PC RES 2003-022P.C. RESOLUTION NO. 2003-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING CASE NO. ZON2002-00525, A
HEIGHT VARIATION FOR A 2,014 SQUARE FOOT EXPANSION TO THE
RESIDENCE, SPECIFICALLY A 747 SQUARE FOOT EXPANSION TO THE
FIRST FLOOR AND A 1,267 SQUARE FOOT SECOND STORY FOR AN
EXISTING RESIDENCE LOCATED AT 2138 GENERAL STREET.
WHEREAS, on October 17, 2002, the applicant/landowner Mahamnad Youssefie
submitted Case No ZON2002-00525, a Height Variation application and Site Plan Review
application for a 2,440 square foot two story addition to the existing one-story residence;
and,
WHEREAS, on October 31, 2002, the applications were deemed incomplete pending
the submittal of additional information; and,
WHEREAS, upon submittal of additional information and verification of the
temporary silhouette, the applications were deemed complete by Staff on April 15, 2003;
and,
WHEREAS, after conducting an assessment, Staff met with the applicant. on May
15, 2003 to discuss issues regarding privacy infringement, view impairment and structure
size, which resulted in design modifications and a reduction in the resulting structure size to
3,664 square feet, 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 Regulation, 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 Case No. ZON2002-00525 would have a
significant effect on the environment and, therefore, the proposed project has been found to
be categorically exempt under Class 1 (Existing Facilities) since the project involves an
addition to an existing residence; 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
May 27, 2003, at which time all interested parties were given an opportunity to be heard
and present evidence,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS
Section 1: The applicant has complied with the Early Neighborhood Consultation
process established by the City by obtaining acknowledgement signatures from 76 9% of
the property owners within 100 -feet of the subject property and 26.9% of the property
owners within 500 -feet of the subject property, who have reviewed the plans prior to filing
the application with the City
Section 2: The proposed two-story addition does not significantly impair a view
from public property which has been identified in the City's General Plan or Coastal Specific
Plan as a City -designated viewing area because there are no such areas that overlook the
subject property.
Section 3: The property is not located on a ridge and promontory as there are
other parcels with varying pad elevations that were terraced when initially constructed.
Section 4: The proposed two-story addition is designed and situated in a manner
as to minimize impairment of a view. The property located at 2152 General Street, which is
located two parcels upslope to the west of the subject property, maintains a view of the
harbor and Vincent Thomas Bridge over the front of the subject property. However, the
second story will incorporate a 36.5 -foot front yard setback, resulting in a second story that
does not project into the view of the harbor and the Vincent Thomas Bridge from property
located at 2152 General Street Therefore, the two-story addition is designed and situated
in a manner as to minimize impairment of a view
Section 5: There is no significant cumulative view impairment caused by granting
the application due to the terraced nature of the area Further, second story additions on
other parcels will not result in cumulative view impairment since such additions would not
project into views due to the terraced development of the area.
Section 6: The proposed two-story addition, when considered exclusive of foliage,
will not significantly impair a view from the viewing area of another parcel, due primarily to
the orientation and topography of the lots within the neighborhood.
Section 7: The proposed structure complies with all other Code requirements in
that all the development standards of the RS -4 Zoning District are met and the minimum
setback requirements are exceeded. Further, the existing non -conforming front yard
setback will not be maintained, and the minimum 20 -foot front yard setback will be
provided.
Section 8: The addition and resulting appearance will not significantly change the
appearance of the immediate neighborhood and the residence will be compatible with the
immediate neighborhood. The architectural style, roofing material, exterior finishes,
number of stories and building materials will be consistent with other homes in the
neighborhood. Furthermore, the size of the residence is not a substantial deviation from
the characteristics in the immediate neighborhood Lastly, the project will not appear bulky
or massive due to the roof design and articulation of the front and eastern side fagades,
which are readily visible from the public right-of-way.
Section 9: The proposed structure does not create an unreasonable infringement
on the privacy of the occupants of abutting residences due to the second story being
setback 29 5 -feet from the eastern side property line and the construction of a new 6 -foot
high wall along the top -of -slope on the east side of the property.
P.0 Resolution No 2003-22
Page 2
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 approves Case No ZON2002-
00525 for a Height Variation, thereby allowing a 747 square foot expansion to the existing
first story, and a 1,267 square foot new second story, subject to the conditions contained in
Exhibit "A" attached hereto and made a part hereof, which are necessary to protect the
public health, safety, and welfare.
Section 11: Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council Pursuant to Section 17.80 of the Rancho
Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing and
with the appropriate appeal fee, no later than June 11, 2003
PASSED, APPROVED, AND ADOPTED this 27h day of May 2003, by the following vote:
AYES: Cartwright, Cote, Duran Reed, Long, Lyon
NOES: None
ABSTENTIONS: None
ABSENT- Mueller
Joel
Director of Planning, Building and
Code Enforcement; and, Secretary
to the Planning Commission
Tom Long
Planning Commission C
P.0 Resolution No. 2003- 22
Page—3
4+.
t�
4
+x
Exhibit "A"
Conditions of Approval
Case No. ZON2002-00525
(Height Variation)
1. Prior to the submittal of plans into Building and Safety plan check, the applicant and/or
property owner shall submit to the City a statement, in writing, that they have read,
understand and agree to all conditions of approval contained in this approval. Failure to
provide said written statement within ninety (90) days following the date of this approval
shall render this approval null and void
2 The approval shall become null and void after one year from the date of approval unless
the approved plans are submitted to the Building and Safety Division to initiate the "plan
check" review process.
