PC RES 2007-024 P.C. RESOLUTION NO. 2 7- 24
RESOLUTION OF THE PLANNINGCOMMISSION OF THE
CITY OF RANCHOAL VERDES CONDITIONALLY
APPROVING EI T VARIATION &SITE PLAN REVIEW,
(PLANNING ASE NO. 006-00553) FOR THE
DEMOLITION F MORE THAN 50% OF THE EXISTING
SINGLE-STORY ESIDENCE AND THE CONSTRUCTION
F A NEW 3,784 SQUARE F T 2-STORY RESIDENCE
WITH A 136.5 SQUARE FOOT BALCONY LOCATED AT
2 341 BASSWOOD AVENUE.
WHEREAS, on October 17, 2006, the property owners, Robert and Florinda
Hawkinson, submitted applications for Planning Case No. ZON2006-00553 for a Height
Variation and Site Plan Review to allow a new 2-story residence on a pad lot on Basswood
Avenue. On November 6, 2006, staff completed the initial review of the application, at
which time the application was deemed incomplete due to missing information on the
project plans and the need for a geotechnical report; and,
WHEREAS, on February 28, 2007, the application for Planning Case
No. ZON2006-00553 was deemed complete by Staff; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f)(Hazardous Waste and Substances
Statement), Staff found no evidence that the approval of the requested Height Variation or
Site Plan Review would have a significant effect on the environment and, therefore, the
proposed project has been found to be categorically exempt (Section 15303(x)); and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos
Verdes Development Code, the Planning Commission held a duly-noticed public hearing on
April 10, 2007, at which time all interested parties were given an opportunity to be heard
and present evidence.
NOW,THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE
AND RESOLVE AS FOLLOWS.
Section 1® The Planning Commission finds, with respect to the application for a
Site Plan Review where the first-story will be setback 5'-0"from the north property line and
23'-7"from the west property line, outside of the second-story footprint, that the new 3,784
square-foot two-story single-family residence on the subject property would comply with the
required residential setback standards, lot coverage and the maximum allowable heights as
presented in the Development Code for the RS-5 zone.
Section : The Planning Commission makes the following findings of fact with
respect to the application for a Height Variation to allow the construction of a 3,784 square-
foot two-story (1,698.61 s.f.-1st-story, 1,264 s.f.-2nd-story and 410.89 square foot garage)
single-family residence on the subject property:
A. The applicant has complied with the Early Neighbor Consultation process
established by the City by obtaining property owners' acknowledgement signatures
from 71% of the property owners within a 500-foot radius of the subject property.
B. The Height Variation is warranted since the proposed two-story residence that
exceeds sixteen feet in height does not significantly impair a view from public
property (parks, major thoroughfares, bike ways, walkways or equestrian trails),
which has been identified in the City's General Plan or Coastal Specific Plan, as
City-designated viewing areas. Specifically, due to the location of the property, at the
top of a ravine, and the topography in the immediate area, the proposed structure is
not visible from the Campesina Segment of the Malaga Canyon Trail or other public
viewing area or viewing site, as defined by the General Plan.
C. The Height Variation is warranted since the proposed two-story residence that
exceeds sixteen feet in height is not located on a ridge or promontory. The subject
property is located within a fully developed single-family residential neighborhood,
on an existing pad lot. The tract is not located on a ridge or a promontory, as defined
in the Municipal Code.
D. The proposed new structure that is above sixteen feet in height, when considered
exclusive of existing foliage, does not significantly impair a view from the viewing
area of another parcel due to the topography, surrounding land uses, location of the
two-story residence, and existing views of the South Bay coastline oriented to the
northwest.
