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CC RES 2004-012 RESOLUTION NO. 2004-12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES AMENDING THE HEIGHT VARIATION GUIDELINES AND THE NEIGHBORHOOD COMPATIBILITY HANDBOOK IN CONNECTION WITH THE ADOPTION OF ORDINANCE NO. 400-U AMENDING TITLE 17 OF THE CITY'S MUNICIPAL CODE REGARDING THE 16-FOOT HEIGHT LIMITATION FOR RESIDENTIALLY ZONED PROPERTIES AND CLARIFYING THE HEIGHT VARIATION AND GRADING FINDINGS. WHEREAS, on November 25, 1975, the City's first Municipal Code was adopted establishing the City's 16-foot height limit and establishing a discretionary review process for any individuals seeking to construct a residence exceeding 16-feet (Height Variation Permit process); and, WHEREAS, in 1979, the Rancho Palos Verdes Municipal Code (the "Municipal Code") was amended to clarify that the Height Variation Permit process applies to both new residences and additions to existing residences; and, WHEREAS, on November 7, 1989, the voters of the City of Rancho Palos Verdes approved Proposition M (Cooperative Preservation and Restoration Ordinance) which was incorporated into the Municipal Code; and, WHEREAS, between 1996 and 1997, the City approved a major update and overhaul Title 17 (Zoning) of the Municipal Code, which among other things, clarified how to measure the 16-foot height limit on pad lots; and, WHEREAS, on February 8, 2003 the City Council held a joint workshop with the Planning Commission to discuss, among other things, the interpretation of existing codes and the Height Variation Permit Findings involving the protection of residents' views from proposed construction. At the meeting, the City Council directed Staff to bring forward ideas to the Council at a future meeting to clarify or resolve the issues; and, WHEREAS, on June 24, 2003, the Planning Commission was asked to review and provide feedback on the content and format of a draft Staff Report to the City Council regarding the clarification and interpretation of existing codes and the Height Variation Permit findings. The Planning Commission continued the discussion and directed Staff to come back with more information regarding the historical interpretation and application of the 16-foot height limit and the Height Variation Permit findings; and, WHEREAS, on July 15, 2003, the City Council, at the request of a Council member, discussed the issues pertaining to the existing Municipal Code and the Height Variation Permit findings. At the meeting, the City Council unanimously reaffirmed the historic interpretation and application of the 16-foot height, measured as set forth in the Municipal Code based on the type of lot involved, as being a "by-right" height limit for all residential properties in the City and clarified the interpretation of specific Height Variation Permit Findings; and, WHEREAS, at its July 15th meeting, the City Council initiated code amendment proceedings in order to codify its interpretation and clarification of the 16-foot height limit and the Height Variation Permit Findings; and, WHEREAS, on August 9, 2003 a notice of an August 26, 2003 public hearing to be held by the Planning Commission regarding proposed amendment of the Municipal Code regarding height issues was published in the Palos Verdes Peninsula News; and, WHEREAS, on August 26, 2003, the Planning Commission, without discussion, continued the public hearing to its September 9, 2003 meeting, at which time the item was again continued to its September 23, 2003 meeting; and, WHEREAS, after notices issued pursuant to the provisions of the Rancho Palos Verdes Municipal Code, the Planning Commission conducted a public hearing on September 23, 2003 at which time all interested parties were given an opportunity to be heard and present evidence regarding said amendments to Title 17 of the Municipal Code as set forth in the Planning Commission Staff Report of that date; and, WHEREAS, after reviewing the proposed text amendments, the Commission directed Staff to prepare precise language for consideration at its October 28, 2003 meeting and continued the public hearing; and, WHEREAS, at its October 28, 2003, the Planning Commission continued the public hearing, without discussion, and again on November 25, 2003, continued the hearing to its December 9, 2003 meeting; and, WHEREAS, on December 11, 2003 the Planning Commission continued the public hearing proceedings, and reviewed and considered the proposed code amendments to Title 17, and adopted P.C. Resolution No. 2003-62 forwarding its recommendations to the City Council for its consideration, and; WHEREAS, on January 31, 2004, a notice of a public hearing on the code amendment was published in the Palos Verdes Peninsula News; and WHEREAS, after notices issued pursuant to the requirements of Rancho Palos Verdes Development Code, the City Council held a duly noticed public hearing on February 17, 2004, at which time all interested parties were given the opportunity to be heard and present evidence; and, Resolution No. 2004-12 Page 2 of 4 WHEREAS, after receiving public testimony at the public hearing, on February 17, 2004, the City Council adopted Ordinance No. 400-U amending Title 17 of the Municipal Code re-affirming the City's historical interpretation and application of the 16- foot height requirement and clarifying the Height Variation and Grading findings for Citywide residential zoned neighborhoods; and, WHEREAS, in the adoption of Ordinance No. 400-U, the City Council further found that there is no substantial evidence that the amendments to Title 17 would result in new significant environmental effects, or a substantial increase in the severity of the effects, as previously identified in Environmental Assessment No. 694 and the Negative Declaration, adopted through Resolution No. 97-25 in conjunction with Ordinance No. 320 for amendments to Titles 16 and 17 of the Municipal Code, since the new amendments are clarifications and minor non-substantive revisions to the Development Code. As such, an Addendum (No. 10) to the prior Negative Declaration was prepared and attached as Exhibit `A' to Ordinance No. 400-U. The City Council hereby finds, based on its own independent review, that the facts stated in the Addendum are true because the minor revisions to the Development Code will strengthen the Code and lessen potential environmental impacts of future development in the City. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: The City Council finds that the Height Variation Guidelines and the Neighborhood Compatibility Handbook, as set forth in Exhibit `A' hereto, shall be amended to reflect the amendments to Title 17 of the Municipal Code adopted under Ordinance No. 389. Section 2: The City Council finds that the amendments to the Height Variation Guideiines, as set forth in Exhibit `A' attached hereto, results in substantially the same intent as the document adopted by the City Council on June 3, 1996, which was developed in response to the November 17, 1989 voter approval of Proposition M. Section 3: The City Council finds that the amendments to the Neighborhood Compatibility Handbook, as set forth in Exhibit `A' attached hereto, results in substantially the same intent as the document adopted by the City Council on May 6, 2003. Section 4: The amendments to the Height Variation Guidelines and the Neighborhood Compatibility Handbook shall be effective immediately from the date of the adoption of Ordinance No. 400-U. Resolution No. 2004-12 Page 3 of 4 PASSED, APPROVED and ADOPTED this 17th day February of Februa 2004. .f a �F. Mayor Attest: City Clerk State of California ) County of Los Angeles ) ss City of Rancho Palos Verdes ) I, JO PURCELL, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the above Resolution No. 2004-12 was duly and regularly passed and adopted by the said City Council at regular meeting thereof held on February 17, 2004. 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''�tiv�..k.\}?}v:v};:�.}}h\�`n4`?%h•��;;t\\i?v Li{4:.-.}vv 1�;: }4;?}>.v?;:}}�}{?z�;j;ti;:�4•i,+.?\ti?ii+;\i ti?\•ri�•:titi>?\+ ':?..fin.?`.:?:::z}::�z:?;�t\t':,Y.?;��\':.`•:,.��.��.;C?>t�?;}?��`,•`.:}`?> .1:i}+}}::??}}?}??\:?}':;: ''`•'•"\?>};:titi.ti':....:4�}, . v\vk......+v vv.., .::...... ........................ ::::::::.: ............ ... .......................... h .................... ...... .....................................:.. :} .............. .......... ............ ............ ... ........... ----------------------------- CITY VERDES ADOPTED ON AUGUST 23, 1993 AMENDED ON DECEMBER 6, 1996, MAY 6, 2003, and FEBRUARY 17, 2004 TABLE OF CONTENTS Page I. PURPOSE ........••.■...........•r..................r■■........NEMESES Somme.Masao Some 1 II. DEFINITIONS..r..............................■■..............■rr...■•...........r......r..r........r..MONGOOSE mom 1 III. ESTABLISHING T H E VIEW AREAS...............nowasomme memos wassomemes 0 0 0 Newsom Owosso a SEES SEEMS ONE 2 IV. EARLY NEIGHBOR CONSULTATION.......................r...................................... 4 V. TEMPORARY SILHOUETTE FRAME................................................................ 5 Vi. BUILDING HEIGHT........................................................................................... 7 VII. SETBACKS FOR SLOPING LOTS.........................................................r.r...r.... 9 VIII. CRITERIA FOR REVIEW................................................................................. 10 IX. MANDATORY FINDINGS .....r..............................■r..........••......r....r........r.r..rr.r■ 10 X. HEIGHT VARIATION PROCEDURES rr......■■....■r..■■...■•....■■..............r...r..........■ 14 REMOVAL OF FOLIAGE ASCONDITION OF PERMIT ISSUANCE ...........r... 16 ATTACHMENTS Acknowledgement of Early Neighbor Consultation Form Silhouette Construction Criteria Height Variation Guidelines May 6, 2003 1. The intent of this document is to provide guidelines and procedures for protecting views which may be impaired by development of new residential structures or additions to existing residential structures. As specified in Proposition M, which was passed by the voters of Rancho Palos Verdes and became effective on November 17, 1989, the purposes for the regulations are to: a. Protect, enhance and perpetuate views available to property owners and visitors because of the unique topographical features of the Palos Verdes Peninsula. These views provide unique and irreplaceable assets to the City and its neighboring communities and provide for this and future generations examples of the unique physical surroundings which are characteristic of the City. b. Define and protect finite visual resources by establishing limits which construction and plant growth can attain before encroaching onto a view. C. Insure that the development of each parcel of land or additions to residences or structures occur in a manner which is harmonious and maintains � neighborhood compatibility and the character of contiguous subcommunity development in the General Plan. d. 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I I ... , .. .. .. .. ... .. .. . 1. : Jima pj dib![::::::::::::-*--........................ , 1:��i�] . . ............ ................ :��i�:��:��:��ii��:��iii�iii�!��i�iiiii�i:::::::::::::::::"",Ill'I'l",*""""",'l""",*"""""""",*",*"""'l*,%"*""",*,""'I""*""""""""I'l""",*""",%"%'��,�,��-'�...I- ..:: -.-.-.-.-.-.-..-.-..-.-.-.-.-.-.-. -i�j�ji�ii�ji��!� , i� .................................................. . ................... .-.-.-.-.-.-.-.-.-.-�.-.-.%-..-.-. :,illilli��.-�l..--..--.-.--..--,.-.,.:�:�]��;��i!:��i�ii��,, �� i�i . ]� .. , : ... g . . . :an":..,' C ::::o:::: . ....... ....................... . ..... .,.... .��.*:::::::::::::::::::::.......::::::::::::::::::::::: . I . .. ................-..................�...: ... . .,...-,.. .:.::.........................�.......::.:..::::::::::::..::::::::::::::::::::::::::::::::::::!:::::;:::::::::::::::::::::::::::::::::::::::::::::::::::::... ::: .... ...................... .............................................-....- ........................ I 11. DEFINITIONS A. Viewing Area Section 17.02.040 (A)(1 5) of the Rancho Palos Verdes Municipal Code defines "viewing area" as follows: "'Viewing area' means that area of a structure (excluding bathrooms, : : : Im ......... :.:.:........ .*: . : 1: ... f:;� .n.... ... ... ... ... ... %.::...,: 'R: . . . . . . . . . . . . . . hallways, garages or closets) or that area of a lot (excluding the setback areas) Page 1 Height Variation Guidelines May 6, 2003 where the owner and City determine the best and most important view exists. In structures, the finished floor elevation of any viewing area must be at or above the existing grade adjacent to the exterior wall of the part of the building nearest to said viewing area." B. Section 17.02.040(A)(14) of the Municipal Code defines "View" as follows: "On the Palos Verdes Peninsula, it is quite common to have a near view and a far view because of the nature of many of the hills on the peninsula. Therefore, a 'view' which is protected by this Section is as follows: "a. A 'near view' which is defined as a scene located on the peninsula including, but not limited to, a valley, ravine, equestrian trail, pastoral environment or any natural setting; and/or "b. A 'far view' which is defined as a scene located off the peninsula including, but not limited to, the ocean, Los Angeles basin, city lights at night, harbor, Vincent Thomas Bridge, shoreline or off-shore islands. "A 'View' which is protected by this Section shall not include vacant land that is developable under the city code, distant mountain areas not normally visible nor the sky, either above distant mountain areas or above the height of off-shore islands. A 'View' may extend in any horizontal direction (three hundred and sixty degrees of horizontal arc) and shall be considered as a single view even if broken into segments by foliage, structures or other interference." III. ESTABLISHING THE VIEWING AREA A. Section 17.02.040 (13)(5) establishes the procedure for determining the "viewing area" as follows: The determination of a viewing area shall be made by balancing the nature of the view to be protected and the importance of the area of the structure or lot from where the view is taken. Once finally determined for a particular application, the viewing area may not be changed for any subsequent application. In the event the city and owner cannot agree on the viewing area, the decision of the city shall control. A property owner may appeal the determination of viewing area. In such event, the decision on the viewing area will be made by the body making the final decision on the application. A property owner may preserve his or her right to dispute the decision on viewing area for a subsequent application without disputing the decision on a pending application by filing a statement to that effect and indicating the viewing area the property owner believes to be more Page 2 Height Variation Guidelines May 612003 appropriate. The statement shall be filed with the city prior to consideration of the pending application by the City. B. The "viewing area" of the applicant's property is where the best and most important view is taken. The determination of the "viewing area", is made "by balancing the nature of the view to be protected and the importance of the area of the structure or lot from where the view is taken". 1. On undeveloped lots, the viewing area may include all of the areas of the lot, excluding the required setback areas. 2. On developed lots, the "viewing area" may be located on any level surface within the house (excluding bathrooms, closets, hallways or garages) which is at or above the existing grade adjacent to the exterior wall of the part of the building nearest to the "viewing area" or within the buildable area of the lot. A viewing area may be located on a patio, deck, balcony or lawn area which is adjacent to the primary structure (generally within 10 feet) and which is located on the same general grade on the lot as the primary structure, excluding the required setback areas and used as a gathering area. In determining the viewing area on a developed lot, greater weight generally will be given to locations within the primary structure where a view is taken than to locations outside of the primary structure where a view is taken, unless no view is taken from within the primary structure. 