3. Approval is for 2,014 square feet of additional floor area to an existing 1,650 square foot
one-story residence. Specifically, a 747 square foot expansion to the existing first story
that includes a reconfigured garage to comply with the minimum setback requirement,
and a 1,267 square foot second story.
4. The following minimum setbacks shall be maintained:
O Front yard. 20'-0" minimum for garage and 1St floor; 36'-6" minimum for 2 d
floor fagade.
• West side yard: 5'-0" minimum for 1St and 2nd floors
• East side yard: 19'-6" minimum for 1 st floor; 29'-6" minimum for 2nd floor
• Rear yard. 15'-0" minimum (proposed ±24'-0")
O Hillside setback: 54' setback from tae -of -slope or garden wall
SUBJECT TO REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A
FRONT SETBACK CERTIFICATION FOR THE GARAGE IS REQUIRED.
FURTHER, A FRONT AND EAST SIDE SETBACK CERTIFICATION FOR THE
SECOND STORY IS REQUIRED. A LICENSED LAND SURVEYOR OR
ENGINEER SHALL PERFORM CERTIFICATION PRIOR TO POURING OF
FOOTINGS FOR THE GARAGE AND IMMEDIATELY AFTER FRAMING OF THE
SECOND STORY.
5 The maximum height of the two-story section shall be limited to 24.5 -feet, as measured
from highest ridgeline to highest -grade elevation adjacent to the structure, which is
located at the southeast corner of the structure Further, the maximum overall height of
the two-story section shall be limited to 24.66 -feet, as measured from highest ridgeline
to lowest finish grade elevation adjacent to the structure, which is located at the
northeast corner of the residence SUBJECT TO REVIEW AND APPROVAL BY THE
BUILDING OFFICIAL, A RIDGE HEIGHT CERTIFICATION IS REQUIRED BY A
LICENSED LAND SURVEYOR OR ENGINEER PRIOR TO INSTALLATION OF ROOF
MATERIALS.
P.C. Resolution No. 2003-22
Page 4
6. The maximum structure size of the residence, including garage, shall be limited to a
total area of 3,664 square feet Specifically, the first floor will contain 2,397 square feet
(including garage), and the second floor will contain 1,267 square feet. SUBJECT TO
REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A STRUCTURE SIZE
CERTIFICATION IS REQUIRED BY A LICENSED SURVEYOR, ENGINEER OR
ARCHITECT PRIOR TO FRAMING OF STRUCTURE.
7 A roof pitch no steeper than 3* 12 shall be provided for the two-story residence
8 A minimum of two enclosed garage spaces shall be maintained, with each space being
individually accessed and each maintaining a minimum unobstructed dimension of 9 -
feet -wide by 20 -feet -deep by 7 -feet -vertical clearance.
9. No improvements, grading or structures allowed on the transitional slope at the rear of
the parcel
10 The Italian Cyprus hedge between the driveway and the west property line in the front
yard area of the property shall be maintained at a height no taller than 42 -inches
Further, trees between the front property line and the residence shall be maintained at a
height of 16 -feet above pad elevation of the subject property The initial trimming shall
occur, to the Director's satisfaction, prior to the issuance of a building permit for the
project
11 Construction of the project shall substantially conform to the plans stamped as
approved by the Planning Department with the effective date of this approval.
12. Due to the subject property's location in the RS -4 zoning district, a maximum of fifty
(50%) percent lot coverage shall be allowed on the lot (proposed 39%).
13 In the event that a Planning requirement and a Building & Safety requirement are in
conflict with one another, the stricter standard shall apply.
14 All necessary permits required by the Public Works Department shall be obtained for all
work including but not limited to the driveway approach, portion of the driveway, etc.
that encroach into the public right-of-way
15 The hours of construction shall be limited to 7:00 a.m. to 7:00 p.m., Monday through
Saturday No construction shall be permitted on Sundays or on legal holidays
16. The construction site and all adjacent private and public property 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 is not 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
P.C. Resolution No. 2003-22
Page 5
17 The maximum eave projection allowed into the required setback areas shall not exceed
6 -inches for each 1 -foot of required setback
18. The construction site shall be temporarily enclosed with a six (6'-0") foot high chain-link
fence during the length of construction of the residential structure.
19 The Director of Planning, Building and Code Enforcement is authorized to make minor
modifications to the approved plans or any of the conditions if such modifications shall
achieve substantially the same results as would strict compliance with said plans and
conditions.
P C Resolution No. 2003-22
- Page 6