PC RES 2013-006 P.C. RESOLUTION NO. 2.013-06
A RESOLUTION OF THE PLANNING COMMISSION OF TIME.
CITY OF RANCHO PALOS VERGES CONDITIONALLY
APPROVING A HEIGHT VARIATION TO ALLOW THE
CONSTRUCTION OF A 282 SQUARE FOOT, SECOND
STORY ADDITION TO THE EXISTING TWO-STORY
RESIDENCE LOCATED AT 30687 GANADO DRIVE (CASE:
NO ZON2012-00856).
WHEREAS, on October 21, 2011, the property owners, Mr. and Mrs. Callanan,
submitted applications for Planning Case No. ZON2012-00356 for a Height Variation to
construct a second-floor addition located at 30687 Ganado; and,
WHEREAS, on November 1, 2011, Staff completed the initial review of 'the
application, at which time the application was deemed incomplete for processing. The
applicant submitted revisions on multiple occasions; and,
WHEREAS, on January 7, 2013, the application for Planning Case
No. ZON2011-00281 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 applications would
have a significant effect on the environment and, therefore, the proposed project has been
found to be a Class 1 categorically exempt (Section 15301(e)); 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 February 26, 2013, 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: With respect to the application for a Height Variation to allow the
construction of a new second story addition:
A. The applicant has complied with the Early Neighbor Consultation process
established by obtaining 8 signatures from the properties within 100 feet (89%) and
16 signatures from the property owners within 500 feet (27%) of the subject
property.
B. The Height Variation is warranted since the proposed two-story addition 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 and
the topography in the immediate area, the proposed structure is not visible from a
public viewing area or viewing site and will therefore, not impair a view.
C. The Height Variation is warranted since the proposed two-story addition that
exceeds sixteen feet in height is not located on ridge or promontory, The subject
property is located within a fully developed single-family residential neighborhood,
on an existing pad lot. The residence is not located on a ridge or a promontory, as
defined in the Municipal Code.
D. The Height Variation is warranted because the proposed new addition 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. The proposed
additicn will be located at the front of the residence and existing second story.
E. The Height Variation is warranted because the proposed new structure that is above
sixteen feet in height is designed and situated in such a manner as to reasonable
minimize the impairment of a view due to the fact that the second story addition
does not create a view impairment from a neighboring property.
F. 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 if similar new structures or additions that exceed sixteen feet in height. The
proposed addition does not create view impairment and the existing neighborhood
is already developed with two-story homes.
G. With the exception of the existing legal, non-conforming front yard setback, the
proposed addition complies with all other Code requirements, including the
development standards related to the RS-3 zoning district with respect to lot
coverage and setbacks, and the off-street parking requirements for single-family
residences,
H. The proposed addition is compatible with the immediate neighborhood character in
terms of the scale of surrounding residences, architectural style and bulk and mass.
The proposed lot coverage and setbacks are consistent with those of the
surrounding properties. The architectural style of the proposed addition would
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maintain the architectural style found in the immediate neighborhood as well as the
existing residence by utilizing a stucco finish and slate tile roof materials, similar to
the materials found within the surrounding neighborhood. With regard to the overall
size of the residence, the proposed addition has been designed to reduce potential
bulk and mass as seen from neighboring properties by incorporating hipped roof
structures to break up the appearance of the structure as seen from the street and
other proper-ties.
1. The Leight Variation is warranted since the new addition, as conditioned,would not
create an unreasonable infringement of the privacy of the occupants of abutting
residences. The property is already developed with a two story home with windows
along the side facades. The proposed addition would not include any additional
windows along the side facades.
Section 2: The subject property is listed in the Natural Overlay Control District
(OC-1) and Urban Appearance
ppearance Overlay Control District (OC-3), as outlined in the General
Plan and Zoning Code. Overlay control districts provide criterion which further reduce
potential impacts which could be directly created or indirectly induced by the proposed and
existing developments in sensitive areas of the City. These areas have been defined by the
general plan and other studies to be sensitive areas due to unique characteristics
contributing to the city's form, appearance, natural setting, and historical and cultural
heritage. The project has been reviewed for compliance with the performance criterion
listed in Chapter 17.40 and complies with all related criterion in the Natural Overlay Control
District and Urban Appearance Overlay Control District.
Section 3: 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 February 26, 2013, the date of the Planning Commission's final action.
Section 4: 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 (Planning Case No. ZON2012-00356) for the construction of a new 282 square
foot second floor addition at the front of the residence located at 30687 Ganado Drive,
subject to the conditions of approval in the attached Exhibit W.
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11/ 4110
PASSED, APPROVED AND ADOPTED this 12th day of February 2013, by the following vote:
AYES: Commissioners Gerstner, Leon, Lewis, Tomblin, Chairman Tetreault
NOES: None
ABSTENTIONS: None
RECUSALS: Vice Chairman Emenhiser
ABSENT: Commissioner Nelson
P/ -
Paul T:tea wt, Chairman w
Itet.5-4
Joel Rojas,ICP
Community Development Director; and,
Secretary of the Planning Commission
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO, ZON2012-00356
(Callanan, 30687 Ganado Dr.)
General Conditions.
11 , 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.
1 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
because 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
Community Development Director 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 45% lot coverage (16% proposed) and the
following setbacks from the applicable property lines:
Front 20 feet (14`-11 Y2"existing, No Change)
Side East 5'feet (23-11" existing, No Change)
Side West 5 feet (10'-0"existing, No Change}
Rear 15 feet (>115' existing, No Change)
12. Maximum hardscape coverage within the 20-foot front-yard setback area shall not
exceed 50%.
13, A minimum 2-car garage shall be maintained, 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 construction of a new 282 square foot addition to the second
floor of an existing two-story residence. The overall square footage of the residence
and garage will be 3,673, BUILDING AREA CERTIFICATION IS REQUIRED. A
LICENSED CIVIL ENGINEER OR SURVEYOR SHALL PREPARE THE
CERTIFICATION. CERTIFICATION SHALL BE SUBMITTED TO THE CITY'S
BULDING OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO BULDING
PERMIT FINAL.
19, The maximum ridgeline of the approved project will be 23'-0", as measured from the
lowest finished grade adjacent to the foundation of the structure (elev. 99.4) to the
highest ridgeline (elev. 1225) and 22'-11", as measured from the highest existing
grade covered by the structure (elev. 99.6')to the top of the highest ridgeline (elev.
122.5). BUILDING HEIGHT CERTIFICATION REQUIRED,
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