3. On properties where the applicant claims that he or she has a view from one or more locations either within or outside of the primary structure, it must be determined where the best and most important view is taken to determine the "viewing area" which is to be protected. The "viewing area" may only include multiple rooms or locations on the applicant's property if those locations share the same view. 4. The "viewing area" may only be located on a second (or higher) story of a structure if: a. The construction of that portion of the structure did not require approval of a Height Variation Permit or Variance, pursuant to Chapter 17.02.040 of the Rancho Palos Verdes Municipal Code, or would not have required such a permit if that Section had been in effect at the time that portion of the structure was constructed; or b. The viewing area is located in a part of the structure that constitutes the primary living area of the house, which is the living room, dining room, family room, or kitchen. However, the viewing area may be located in the master bedroom, if a view is not taken from one of the rooms comprising the primary living area, and the master bedroom is located on the same story of the house as the primary living area. Page 3 Height Variation Guidelines May 6, 2003 5. In documenting the views, Staff will usually conduct their view analyses in a natural standing position. In those cases where the view is only enjoyed from a seated position, Staff will verify if that is the case, and if so, will conduct the view analysis from the seated position in that area at a height of not less than three (3) feet, six (6) inches, up to a full standing position. IV. EARLY NEIGHBOR CONSULTATION Section 17.02.040(C)(1)(b) of the Municipal Code requires that, for all proposed Height Variations: "The applicant shall take reasonable steps established by the City Council to consult with owners of property located within 500 feet of the applicant's property. The applicant shall obtain and submit with the application the signatures of the persons with whom the applicant consulted. Where a homeowners' association exists in the neighborhood affected and has provided written notice to the Director of its desire to be notified of Height Variation applications, the applicant shall mail a letter to the association requesting their position on the application. A copy of this letter and the response of the association, if any, shall be submitted with the application." Early neighbor consultation may be deemed adequate by the Director of Planning, Building, and Code Enforcement only if the signatures of at least 60% of the landowners within 500 feet; or 70% of the landowners within 100 feet and 25% of the total number of landowners within 500 feet (including those within 100 feet) is obtained; or if mailed proof of notification of all landowners within 500 feet is provided, as well as proof of notification of the homeowners' association, if one exists. The required percentages stated above shall be based on property located in the City. An applicant is not required to obtain signatures from the owners of property that are located outside the City boundary limits (ie. Palos Verdes Estates, Rolling Hills Estates, etc.). Fewer signatures may be deemed adequate by the Director if other evidence of early neighbor consultation is provided. Acceptable efforts for obtaining the necessary signatures for satisfying the "early neighbor consultation" requirements shall include at least one of the following, as outlined below: A. Direct Contact 1. Door-to-door contact with the landowners within 500 feet, describing the proposed project and showing and explaining plans. Verification of this Page 4 Height Variation Guidelines May 6, 2003 contact shall be provided by obtaining signatures from the landowners (signatures from renters or lessees are unacceptable) on the attached Acknowledgement of Proposed Construction form available from the City (no exceptions). The form indicates that the intent of the signature process is to acknowledge that the landowner has been made aware of the applicant's intentions, and is not meant to signify support of the project. The form also delineates what.project plans, if any, were exhibited to the landowners. Landowners must acknowledge that they have seen a depiction of the project which reasonably describes the applicant's proposal, in order for their signature to qualify towards the required percentage totals. 2. Holding an "Open House" to inform landowners of the proposed plans, with previous written or oral invitations to the potentially affected property owners. Verification of this contact shall be provided as described above. B. Mailing Only as a last resort, if the previous two methods have not been proven satisfactory, proof of notification may consist of a notice and reduced copies of the depiction of the project (no larger than 8 1/211 x 14") sent by the applicant by registered mail to all landowners within 500 feet of the subject property, or by providing addressed, stamped/pre-paid postage envelopes, a copy of the mailing list, reduced copies of the plans, and a letter with a description of the proposed project, along with a $10.00 fee, to the City for mailing. Using this method must be approved by the Director of Planning, Building, and Code Enforcement. In addition to contacting the neighbors, a letter to the areas homeowners association requesting their opinion on the proposal, if any, shall be mailed. Please note that in addition to completing the Early Neighborhood Consultation requirements stated herein, the City strongly encourages applicants proposing a project that includes the Neighborhood Compatibility analysis, such as a Height Variation application, to complete a "Pre-application Process." The Neighborhood Compatibility "Pre-application Process" is a voluntary step in the residential development process that has been found to be helpful in addressing neighborhood issues early in the process, which may cause delays in the formal process and added expense to the applicant. For further information regarding the suggested "Pre-application Process" please refer to Planning Staff, the Neighborhood Compatibility Handbook available at Planning Department at City Hall, or the City's Website at www.palosverdes.com/rpv. Page 5 Height Variation Guidelines May 6, 2003 V. TEMPORARY SILHOUETTE FRAME Section 17.02.040(C)(1)(d) of the Municipal Code states that: "The applicant shall construct on the site at the applicant's expense, as a visual aid, a temporary frame of the proposed structure. 1. The temporary silhouette shall, at a minimum, consist of wood posts (or other sturdy and rigid material - 2" x 4"s are typical) at all corners of the structure(s) and at either end of all proposed ridgelines, with a taut rope (of 1/2" diameter) marked with triangular flagging (ribbons are not acceptable) connecting the posts (see attached diagram). 2. The top one foot of the posts shall be painted red or orange to better demarcate the height of the proposed structure in photo analyses, and a similar mark shall be placed using a different, but equally visible color on the posts at the 16- foot height limit, as measured pursuant to Section 17.02.040(B). Please consult with your case planner regarding the applicable method for determining the 16-foot height limit. 3. The temporary silhouette frame can only be erected after the waiver form, which absolves the City of any liability associated with construction of or damage by the temporary silhouette frame, has been submitted to the Director by the applicant. The waiver form (see attached) must be submitted along with the application package. In order to minimize costs involved in constructing a certified silhouette, it is advised that a property owner not construct the required certified silhouette until directed to do so by the case planner assigned to the project. This is recommended because a project may undergo revisions before being deemed complete for processing. Once given direction to construct the certified silhouette, the applicant shall notify the City when the silhouette is in place. Furthermore, once the silhouette is constructed, a licensed engineer or architect shall certify that the silhouette accurately depicts the location and height (including the color demarcation of the silhouette posts) of the proposed development. The required certification form (see attachment) must be accompanied by a site plan that identifies the location of the silhouette posts, the existing grade elevation call-outs at the base of the posts (if posts touch existing grade), and the elevation call-outs for the top of the posts. If the silhouette is constructed entirely above an existing structure so that the posts supporting the silhouette do not touch existing grade, then the site plan must include the existing grade elevation closest to the existing structure and the supporting silhouette posts. A project will not be deemed "complete" for processing without the certification. Page 6 . Height Variation Guidelines . May 6, 2003 4. Staff will conduct a site inspection to review the adequacy of the silhouette's depiction of the proposed project. Adequacy will be based on an accurate depiction of the proposed project's envelope, accurate delineation of ridgelines, and the proper triangular flagging. Ribbons or other materials which tend to bend or sag are not acceptable. An application will not be considered "complete" for processing without an adequately constructed silhouette in place. . 