PC RES 2016-005 P.C. RESOLUTION NO. 2016-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A
HEIGHT VARIATION, SITE PLAN REVIEW, AND GRADING
PERMIT TO ALLOW THE CONSTRUCTION OF A NEW 2,080
SQUARE FOOT ADDITION TO AN EXISTING, 1,989 SQUARE
FOOT, SINGLE-STORY, RESIDENCE CONSISTING OF A 254
SQUARE FOOT FIRST FLOOR ADDITION, A 1,759 SQUARE
FOOT NEW SECOND FLOOR ADDITION, AND A 67 SQUARE
FOOT GARAGE ADDITION FOR A TOTAL STRUCTURE SIZE OF
4,069 SQUARE FEET(GARAGE INCLUDED).OTHER APPROVED
ANCILLARY SITE IMPROVEMENTS INCLUDE A 1,034 SQUARE
FOOT BALCONY ADDITION LOCATED ALONG THE FRONT,
REAR, AND WEST FACADES OF THE RESIDENCE, A 64
SQUARE FOOT GAZEBO,AND 138 CUBIC YARDS OF GRADING
(FILL)THAT WILL BE SUPPORTED BY TWO RETAINING WALLS,
NOT TO EXCEED 7'-0" IN HEIGHT,TO EXPAND THE SIDE YARD
ALONG LOCKLENNA LANE, ON THE PROPERTY LOCATED AT
6780 VERDE RIDGE ROAD (CASE NO ZON2015-00284).
WHEREAS, on June 4,2015,the applicant submitted Height Variation,Site Plan Review and
Grading Permit applications to the Community Development Department requesting approval to
construct a 2,080 square foot,two-story, addition to an existing single-family residence,along with a
64 square foot gazebo and 138 cubic yards of grading (fill) to expand the usable side yard area
along Locklenna Lane; and,
WHEREAS, after completing an initial review of the application,staff deemed the application
incomplete on June 30, 2015; and,
WHEREAS, after several additional incomplete letters,the applicant submitted the remaining
information on February 16, 2016; and,
WHERES, on February 29, 2016, the application for Planning Case No. ZON2015-00284
was deemed complete by Staff; and,
WHEREAS, the proposed project is Categorically Exempt from the provisions of the
California Environmental Quality Act(CEQA), under Article 19, Sections 15301(e)(additions)of the
California Guidelines for Implementation of the CEQA. Specifically,the project includes an addition
of 2,080 square feet to an existing 1,989 square foot single family residence. As such, this project
has been determined not to have a significant impact on the environment; and,
WHEREAS, on March 3, 2016, Staff mailed notices to 75 property owners within a 500-foot
radius from the subject property, providing a 30-day time period for the submittal of comments and
concerns. In addition, a Public Notice was published in the Peninsula News on March 3, 2016; 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 12,2016,
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 the
City. On July 27, 2015, the applicant obtained 6 out of 8 signatures from properties within
100 feet (75%) and 42 out of 75 signatures from properties within 500 feet (56%). Thus,
fulfilling the requirement of at least 70% of the landowners within 100 feet and 25% of the
total number of landowners within 500 feet of the project site.
The subject property is within the Pacific View Homeowners Association, the current
president of the homeowner's association (HOA)has been notified of the proposed project.
The president of the HOA has indicated that the HOA does not take a position on
development applications. Thus, fulfilling the requirement of notifying the homeowner's
association.
B. 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, as City-designated viewing
areas. Specifically, due to the location of the property and the topography in the immediate
area,the proposed structure does not significantly impair a view from Hesse Park,the public
trails, or as defined by the City's General Plan or NCCP.
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 proposed residence would be located on
an existing building pad, similar to other lots within the developed tract,and is not located on
a prominent mass of land that overlooks or projects onto a lowland or body of water on two
sides.
D. The Height Variation is warranted because the proposed 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. While some residences have views of the Pacific
Ocean, the proposed addition would not affect any existing views as experienced from a
defined protected viewing area due to the location of the addition, topography in the
neighborhood and orientation of the lot.
E. The Height Variation is warranted because the proposed addition that is above sixteen feet
in height does not create view impairment from the viewing area of another parcel, and the
proposed second-story addition has been designed in a manner to reasonably minimize the
impairment of view.
F. The Height Variation is warranted since there is no significant cumulative view impairment
caused by granting the application. As assessment of the project's cumulative view impact
was conducted, and pursuant to the City's Height Variation Guidelines which requires the
evaluation of impacts of a similar project as the proposed project on generally 3 or 4 parcels
"adjacent" to the subject property. The four properties that are "adjacent" to the subject
property are: 6774 Verde Ridge Road, 6768 Verde Ridge Road, 6802 Verde Ridge Road,
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and 6808 Verde Ridge Road. In considering similar additions on these properties, of which
three out of the four existing residences already have a second story, and given similar
topography and, lot orientations, there would not be any significant cumulative view
impairment caused by granting the proposed project. As such, this finding can be made.