E. The Height Variation is warranted since there is no significant cumulative view
impairment caused by granting the application. Cumulative view impairment shall
be determined by: (a) considering the amount of view impairment that would be
caused by the proposed new structure that is above sixteen feet in height or addition
to a structure that is above sixteen feet in height; and (b)considering the amount of
view impairment that would be caused by the construction on other parcels of similar
new structures or additions that exceed sixteen feet in height. Due to the topography
and physical development in the area portions of structure that exceed 16'-0" in
height do not create view impairment and do not contribute towards cumulative view
impairment.
F. The proposed structure complies with all other Code requirements, including the RS-
5 zoning district development standards with respect to lot coverage and setbacks,
and the off-street parking requirements for single-family residences.
P.C. Resolution No. 2007-24
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G. The proposed structure is compatible with the immediate neighborhood character in
terms of the scale of surrounding residences, architectural style and bulk and mass.
The square footage, proposed lot coverage and setbacks are consistent with those
of the surrounding properties. The Spanish-colonial architecture would maintain the
architectural style found in the immediate neighborhood while the gracious second-
story setbacks would minimize the bulk and mass of the new residence.
H. The Height Variation is warranted since the addition to the existing structure that is
above sixteen feet does not result in an unreasonable infringement of the privacy of
the occupants of abutting residences. As conditioned, a clerestory window will be
required along the south side of the second-floor front bedroom. As such, the
proposed structure would not result in an unreasonable infringement of privacy of
the occupants of abutting residences.
Section 4: Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council. Pursuant to Sections 17.02.040(C)(1)(g) of
the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in
writing, setting forth the grounds of the appeal and any specific actions requested by the
appellant, and accompanied by the appropriate appeal fee, no later than fifteen (15) days
following April 10, 2007, the date of the Planning Commission's final action.
Section ® For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby conditionally approves a Height
Variation and Site Plan Review(Planning Case No. ZON2006-00553)for the construction
of a new 3,784 square foot two-story residence with a 136.5 square foot balcony at the
rear, located at 26341 Basswood Avenue, subject to the conditions of approval in the
attached Exhibit 'A'.
P.C. Resolution No. 2007-24
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PASSED, APPROVED, AND ADOPTED this to th day of April 2007, by the following vote:
AYES: "'Chairman Gerstner, Vice Chairman Perestam, Commissioner Karp,
Commissioner Knight, Commissioner Ruttenberg and Commissioner Tetreault
NOES: None
ABSTENTIONS: None
ABSENT: Commissioner Lewis
Q `7
Bill Gerstner
Chairman
Joel Rja , AICP
Direct ro
D CtQ
PlanningBuilding
and Co Enforcement; and,
Secretary to the Planning Commission
P.C. Resolution No. 2007=.24
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EXHIBIT 'A'
CONDITIONS F APPROVAL FOR
PLANNING CASE NO. Z 2 -00553
(Hawkinson, 26341 Basswood venue)
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the applicant and
the property owner shall submit to the City a statement, in writing, that they have
read, understand and agree to all conditions of approval listed below. Failure to
provide said written statement within ninety (90) days following the date of this
approval shall render this approval null and void.
2. Prior to the submittal of plans into Building and Safety plan check, the applicant shall
obtain an encroachment permit from the Director of Public Works for any curb cuts,
dumpsters in the street or any other temporary or permanent improvements within
the public rights-of-way.
3. Approval of this permit shall not be construed as a waiver of applicable and
appropriate zoning regulations, or any Federal, State, County and/or City laws and
regulations. Unless otherwise expressly specified, all other requirements of the City
of Rancho Palos Verdes Municipal Code shall apply.
4. The project development on the site shall conform to the specific standards
contained in these conditions of approval or, if not addressed herein, shall conform
to the residential development standards of the City's Municipal Code, including but
not limited to height, setback and lot coverage standards.
5. Failure to comply with and adhere to all of these conditions of approval may be
cause to revoke the approval of the project pursuant to the revocation procedures
contained in Section 17.86.060 of the City's Municipal Code.