5. 'The frame must remain in place and be maintained in good I condition throughout the reguired notice period for the Height Variation ap lication or the Neighborhood Compatibility analysis process, the decision process and, if necessary, any appeal p riods. The frame may not be removed until the City's appeal process has been exhausted and a final decision has been rendered. The applicant must remove the frame within seven (7) days after a final decision has been rendered and the City's appeal process has been exhausted., VI. BUILDING HEIGHT I 1. Proposed residential building height cannot exceed 26 feet. If a greater height is desired, a Variance application is required, rather than a Height Variation Permit. 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V 't....... ............ ........... ::: ,. "'�'� ...........................:* u.'r d: C . -.owe: ::�:i'fi n.....-...1.1i1i1:.----a- ... It .............I.................... ....... ........:...:.:.:.:.:.:.:.:::::::::::::::...0...... - .......X.X.' -::::::::::::::::::::.% .:;%..................."::.:::::.:.:.::::::.�,.:::::..*-. ::.:.:.:.:.,�w::::::::::::::::::::::;::::::::::::::::::::::- .:.:.:.:::.::::��::::::.:::.::.::.::... .......... .. ...........:...:.:.:::.::: ............................. .. :.-::.::::-:X..,-.. .... ........................ ........I........... ...... . .. , ,,§W ,. .......I.......... _....... .1 ..........� ... ........... 1. ''.. . 2. Height is measured based on whether the subject lot is considered an uphill, downhill, or other (pad) lot relative to the street of access, and based on the extent to which the structure slopes with the lot. Section 17.012.040(B)(1) of the Code defines height measurements as follows: (a) "For sloping lots which"""slope uphill from the street of access or in -d ..% ..... . n .... .... .... .... :::::;:: ... .. ... ... . . : I"., .... ...... the same direction as the street of access and for which no building . Page 7 Height Variation Guidelines May 6, 2003 pad exists, the height shall be measured from the pre-construction (existing) grade at the highest point on the lot to be covered by the structure to the ridgeline or the highest point of the structure." (Figure 1 - Uphill Sloping Lot): (b) "For sloping lots which slope downhill from the street of access and for which no building pad exists, the height shall be measured from the average elevation of the setback line abutting the street of access to the ridge line of the highest point of the structure." Lots sloping downhill are defined as those with a minimum slope of greater than 5% over the width or length of the buildable area (whichever is the downhill direction). . ,.. ...uoun.....w! alw.wwwwww. -....n.n.�.. - (c) "For lots with a "building pad" at street level or at a different level than the street or lot configurations not previously discussed, the height shall be measured from the pre-construction (existing) grade at the highest elevation of the existing building pad area covered by the structure to the ridge line or highest point of the structure. Portions of a structure which extend beyond the "building pad" area of a lot shall not qualify as the highest elevation covered by the structure, for the purposes of determining maximum building height. Page 8 Height Variation Guidelines May 6, 2003 Structures allowed pursuant to this subsection shall contain no more than one (1) story (cellars and basements are exempted from this requirement) and shall not exceed twenty (20)feet in height, as measured from the point where the lowest foundation or slab meets finished grade, to the ridgeline or highest point of the structure. Otherwise, a Height Variation Permit shall be required." (Pad Lot figure below): 1_g 000194 OLP ewos I" (d) "On sloping lots described in sections 17.02.040(6) (1)(a) and 17.02.040(B)(1)(b), the foundation of the structure shall contain a minimum eight (8) foot step with the slope of the lot. However, no portion of the structure shall exceed thirty (30) feet in height, when measured from the point where the lowest foundation or slab meets finished grade to the ridge line or highest point of the structure. The thirty (30) foot height shall not exceed a horizontally projected sixteen (16) foot height line (from the high point of the uphill step of the structure)." (See figure on next page): If there is not a minimum eight (8) foot step in the structure's foundation, a Height Variation Permit and/or a Variance will be required. VII. SETBACKS FOR SLOPING LOTS Section 17.02.040(6)(2) of the Municipal Code requires that: "On lots sloping uphill from the street of access and where the height of a structure is in excess of sixteen (16) feet above the point where the lowest foundation or slab meets the ground, areas in excess of the sixteen (16) foot height limit shall be set back one (1) foot from the exterior building facade of the first story, most parallel and closest to the front property line, for every foot of height in excess of sixteen (16) feet, as measured from the point where the lowest foundation or slab meets the ground." Page 9 Height Variation Guidelines May 6, 2003 This provision applies to uphill lots only and covers height at any point on the structure in excess of 16 feet above the grade at the downslope side of the structure. The figure below (Height Setbacks) illustrates how a structure would need to fit within the stepped-back setback envelope. Ike I r VIII. CRITERIA FOR REVIEW A. Administrative or Planning Commission Review Section 17.02.040(C)(1) provides criteria for the initial review of Height Variation applications by either the Director of Planning, Building, and Code Enforcement or the Planning Commission. 1. "Any person proposing to construct a structure above sixteen (16) feet shall submit a Height Variation Permit application to the City. A determination on the application shall be made by the Director in accordance with the findings described in Section 17.02.040(C)(1)(e). The Director shall refer an application for a Height Variation Permit directly to the Planning Commission for consideration under the same findings, as part of a public hearing, if any of the following is proposed: a. Any portion of a structure which exceeds sixteen (16) feet in height extends closer than twenty-five (25) feet from the front or street-side property line; or b. The area of the structure which exceeds sixteen (16) feet in height (the second story footprint) exceeds seventy-five percent (75%) of the existing first story footprint area (residence and attached garage); Page 10 Height Variation Guidelines May 6, 2003 c. Sixty percent (60%) or more of an existing garage footprint is covered by a structure which exceeds sixteen (16) feet in height (a second story); or d. The portion of a structure that exceeds sixteen feet in height is being developed as part of a new single-family residence; or e. Based on an initial site visit, the Director determines that any portion of a structure which is proposed to exceed sixteen (16) feet in height may significantly impair a view as defined in this chapter." IX. MANDATORY FINDINGS Section 17.02.040(C)(1)(e) of the Municipal Code requires that, in order for a Height Variation Permit to be issued, the City must make the following nine mandatory findings: 1. "The applicant has complied with the early neighbor consultation process established by the City." Staff will review the submittal to be sure that the methods of early neighbor consultation, as outlined above on pages 4 and 5 of these Guidelines, are adequate. 2. "The structure does not significantly impair a view from public property (parks, major thoroughfares, bikeways, walkways, or equestrian trails) which has been identified in the City's General Plan or Coastal Specific Plan as City designated viewing areas." Any public park or right-of way will be considered for view analysis under this provision. Other sites will be limited to those specifically delineated in the General Plan, Coastal Specific Plan, or areas specifically set aside as public viewing areas. "Significantly impair" is defined in section (6) below. 