PC RES 2014-004 P.G. RESOLUTION NO. 2014-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES CONDITIONALLY
APPROVING A HEIGHT VARIATION TO ALLOW THE
CONSTRUCTION OF A 417 SQUARE FOOT SECOND
STORY ADDITION TO THE PROPERTY LOCATED AT 6309
ALTO CIRCLE (CASE NO ZON2013-00268).
WHEREAS, on duly 3, 2013, the property owner submitted an application for
Planning Case No. ZON2013-00268 for a Height Variation to accommodate the
construction of a new second story addition at the property located at 6309 Alto Circle; and,
WHEREAS, on July 10, 2013, 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 December 10, 2013, the application for Planning Case
No. ZON2013-00268 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 1 , 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 categorically exempt (Section 15303(e)(2)); 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 January 28, 2014, 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 by
obtaining 11 signatures from the properties within 100 feet (78%) and 27 signatures
from the property owners within 500 feet (28%) of the subject property.
B. The Height Variation is warranted since the proposed 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 addition 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 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 subject
property is located at the corner of Doverridge and Alto Circle, on the east side of
Doverridge. Due to the topography in the area and the location of the subject
property, protected views cannot be impacted by construction on the subject project
site. Furthermore, the existing residence is developed with a two-story residence
that reaches a maximum height of 211'4". The proposed addition would be just
below the existing ridgeline, reading a maximum height of 21'-0".
E. The Height Variation is warranted because the proposed additions that are above
sixteen feet in height do not create a view impairment from the viewing area of
another parcel. Furthermore, the additions are designed and situated in such a
manner as to reasonably minimize the impairment.
F. The Height Variation is warranted since there is no significant cumulative view
impairment caused by granting the application. Furthermore, the properties located
within the immediate neighborhood have been developed as two-story homes.
G, The proposed addition complies with all other Code requirements, including the
development standards related to the RS-4 zoning district with respect to lot
coverage and setbacks.
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 lot coverage and setbacks will not be altered as a result of the proposed project
and remain consistent with those of the surrounding properties. The architectural
style of the proposed residence would maintain the architectural style found in the
immediate neighborhood as well as the existing residence by utilizing a stucco finish
and 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 undulating facades to break up the
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appearance of the structure as seen from other properties. Although the resulting
structure size (3,660 square feet) will be larger than the largest home in the
neighborhood (3,560 square feet), the difference in structure size is nominal.
Furthermore, the proposed project would not create an anomaly in terms of
structure size as it relates to the surrounding neighborhood.
1. The Height Variation is warranted since the new addition would not create an
unreasonable infringement of the privacy of the occupants of abutting residences.
The existing property is developed with a two-story residence. The proposed
addition would be located at the front of the residence and would not create any
new privacy impacts to neighboring properties. Specifically, given that the existing
residence is two-story and there are already windows along the east fagade of the
residence and the new window of the addition would not increase any existing
privacy impact to the neighbors.
Section 2: Any interested person aggrieved by this decision or by any portion of
this decision may appeal the project 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 laterthan
fifteen (15) days following January 28, 2014, 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 to allow the construction of a 417 square foot second story addition and 79
square foot roof deck, subject to the conditions of approval in the attached Exhibit 'A'.
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PASSED, APPROVED, AND ADOPTED this 28th day of January 2014, by the following
vote:
AYES: Commissioners Gerstner, Nelson, Tetreault and Vice Chairman Leon
NOES: None
ABSTENTIONS: None
RECUSSALS: None
ABSENT- Commissioners Lewis, Tomblin andAairmanZenhis
David Emenhiser
Chairman
Joel Roja AICD
Commu it Develop
Director
t
Secret he Pla� g Commission
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. ZON2013-00268
Wescott, 6309 Alto Circle)
General Conditions:
1. Prior tothe 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 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
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 bythe Citywith 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.
111. Unless modified by the approval of future planning applications, the approved
project shall maintain a maximum of 50% lot coverage (42% existing, no change)
and the following setbacks from the applicable property lines:
Front 20 feet (15'-7"existing, no change)
Stree Side west 10'feet (12'-5"existing, no change)
Side east 5 feet (8'-11"existing, no change)
Rear 15 feet (24,4"existing, no change)
12. Maximum hardscape coverage within the 20-foot front-yard setback area shall not
exceed 50%.
11 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. The two exterior lights proposed on the second story addition
shall be fully shielded and operated with dimmers to ensure that the lights do not
directly illuminate a neighboring property.
14. All landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
15. 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
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the approval of the City's Building Official and shall be placed in a location that will
minimize disturbance to the surrounding property owners.
16. 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:
17. This approval is for the construction of a 417 square foot second story addition,
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.
18. The proposed additions to the residence would result in a height that reaches 21'-0",
which is below the existing ridgeline and structure height of 21'-4", as measured
from lowest finished grade covered by the structure (elev. 1151.8'). BUILDING
HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land
surveyor or civil engineer prior to building permit final.
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