G. The residence complies with the City's Development Code standards with regard to
setbacks, lot coverage and parking. The residence would be setback 20'-0" from the front
property line, 9'-8" from the east interior side property line, 10'-4"from the west street side
property line, and 30'-7"from the rear property line.Additionally, lot coverage for the subject
property would include 3,866 square feet, or 47.2% of the 8,190 square foot lot. Therefore,
the proposal complies with the standards set forth in the City's Development Code and this
finding can be made.
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. Compatibility
with neighborhood character is based on a comparison to the other structures in the
immediate neighborhood. The homes range in size from 2,060 square feet to 3,923 square
feet. The average home size for the 20 closest homes is 3,047 square feet. The proposed
residence will yield a 4,069 square foot residence and is larger than the average square
footage of the 20 closest homes. Although, the proposed structure is only 146 square feet
larger than the largest home in the neighborhood, which is not out of character with the
neighborhood and does not create an anomaly in terms of scale and structure size. As
designed, in terms of scale,the residence will be proportional to the neighboring residences,
therefore keeping with the character, style and setting of the immediate neighborhood.
Furthermore, the proposed lot coverage and setbacks are consistent with those of the
surrounding properties. The architectural style of the proposed residence would maintain the
architectural style found in the immediate neighborhood by utilizing stucco siding and tile
roof materials, similar to the materials found in the immediate neighborhood.
I. 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 subject lot is
located along Verde Ridge Road and Locklenna Lane with a building pad that is at a lower
elevation than the neighboring lot to the immediate east. This property is improved with a
single family residence. Since the proposed balcony over the garage is placed at a lower
elevation than the neighbors' master bedroom window to the east of the subject property at
6774 Verde Ridge Road a privacy infringement would not occur.As for the neighbor across
the street at 6781 Verde Ridge the balcony over the garage will be able to see into their front
yard which is already visible from the street of access.
In regards to the second story addition, the project design includes a wraparound balcony
along the west and rear facades. The balcony will not result in a privacy impact because the
rear façade of the project faces Hesse Park and the west façade faces Locklenna Lane and
doesn't allow views into 6802 Verde Ridge Road backyard.Therefore,the Commission finds
that the proposed second-story addition would not create an unreasonable infringement to
the privacy for the abutting residences.
Section 2: With regard to the Site Plan Review,the Commission finds that the proposed
addition and accessory structures comply with the required residential setback standards, lot
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coverage and the maximum allowable heights as presented in the Development Code for the RS-4
zoning district.
Section 3: With regards to the application for a Grading Permit to allow grading and
combination walls to reasonably improve the side yard of the property:
A. The grading does not exceed that which is necessary for the permitted primary use of the lot.
The primary use of the subject lot is residential as identified in the City's General Plan and
Zoning map. The proposed 138yd3 of fill that will be supported by two combination retaining
walls is intended to expand the useable portion of the side yard, similar to other properties in
the neighborhood. Thus, the requested grading to increase the side yard does not exceed
what is necessary for the permitted primary use of the lot.
B. The two combination retaining walls will not affect any views from neighboring properties on
Verde Ridge Road, as the views for the properties immediately to the east occur laterally
over the subject property. Furthermore, the grading to expand the side yard will not have an
adverse effect on the visual relationships nor the views from the viewing area of neighboring
properties because the retaining walls will be terraced and are conditioned to be landscaped
to adequately screen the retaining wall.
C. The existing"natural"contours of the project site are largely the result of past grading for the
development of the neighborhood and the construction of the existing street by the
developer. The 138yd3 of fill that will be supported by two combination retaining walls
measuring up to 7'-0" in height is to expand the area of the side yard, while leaving the
majority of the existing rear slope intact. Thus, the disturbance to the "natural contours" of
the site has been minimized, and this criterion can be met.
D. As mentioned above, the existing "natural"contours of the project site are largely the result
of tract grading in the past. There are no significant natural topographic features that would
be disturbed by the proposed grading. Moreover,as previously stated,the proposed grading
is limited to the street side yard, where minimal land-sculpturing is proposed to occur.
Therefore, this criterion can be met.
E. For new single-family residences, the grading and/or related construction shall be
compatible with the immediate neighborhood character. The proposed grading does not
involve a new single-family residence and therefore, this criterion does not apply.