3. "The proposed structure is not located on a ridge or promontory." A ridge is defined in Section 17.96.1550 as "an elongated crest or a linear series of crests of hills, bluffs, or highlands". A promontory is defined in Section 17.96.1420 as "a prominent mass of land, large enough to support development, which overlooks, or projects onto a lowland or body of water on at least two sides". The analysis of ridges and promontories relates to protection of public views and vistas overlooking or looking up at ridges or promontories. The Director or Planning Page 11 Height Variation Guidelines May 6, 2003 Commission will make a determination as to the degree of visual impact associated with construction over 16 feet in height on a "ridge or promontory" when viewed from a park, public roadway, or a designated public viewing point. The "ridge or promontory" must be prominent in relation to the 16 to 26 foot range of heights permitted under the Height Variation Permit process. Geologic structures which would not be noticeable in relation to the size of the proposed structure probably will not be affected by development of a proposed structure, and accordingly no public view benefit would be provided by prohibiting construction on such ridges or promontories. .................... ....... .............*....... ................................. . ..................... ...... .......... ...... ...... ..................................................... ............................... .......................................................................................... .................................................................................................................. ....................... ............ .......... .. ....... ....... ....................... ..................... ......................... .......................... .......... ... ................. ............. .... ............................. ............ ........................... ...... ........................ ............................................. .. ........................... ..... .0. ............ ............ ............ dii.............. ................. ........................ ........... ............................. ............... .............................. ::-p p rue .......... ................... ..... ...... ............... ............................................. ................................................... .................... ............... ......................%...........m.w,................................... 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IS ne K t n f re: . . ........ ........ ............... ..... .......... ............................ .............................. ............. ::......... ::... ..:: .............................. ................................. ............................................. ........... ....... (a) "Significant view impairment)) will be determined by the Director or Planning Commission based on (a) the severity (extent, magnitude, etc.) of impairment of an existing view, and/or (b) the impairment of features of significance, including but not limited to Catalina Island and other offshore islands, Point Fermin or other notable coastal promontories, or the Vincent Thomas bridge or other prominent manmade landmarks, etc. (b) The "viewing areall may only be located on a second (or higher) story of a structure if: i. The construction of that portion of the structure did not require approval of a Height Variation Permit or Variance, pursuant to Chapter 17.02.040 of the Rancho Palos Verdes Municipal Code, or would not have required such a permit if that Section had been in effect at the time that portion of the structure was constructed; or ii. The viewing area is located in a part of the structure that constitutes the primary living area of the house, which is the living room, family room, a: 1: 0 t h dining room or kitchen. Page 12 Height Variation Guidelines May 6, 2003 (c) If a master bedroom exists on the same level as the primary living area of the house, and if no views are enjoyed from the other primary living areas, views from the master bedroom will be considered. (d) Views will be analyzed without respect to foliage existing on properties within 1 000 feet of the property from which the view is taken. The impact of a proposed structure if the foliage did not exist will be estimated as best as can be determined. 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"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 caused by the proposed structure, and (b) considering the amount of view impairment that would be caused by the construction on other parcels of structures similar to the proposed structure." Page 13 1 Height Variation Guidelines May 6, 2003 (a) Significant cumulative view impairment will be considered when the individual structure may not significantly impair views, but when the effect of the structure could, in combination with other similar structures, create significant view impairment. (b) The Director or Planning Commission will determine which other nearby parcels within the viewshed from a particular property or public place may be developed, consistent with this Section; which would further impair a view. The evaluation will usually not extend beyond three or four parcels adjacent to the subject property. (c) The criteria for determining the significance of the cumulative view impairment is the same as for significance for the individual structure, as outlined below in paragraph 6. (e) 7. "The proposed structure complies with all other Code requirements." Any proposed structure will be evaluated to assure compliance with zoning, General Plan, and Specific Plan requirements, including but not limited to setbacks and open space restrictions, as well as any specific conditions associated with the pertinent tract approval. If other discretionary permits are required for the second story addition, approval of the Height Variation Permit shall be contingent on the approval of those other discretionary permit. 8. "The proposed structure is compatible with the immediate neighborhood character." "Neighborhood character" is defined to consider the existing characteristics of an area, including: (a) Scale of surrounding residences, including total square footage and lot coverage of the residence and all ancillary structures. (b) Architectural styles, including facade treatments, structure height, open space between structures, roof design, the apparent bulk or mass of the structure, number of stories, and building materials. (c) Front, side and rear yard setbacks. The Director's or Planning Commission's determination of compatibility with neighborhood character will be based on a review of the above criteria relative to Page 14 Height Variation Guidelines May 6, 2003 the immediate neighborhood which is normally considered to be at least the twenty (20) closest residences within the same zoning district, and on property owner response to the required notification. Increases in scale, height, bulk or mass or decreases in setbacks or open space may be considered incompatible. 9. "The proposed structure does not result in an unreasonable infringement of the privacy of the occupants of abutting residences." "Privacy is defined as the reasonable protection from intrusive visual observation." (a) The burden of proving an "unreasonable infringement of indoor and/or outdoor privacy" shall be on the property owner claiming infringement of privacy. The Director or Planning Commission will make a determination on a case by case basis. (b) Given the variety and number of options which are available to preserve indoor privacy, greater weight generally will be given to protecting outdoor privacy than to protecting indoor privacy. Redesign to minimize invasion of privacy may include using translucent material in (upper floor) windows, eliminating windows, reducing and/or relocating balconies, or eliminating balconies. X. HEIGHT VARIATION PERMIT PROCEDURES A. Height Variation Permit Application The attached "Height Variation Permit Application" must be submitted to the City's Department of Planning, Building, and Code Enforcement to initiate a request for a Height Variation Permit. B. Height Variation Permit Process The following sequence of steps shall occur in order to process a Height Variation Permit application: 1. The applicant consults with property owners within 500 feet of the proposed project. 