6. If the applicant has not submitted an application for a building permit for the
approved project or not commenced the approved project as described in Section
17.86.070 of the City's Municipal Code within one year of the final effective date of
the Notice of Decision, approval of the project shall expire and be of no further effect
unless, prior to expiration, a written request for extension is filed with the
Department of Planning, Building and Code Enforcement and approved by the
Director.
7. In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard
shall apply.
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8. Unless otherwise designated in these conditions, all construction shall be completed
in substantial conformance with the plans stamped APPROVED by the City with the
effective date of the Notice of Decision.
9. The construction site and adjacent public and private properties and streets shall be
kept free of all loose materials resembling trash and debris in excess of that material
used for immediate construction purposes. Such excess material may include, but
not be limited to:the accumulation of debris, garbage, lumber, scrap metal, concrete
asphalt, piles of earth, salvage materials, abandoned or discarded furniture,
appliances or other household fixtures.
10. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
through Saturday, with no construction activity permitted on Sundays or on the legal
holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development
Code. Trucks shall not park, queue and/or idle at the project site or in the adjoining
public rights-of-way before 7:00 AM, Monday through Saturday, in accordance with
the permitted hours of construction stated in this condition.
11. Unless modified by the approval of future planning applications, the approved
project shall maintain a maximum of 52% lot coverage (47.46% proposed) and the
following setbacks from the applicable property lines:
Front 20 feet (20'-7"proposed for the upper first- floor)
Side 5 feet (5'O" proposed for the north side yard & 5'-3"
proposed for the south side yard)
Rear 15 feet (23'-7"proposed)
12. Maximum hardscape coverage within the 20-foot front-yard setback area shall not
exceed 50%.
13. A minimum 2-car garage shall be provided, with each required parking space being
individually accessible and maintaining minimum unobstructed dimensions of 9 feet
in width and 20 feet in depth, with a minimum of 7 feet of vertical clearance.
14. Exterior residential lighting shall be in compliance with the standards of Section
17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting is
permitted where the light source is directed toward or results in direct illumination of
a parcel of property or properties other than that upon which such light source is
physically located.
15. All landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
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16. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
Temporary portable bathrooms shall be provided on a construction site if required by
the City's Building Official. Said portable bathrooms shall be subject to the approval
of the City's Building Official and shall be placed in a location that will minimize
disturbance to the surrounding property owners.
17. All applicable permits required by the Building and Safety Division shall be obtained
by the applicant prior to the commencement of construction.
Height Variation Conditions:
18. This approval is for the demolition of more than 50% of the existing 1,972 square
foot single story residence and the construction of a new 3,784 square-foot 2-story
residence. The new residence would include of a 2,109.15 square foot first floor and
a 1,264 square foot second-floor with a 136.5 square foot balcony. BUILDING
AREA CERTIFICATION IS REQUIRED. A LICENSED CIVIL ENGINEER OR
SURVEYOR SHALLP EP THE CERTIFICATION.CERTIFICATION SHALL
BE SUBMITTED TO THE CITY'S BULNG OFFICIAL FOR REVIEW AND
APPROVAL PRIOR TO BULNG PERMIT FINAL.
19. The new residence shall maintain a maximum height of 26-8", as measured from
the lowest finished grade adjacent to the building foundation/slab (elev. 98.83') to
the highest ridgeline of the residence (elev. 124.49'), and 23'-11 Y2", as measured
from the highest elevation of the existing building pad covered by the structure(elev.
100.54')to the highest ridgeline of the residence(elev. 124.49'). BUILDING HEIGHT
CERTIFICATION IS REQUIRED. A LICENSED CIVIL ENGINEER OR SURVEYOR
SHALL PREPARE THE CERTIFICATION. CERTIFICATION SHALL BE
SUBMITTED TO THE CITY'S BUILDING OFFICIAL FOR REVIEW AND
APPROVAL PRIOR TO ROOF FRAMING/SHEETING INSPECTION.
20. The second floor front bedroom shall provide a clerestory window(s)along the south
side of the room.
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