F. In new residential tracts, the grading includes provisions for the preservation and
introduction of plant materials so as to protect slopes from soil erosion and slippage and
minimize the visual effects of grading and construction on hillside areas. The grading does
not involve a new residential tract and therefore this criterion does not apply.
G. The grading utilizes street designs and improvements which serve to minimize grading
alternatives and harmonize with the natural contours and character of the hillside. The
project does not involve modifications to streets or other public infrastructure.Therefore,this
criterion is not applicable to the project.
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H. The grading would not cause excessive and unnecessary disturbance of the natural
landscape or wildlife habitat through removal of vegetation. The proposed grading area does
not contain natural landscape or wildlife habitat and therefore, this criterion can be met.
I. The Commission finds that the proposed grading and combination walls comply with the
required Grading standards and all nine criteria as set forth in Section 17.76.040.E.9 of the
Rancho Palos Verdes Municipal Code. Specifically, the proposed grading (138 cubicards
of fill) and retainingY
walls meet the requirements for grading on an extreme slope (over35%
steepness), does not exceed the allowed depth of cut or fill. Furthermore, the Commission
finds that the proposed grading and retaining walls have been designed to meet the
retaining wall height requirement of 3"-6" feet located in the side yard. Thus, the approved
grading allows the applicant to reasonably improve the side yard of their property, while
supporting the adjacent slope.
Section 4: 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 writin ,setting
g
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 12, 2016,
the date of the Planning Commission's final action.
Section 5: 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, Site Plan Review and
Grading Permit to allow the applicant to construct a 2,080 square foot addition to an existing 1,989
square foot, single-story, residence consisting of a 254 square foot first floor addition, a 1,759
square foot new second floor addition, and a 67 square foot garage addition for a total structure size
of 4,069 square feet (garage included), as well as a 1,034 square foot balcony addition, 64 square
foot gazebo, and 138 cubic yards of grading to construct combination walls up to a maximum 7'-0"in
height, subject to the conditions of approval in the attached Exhibit 'A'.
PASSED, APPROVED, AND ADOPTED this 12th day of April 2016, by the following vote:
AYES: Comanasaairmanmggfin, James, Leon, Nelson, Vice Chairman Cruikshank,
NOES:
ABSTENTIONS:
RECUSSALS:
ABSENT: Commissioner Bradley
David Tomblin
•
Chairman
Ter! :"gigue
Interim Co • ity Development Director
Secretary to the Planning Commission
P.C. Resolution No. 2016-05
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. ZON2015-00284
(6780 Verde Ridge Road)
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 contained in this Resolution. 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 conducting any work in the public right of way, such as for curb cuts, dumpsters,
temporary improvements and/or permanent improvements, the applicant shall obtain an
encroachment permit from the Director of Public Works.
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 Community Development Director is authorized to make minor modifications to the
approved plans and any of the conditions of approval if such modifications will achieve
substantially the same results as would strict compliance with the approved plans and
conditions. Otherwise, any substantive change to the project shall require approval of a
revision by the final body that approved the original project, which may require new and
separate environmental review.
5. 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.
6. 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 or administrative citations as described in
Section 1.16 of the City's Municipal Code.
7. 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 this Resolution, 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 Department and approved by
the Director.
8. 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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9. 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 this Resolution.
10. This approval is only for the items described within these conditions and identified on the
stamped approved plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
approved plans.
11. 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.
12. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the
satisfaction of the City's Building Official. All construction waste and debris resulting from a
construction, alteration or repair project shall be removed on a weekly basis by the
contractor or property owner. Existing or temporary portable bathrooms shall be provided
during construction. Portable bathrooms shall be placed in a location that will minimize
disturbance to the surrounding property owners, to the satisfaction of the City's Building
Official.
13. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through
Friday, 9:00AM to 5:00PM on 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. During demolition, construction and/or grading operations,trucks shall
not park, queue and/or idle at the project site or in the adjoining street rights-of-way before
7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted
hours of construction stated in this condition. When feasible to do so, the construction
contractor shall provide staging areas on-site to minimize off-site transportation of heavy
construction equipment. These areas shall be located to maximize the distance between
staging activities and neighboring properties, subject to approval by the building official.
14. A minimum 2-car garage shall be maintained, with each required parking space being
individually accessible and maintaining minimum unobstructed dimensions of 9'in width and
20' in depth, with minimum 7' vertical clearance.
15. 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.
16. Residential buildings that are remodeled or renovated such that 50% or greater of any
existing interior or exterior walls or existing square footage is demolished or removed within
a two-year period shall be considered a new residence and shall then conform to all current
P.C. Resolution No. 2016-05
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development standards for that zoning district and the most recently adopted version of the
Uniform Building Code.