2. The applicant completes and submits an application form to the City's Department of Planning, Building, and Code Enforcement along with the appropriate fees. The application must be accompanied by proof of early neighbor Page 15 Height Variation Guidelines May 6, 2003 consultation (including letter from subject Homeowners Association, if any) and the waiver form for the temporary frame. 3. The applicant erects the temporary frame and notifies Staff that the frame is in place. 4. Staff reviews the application to assure that it is complete, and inspects the site to assure that the temporary frame is in place and adequately constructed. A letter will be sent to the applicant not later than 30 calendar days after submittal indicating that the application is complete for review or what additional information or corrections are required to make the application complete for review. 5. The Director shall refer an application for a Height Variation Permit directly to the Planning Commission for consideration under the same findings, as part of a public hearing, if any of the following is proposed: a. Any portion of a structure which exceeds sixteen (16) feet in height extends closer than twenty-five (25) feet from the front or street-side property line; or b. The area of the structure which exceeds sixteen (16) feet in height (the second story footprint) exceeds seventy-five percent (75%) of the existing first story footprint area (residence and attached garage); c. Sixty percent (60%) or more of an existing garage footprint is covered by a structure which exceeds sixteen (16) feet in height (a second story); or . I'' d .. e ...................................................of a truer : x Steen fe :: n : . . ... . ......... Gii iiii::iisi::i::i">:i::i::::_::: "::::::::::::::r:i;:i::.::r?i::i iiii'i:?:.i>is......i`:::::i::is:i::i::>::::i::::::<:;:%`2i::ii:::::r<^iii iiii>c:>.;is22:'?:«:::%:%'`;.;`.; 2 i i:3`: :i s�i;i?%:::;`'?i:.?::>::::>`'::::::''`''5 2''S:::i:;:t:`?::::?2::::::2:::::?::':::::::::::::::::::i::::2: s3:: .......................................... :...:.:..:..... .:::::::..:..:.;;;... ..:...:...::... .: ..:.. r..;.::...:... ...►... ..... .... ferelc eds a ref a rew sr Vie: m resdee or. ..::::::::::::::::::::::....:::::::: ::::::::: :::::::::::::::: ..:::::::::: ::: ............... ....................... . e. Based on an initial site visit, the Director determines that any portion of a structure which is proposed to exceed sixteen (16) feet in height may significantly impair a view as defined in this chapter." 6. Staff mails notice to all property owners within a five hundred foot radius and to the affected homeowners' association, if any, and informs them that any objections to the proposed construction must be submitted to the City within 30 days after the date of the notice. 7. Staff will conduct view analyses to determine whether the nine review criteria are being met from properties whose owners have expressed concern regarding the proposed construction and any additional properties that Staff feels may be impacted by the proposed project. Page 16 Height Variation Guidelines May 6, 2003 8. Based on the view analyses, review of the plans, review of the surrounding area, and the decision criteria outlined in the Municipal Code, a decision will be rendered approving the application, approving the application with conditions, or denying the application. Letters of interest that have been received will be taken into consideration when evaluating the project based on the criteria mentioned previously. Either the Director or the Planning Commission will render the initial decision pursuant to section VIII(A) of these Guidelines (Administrative or Planning Commission Review). 9. The Director's or Planning Commission's decision will be mailed to the applicant and any person who responded to the original notice. However, only written correspondence or testimony before the Planning Commission will be considered as a response entitling a person to appeal the Director's or Planning Commission's decision. 10. The Director's decision may be appealed to the Planning Commission by the applicant or by any person who provided written correspondence to the Director prior to the Director's decision. The decision of the Planning Commission may be appealed to the City Council by any person who commented orally or in writing to the Planning Commission. The appeals must be filed in writing (stating the reason(s) for the appeal) within 15 calendar days of the date of the decision notice, accompanied by the appropriate appeal fee. 11. The Planning Commission or City Council will conduct a public hearing to consider the Height Variation Permit appeal. Notice of the public hearing will be mailed at least 30 days in advance of the hearing. Notice will be provided to all persons within 500 feet of the structure in question as well as any additional property owners previously determined by the City to be affected by the proposal. 12. The Director's decision shall be final if no appeal is filed to the Planning Commission. The Planning Commission's decision shall be final if no appeal is filed to the City Council. The decision of the City Council is final. XI. REMOVAL OF FOLIAGE AS CONDITION OF PERMIT ISSUANCE Section 17.02.040(6)(4) of the Municipal Code requires that: "The City shall issue no Conditional Use Permit, Variance, Height Variation Permit, Building Permit or other entitlement to construct a structure, or to add livable area to a structure on a parcel utilized for residential purposes, unless the owner removes that part of the foliage on said lot exceeding sixteen (16) feet in height, or the ridge line of the primary structure, whichever is lower, that significantly impairs a view from the viewing area of another parcel. The owner of the property is responsible for maintaining the foliage so that the views remain unimpaired. This requirement shall not apply where removal of the Page 17 Height Variation Guidelines May 6, 2003 foliage would constitute an unreasonable invasion of privacy of the occupants of the property on which the foliage exists and there is no method by which the property owner can create such privacy through some other means allowed within the Development Code that does not significantly impair a view from a viewing area of another property. The initial decision on the amount of foliage removal required or the reasonable degree of privacy to be maintained shall be made by the Director, the Planning Commission or the City Council, as appropriate for the entitlement in question. If the permit issuance involves property located within the Miraleste Recreation & Park District, the findings of Section 17.02.040(C)(2)(c)(vi) shall apply. A decision by the Director may be appealed, with the appropriate fee, to the Planning Commission, and any decision of the Planning Commission may be appealed to the City Council." Foliage analysis will be conducted for any project which either adds 120 square feet or more of habitable space or involves a structure which can be used as a gathering space and viewing area, such as decks or covered patios (also, 120 square feet or more). Excluded are projects which are clearly not habitable or which are just minor architectural features (antennas, skylights, solar panels, tool sheds, garden windows, etc.). Each such planning permit will include a condition, based upon a site inspection, requiring that specified foliage be pruned or removed prior to issuance of a Building Permit. Indoor privacy can be achieved in many unobtrusive ways such that obstructive foliage should generally not be preserved to protect indoor privacy. The burden of proof of"unreasonable" intrusion of privacy shall be on the foliage owner. 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ACKNOWLEDGEMENTS* .......... NEIGHBORHOOD COMPATIBILITY HANDBOOK The City Council of the City of Rancho Palos Verdes wishes to express its sincere appreciation to those City Officials and residents who generously gave their time in reviewing and preparing this Handbook. A special word of gratitude is due to the following individuals: NEIGHBORHOOD COMPATIBILITY (NC) STEERING COMMITTEE Councilman Larry Clark Councilman Peter Gardiner Commissioner Jon Cartwright Commissioner Frank Lyon Member Ken Dyda Member Lois Karp Member Vic Quirarte Member Don Shults Member Diane Weinberger PLANNING COMMISSION (April 4, 2000-November 27, 2001) Frank Lyon, Chairman Jon Cartwright, Vice-Chairman Commissioner Larry Clark (Subcommittee Member) Commissioner Tom Long Commissioner Craig Mueller Commissioner Ted Paulson (Subcommittee Member) Commissioner Don Vannorsdall CITY STAFF Joel Rojas, AICP, Director of Planning, Building & Code Enforcement Ara Michael Mihranian, AICP, Senior Planner Preparation Assisted by Smothers & Associates *Special recognition is due to Senior Planner Ara Mihranian,without whose professional and dedicated support this project would not have been possible. Rancho Palos Verdes Neighborhood Compatibility Handbook 2 TABLE OF CONTENTS INTRODUCTION 1 Purpose 2 What is Neighborhood Compatibility? 