic noise throughout the day between the hours of 7 AM and 6 PM, Monday through Saturday only, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. Y. During grading and construction operations, trucks shall not park, queue and/or idle at the project site or in the adjoining right-of-way before or after the permitted hours of operations. In addition, there shall be no staging of equipment or accumulation of vehicles on the adjacent streets. All staging and parking shall be on the subject site, and if necessary adjacent roadway easements. Z. The contractors and subcontractors are to encourage their employees to car-pool into the City. AA. During grading/construction proper construction signs shall be installed along the street warning drivers of the construction. AB. The applicant shall submit a geotechnical report for review and approval by the County of Los Angeles or City's Engineering consulting Geologist prior to issuance of a grading permit. Prior to the submittal of an applicable final grading plan for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports must be submitted to the Rolling Hills Planning Department staff for their review. AC. Cut and fill slopes shall not exceed steepness as shown on the development plan, cross section- dated July 21 and site plan dated August 10, 2009. To the greatest extent practicable, effort should be made to create gentler slopes than 2:1, without exceeding disturbance of the lot. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane AD. As part of the soils and geology report, location for a future septic tank to serve the new single family residence will be established. All applicable State and County requirements, including County Health Department, pertaining to septic tanks construction and maintenance shall be complied with. AE. The applicant shall comply with grading requirements relative to submitting grading and construction reports on a bi-weekly basis, or as otherwise required by the Building and Grading Code. AF. The applicant shall comply with requirements for bonding for grading and all other requirements resulting from the review of the soils and geology reports. AG. The applicant shall submit and obtain approval of a drainage plan from the Building Official, prior to issuance of any grading permits and/or a building permit for new construction. Prior to the submittal of a final building plan to the Building Department for plan check, a detailed drainage plan that conforms to the development plan as approved by the City Council shall be submitted to the Rolling Hills Planning Department staff for review and approval. AH. During construction, an Erosion Control Plan containing the elements set forth in Section 7010 of the 2008 County of Los Angeles Building Code shall be followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. Al. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department requirements for the installation and post construction maintenance of stormwater drainage facilities. AJ. The property owners shall be required to conform to the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMPs) related to solid waste. AK. The applicant shall submit and obtain approval of a Local Storm Water Pollution Prevention Plan (SWPPP) to the City of Rolling Hills and the Building Official, prior to issuance of any grading permits and/or a building permit for new construction. AL. The applicant shall submit and obtain approval of Standard Urban Storm water Mitigation Plan (SUSMP) to the City of Rolling Hills and the Building Official, prior to issuance of any grading permits and/or a building permit for new construction. AM. The applicant shall submit a Notice of Intent to the State Water Resource Control Board under the General Construction Activity Storm Water Permit for grading of one acre or more of land area and shall meet all of the permitting requirements. AN. An Erosion Control Plan per County of Los Angeles Uniform Building Code requirements shall be prepared to minimize erosion and to protect slopes and channels to control storm water pollution as required by the Code. AO. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of grading or building permit. AP. Until the applicants execute and record an Affidavit of Acceptance of all conditions of this Site Plan Review and Variances approvals, as required by the Municipal Code, the approvals shall not be effective. AQ. All conditions of the Site Plan and Variances approvals, that apply, shall be complied with prior to the issuance of grading or building permit. AR. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modification or addition to this project or to the property, may be constructed with approval by the Planning Commission. Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane AS. During the entire construction process, the property lines, easement lines and setback lines shall be staked, and the stakes kept in good condition along the front, along the north side property line and the rear. AT. No building permit for grading and/or construction for the stable shall be issued until grading and/or building permits have been obtained for the residence and work is ready to commence on the residence project. AU. The applicant shall pay all of the applicable Building and Safety and Public Works Department fees, including City's Parks and Recreation Fees and Palos Verdes Peninsula Unified School District fees for new residence. AV. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6 PASSED, APPROVED AND ADOPTEI ATTEST: HEIDI LUCE, DEPUTY CITY CLERK Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane 1 1 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 1076 entitled: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND GRANTING A REQUEST FOR VARIANCES TO EXCEED THE MAXIMUM PERMITTED DISTURBED AREA OF THE LOT AND TO CONSTRUCT A STABLE AND CORRAL IN THE FRONT YARD IN ZONING CASE NO. 767, AT 0 PINE TREE LANE, (LOT 101-2-RH), (TURPANRAN). PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. was approved and adopted at a regular meeting of the CITY COUNCIL on OCTOBER 26, 2009 by the following roll call vote: AYES: Councilmembers Hill, Lay, Mayor Pro Tem Pernell and Mayor Heinsheimer. NOES: None. ABSENT: Councilmember Black. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. ak HEIDI LUCE DEPUTY CITY CLERK Resolution No. 1076 ZC NO. 767 0 Pine Tree Lane 9