17. Prior to the issuance of building permits, the applicant shall demonstrate the project's
compliance with the South Coast Air Quality Management District Rule 445 and the City
Municipal Code requirements regarding wood-burning devices.
18. All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
19. All applicable soils/geotechnical reports, if required by the Building and Safety Division,shall
be approved by the City's geologist prior to Building Permit issuance.
20. Construction projects that are accessible from a street right-of-way or an abutting property
and which remain in operation or expect to remain in operation for over 30 calendar days
shall provide temporary construction fencing, as defined in Section 17.56.050(C) of the
Development Code.
Project Specific Conditions
21. This approval is for a new 2,080 square foot addition to an existing, 1,989 square foot single-
story residence consisting of a 254 square foot addition to the first floor, a 1,759 square foot
new second floor addition, and a 67 square foot garage addition for a total structure size of
4,069 square feet(garage included). BUILDING AREA CERTIFICATION REQUIRED,to be
provided by a licensed land surveyor or civil engineer prior to the framing inspection.
22. The height of the approved residence shall be as depicted on the stamped approved plans
and in no case shall the maximum height extend above a height of 25'-9"as measured from
the highest elevation of the existing grade covered by the structure (elev. 109.25') to the
highest proposed roof ridgeline (elev. 135'); and a height of 26'-0", as measured from the
lowest finished grade covered by the structure (elev. 109')to the highest proposed roofline
(elev. 135'). BUILDING HEIGHT CERTIFICATION REQUIRED,to be provided by a licensed
land surveyor or civil engineer prior to roof sheathing inspection, based on the above
mentioned instructions.
23. Unless modified by the approval of future planning applications, the approved project shall
maintain a maximum of 50% lot coverage (47.2% proposed).
24. The approved residence shall maintain setbacks of 20' front, 30'-7" rear, 10'-4 west street
side and 9'-8" east side. BUILDING SETBACK CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to foundation forms inspection.
25. Any outdoor furnishings, accessories or plants located on the approved balconies shall not
exceed a height of 8'-0"feet or the bottom of the roof eave,whichever is lower,as measured
from the finished floor of the deck.
26. Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed
50%.
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27. The proposed chimney shall not exceed the minimum height required for compliance with
the Uniform Building Code.
Site Plan Review
28. This approvals allows for the construction of a 64 square foot detached gazebo with
barbeque and kitchen area, as depicted on the stamped approved plans and in no case
shall the maximum height extend above a height of 9'-6", as measured from the lowest
finished grade covered by the structure (elev. 109.5') to the highest roofline (elev. 119').
29. The approved gazebo shall maintain setbacks of 15'-0"rear, 12'-0"west street side and 46'-
8" east side.
Grading Permit
30. This approval includes a request for a total of 138 cubic yards of grading (fill).This approval
also includes a total of 2 combination walls as described below:
• One 7'-0" combination wall located adjacent to the west property line along
Locklenna Lane retaining up to 3'-6" of dirt with a 3'-6" guardrail on top.
• One 5'-6" combination wall retaining up to 2 feet of dirt with a 3'-6" guardrail on
top.
31. Landscaping shall be provided to screen the combination walls along Locklenna Lane. Prior
to issuance of any Grading or Building Permit, the applicant shall submit complete
Landscape Plan to the Planning Division for review and approval by the Community
Development Director. The final approved landscaping shall be installed prior to issuance of
a Certificate of Occupancy for the residence. Said plans may be required to comply with the
State of California Water Efficient Landscape requirements.
32. In no way shall any future additions or structures be placed over the previously existing
extreme slope without the approval of an extreme slope permit.
Foliage Analysis
33. Based on the foliage analysis conducted on March 28, 2016, the following foliage shall be
trimmed, thinned, laced or removed prior to building permit issuance in order to restore
the protected view(s) from surrounding properties:
• Trim the Podocarpus Tree located in the southwest corner adjacent to Locklenna
Lane down to the roofline height; and,
• Trim the Umbrella Tree located adjacent to the north side yard down to the roofline
height.
Should any tree or other shrub on the property exceed the roofline height level, then said
tree or foliage shall be trimmed to the roofline height level. The owner of the property shall
be responsible for maintaining the mentioned foliage so that the views remain significantly
unimpaired.
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Privacy
34. The balcony located along the rear facing façade shall be setback 9 feet from the east
façade of the residence and a panel made from obscured material shall be installed between
the balcony floor and the second floor roof plate along the east side of the rear balcony
façade.The applicant shall also maintain the hedge along the east property line between the
southeast corner of the proposed addition and the rear property line, in the condition at the
time the Planning Commission approved the project as photo documented by staff.
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