2 POLICY ADMINISTRATION 3 When Does it Apply? 3 Project Review Process 4 Process Chart 5 Pre-application Process 6 Time Limits 6 Silhouette Construction 7 Who Reviews Project Application? 8 Public Notification 8 Project Decision Process 9 CLASSIC ARCHITECTURAL STYLES 10 DESIGN TIPS 12 Scale of Surrounding Residences 13 Mass and Scale 14 Architectural Features 15 Lot Coverage 17 Accessory Buildings 18 Architectural Style and Materials 18 Facade Treatments 19 Height of Structures 20 Number of Stories 21 Roof Design 22 Open Space Between Structures 23 Apparent Bulk and Mass 23 Building Materials 24 Setbacks 25 Off-Street Parking 26 CONCLUSION 27 GLOSSARY 28 REFERENCES 31 APPENDICES 32 Rancho Palos Verdes Neighborhood Compatibility Handbook 3 NEIGHBORHOOD COMPATIBILITY HANDBOOK INTRODUCTION The City of Rancho Palos Verdes exists in a very special natural setting comprised of 12.3 square miles of land and 7.5 miles of coastline. With its magnificent views of the Los Angeles Basin and Pacific Ocean, relatively low density, rural and semi-rural character, significant open space, low crime and excellent schools, the City has become an increasingly desirable place to live. The construction of homes began in the 1920's prior to the City's incorporation and continued at varying rates to the present. The threat of massive and dense, multi-unit development along the City's coastline in the 1960's and early 1970's prompted a grass roots community effort to incorporate the fourth City on the Peninsula as a means to control planning and the implementation of policies. On September 7, 1973, the City of Rancho Palos Verdes incorporated. Before its incorporation, many of the City's neighborhoods were developed with single- family residences under the jurisdiction of Los Angeles County. These houses, because of their size, floor plan and aging condition, have become the subject of significant modification in recent years. With increasing property values and more money being spent on homes today, much of the existing housing stock is not well- suited to meet the needs and accommodate the changing lifestyle of existing residents and those who are relocating to the City. However, when a change is made in an existing neighborhood, it is essential to properly balance residential development with the preservation of the rural and semi-rural character of the City. Modernization of the aging housing stock must be done in a manner that recognizes and respects the unique features and characteristics of neighborhoods, thereby ensuring continued enjoyment of the City's quality of life. This is the concept of Neighborhood Compatibility. The City of Rancho Palos Verdes' General Plan contains policies on many aspects of residential development, including Neighborhood Compatibility. These policies have led to recommended guidelines for property development in the City. The City also encourages public input on proposed development plans as a means to preserve and enhance the character of established neighborhoods. On November 7, 1989, the voters of the City of Rancho Palos Verdes approved the "Cooperative View Preservation and Restoration Ordinance" (Proposition M). The adopted Ordinance, among other things, "insures that the development of each parcel of land or additions to residences or structures occur in a manner which is harmonious and maintains neighborhood compatibility and the character of contiguous sub- community development." Although the Ordinance has been amended slightly over the years and its intent clarified through the adoption of the "Height Variation Guidelines," the basic elements of the Neighborhood Compatibility criteria have remained intact, but Rancho Palos Verdes Neighborhood Compatibility Handbook 4 have been expanded to include other residential development projects in addition to second stories. Therefore, the Neighborhood Compatibility requirement is administered on a case-by-case basis, recognizing the uniqueness of neighborhoods, sites and architecture. On May 23, 2000, the Planning Commission initiated a project to prepare a Handbook that would acquaint the general public with the City's Neighborhood Compatibility requirement, and formed a Subcommittee to manage this task. Subsequently, the City Council created a Steering Committee to review and improve the City's Neighborhood Compatibility requirement. The Steering Committee consisted of two Council members, two Planning Commissioners, and five representatives from various homeowner's associations. On May 6, 2003, the City Council reviewed and approved the content of this Handbook noting that the suggestions and guidelines contained herein are not intended to take precedence over the City of Rancho Palos Verdes Municipal Code (RPVMC), but rather to assist in the preparation and design of residential development projects. Purpose This Neighborhood Compatibility Handbook has been prepared for the benefit of residents who are proposing to build a new home, construct a room addition, or remodel their existing home. The handbook is intended to assist residents, architects, designers, and real estate professionals in understanding the City's procedure for processing residential development applications requiring the analysis of Neighborhood Compatibility, as set forth in the City's Development Code. What is Neighborhood Compatibility? Simply put, Neighborhood Compatibility is achieved when a new home or addition to an existing home is designed in a manner that blends in with the following characteristics of the immediate neighborhood: • Scale of the surrounding residences • Architectural styles and building materials • Front, side, and rear yard setbacks The "character" of a neighborhood is defined in the City's Development Code as follows: • Architectural style, mass and bulk, height, number of stories, and roof design. • Scale, orientation, setbacks, open space, architectural style, texture, color, and building materials. Throughout the City of Rancho Palos Verdes, architectural styles tend to be expansive with horizontal gestures typically resembling California Ranch, Spanish Colonial, and Mediterranean architectural styles. These typical homes are generally constructed with Rancho Palos Verdes Neighborhood Compatibility Handbook 5 the use of natural materials, muted earth tones and simple roof forms. Many existing neighborhoods in Rancho Palos Verdes have a relaxed rural quality, consisting of residences that have been designed to capture and enhance views of the Pacific Ocean, Catalina Island, the Los Angeles Harbor, and the Los Angeles basin. Therefore, a new home or addition must be designed in a manner that complements the surrounding neighborhood, with an emphasis on architectural style in order to preserve the unique characteristics and qualities of the City. This Handbook provides guidelines and suggestions, based on the aforementioned criteria, that may be incorporated into the design of a residential project. POLICY ADMINISTRATION In an attempt to preserve and improve the "character" of established neighborhoods when new homes or additions to existing homes are proposed, the City Council has adopted a method for regulating the size and appearance of single-family residential development projects through the Neighborhood Compatibility requirement, as defined in the City's Development Code. When Does it Apply? Pursuant to Section 17.02.030(6) of the RPVMC, an analysis of Neighborhood Compatibility shall be required for the following residential development projects: 1. A new residence that is proposed to be developed on a vacant lot; 2. A new residence that is proposed to replace an existing residence; 3. An existing residence that is proposed to be remodeled or renovated such that fifty percent or greater of any existing interior and exterior walls or existing square footage is demolished; 4. An addition to an existing single-family residence or the construction of any new detached structure that individually, or when combined with prior additions cumulatively, results in the greater of: (i) 750 square feet of additional floor area, or (ii) a 25% expansion of the total square footage of all of the original structures constructed on the property, including the main residence, the garage, and all detached structures; 5. The construction of, or an addition to, a new second story or higher story; pursuant to Chapter 17.02 of the Development Code; 6. Projects that result in lot coverage that exceeds the maximum allowed in Chapter 17.02 of the Development Code; Rancho Palos Verdes Neighborhood Compatibility Handbook 6 7. An addition of a deck, balcony or roof deck to a second story or higher story that is eighty (80) square feet or larger in area or projects more than six (6) feet from the existing building; and, 8. An addition of a mezzanine to an existing structure that modifies the exterior of the structure. If the Neighborhood Compatibility requirement is triggered (see above), the analysis is based, at a minimum, on the review of the residences within the immediate neighborhood. For the purposes of Neighborhood Compatibility, the immediate neighborhood is normally considered to be at least the twenty (20) closest residences within the same zoning district. As previously noted, pursuant to Section 17.02.030(B)(2) of the RPVMC, the analysis of Neighborhood Compatibility is based on the following criteria: A. Scale of surrounding residences B. Architectural styles and building materials C. Front, side, and rear yard setbacks In addition to these criteria, comments and concerns raised by the public during the public noticing period will also be considered in the determination of Neighborhood Compatibility. It should be noted that the side and rear yard setback analysis is not expected to be as precise as the front yard setback analysis, but is intended to provide the decision makers with an idea of the current condition of the neighborhood. Project Review Process The Neighborhood Compatibility requirement is evaluated by the City in conjunction with the processing of a residential development application. The type of residential development application that needs to be submitted is determined by the nature of the proposed project. The Neighborhood Compatibility analysis is included in the required findings of fact for certain residential development applications. It is suggested that applicants contact a Planner at City Hall to determine the appropriate development application before going to the expense of having plans prepared. Furthermore, preliminary discussions with the City's Planning Staff often reveal potential conflicts that the proposed project may have with the Development Code. The typical steps involved in development of a new residence or expansion of an existing residence in the City of Rancho Palos Verdes is depicted in the process chart on the following page. The chart is intended to assist a property owner/applicant in understanding the City's residential development review process. The steps represented in the chart may vary depending on the nature of a project and public comments. The steps specifically related to the Neighborhood Compatibility requirement are outlined in bold boxes on the chart. Rancho Palos Verdes Neighborhood Compatibility Handbook 7 SEE PAGE 37 FOR "TABLE 02-A: SINGLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS" Rancho Palos Verdes Neighborhood Compatibility Handbook 8 Pre-application Process If a proposed project requires the Neighborhood Compatibility analysis, the City strongly encourages the property owner to complete a "Pre-Application Step." It should be noted that this is a voluntary step in the residential development process for the City of Rancho Palos Verdes that has been helpful in addressing neighborhood issues early in the process that may cause delays in the formal process and added expense to the applicant. The Pre-Application Step involves three action items: 1. Notification to at Least the 20 Closest Neighbors --A project requiring Neighborhood Compatibility is normally analyzed based on at least the 20 closest homes within the same zoning district, which are also the homes most likely to be affected by the project (For information regarding the Neighborhood Compatibility findings please see Appendix A - RPVMC 17.02.030(6)(2).) Therefore, notification to the 20 closest properties is a Pre-Application step. However, since property owners within a 500-foot radius will receive a public notice by the City during the formal review process, it is strongly encouraged that notification also be given to potentially affected property owners within a 500 foot radius. The Pre-Application notice should indicate the date, time, and location of a neighborhood meeting (see Appendix E - Pre-Application Neighborhood Compatibility Meeting Notice). 2. Conduct a Neighborhood Meeting to Review Preliminary Plans --An applicant should conduct a meeting with the neighbors prior to formally submitting an application to the Planning Department. The neighborhood meeting is intended to provide the neighbors with an opportunity to review the preliminary plans and voice their concerns. It is suggested that the meeting occur in the early evening, over the weekend or at a time when most neighbors are available. 3. Applicant Documents Meeting Attendance -- In order to complete the Pre- Application Step an applicant is encouraged to obtain verification that the 20 closest neighbors have reviewed the preliminary plans. Said verification may be achieved by completing the attached sample form (see Appendix F - Neighborhood Compatibility Pre-Application Consultation Form). Time Limits Upon the submittal of a project application to the Planning Department, a case planner will be assigned to the project based on workload and level of experience. Within three to four working days from the date of submittal, the property owner/applicant will receive a letter from the City informing them of the case planner assigned to the project. The case planner will be responsible for processing the project application. Rancho Palos Verdes Neighborhood Compatibility Handbook 9 Pursuant to the California Permit Streamlining Act, a residential development application submitted to the Planning Department must be reviewed for completeness within 30 calendar days from the date of submittal. The "completeness review" involves a comprehensive review of the project applications and architectural plans for completeness and accuracy. Within the 30-day "completeness review" period, if the project applications or architectural plans are missing information needed to process-the property owner's request, the case planner will deem the project "incomplete." If an application is deemed "incomplete," a letter will be sent to the property owner/applicant within the 30-day review period identifying the information that is needed in order to deem the project application complete for processing. At this time, the case planner will also notify the property owner of any "concerns" observed during the initial review of the proposed project. It should be noted that additional Staff concerns may arise after a project has been publicly noticed and public input is obtained. If an application is deemed "incomplete," it is the responsibility of the property owner/applicant to resubmit the appropriate information needed to continue processing the application. The submittal of additional or new information triggers a new 30-day "completeness review" period. Once an application is deemed "complete" by the case planner, a 60-day processing clock begins. During the 60-day processing period, a public notice is sent to property owners within a 500-foot radius, interested parties, and published in a local newspaper for general circulation at least 15 days before a decision is rendered, or at least 30 days before a decision is rendered for a Height Variation application. It is during the public noticing period that the City receives public comments or concerns. Once the public comment period has ended, the case planner will generate a Staff Report that analyzes the project and public input for review by the Director of Planning, Building and Code Enforcement or the Planning Commission. A decision on the project must be made within the 60-day processing period. For a detailed explanation of the typical steps involved in the City's residential development process, please refer to the Process Chart on Page 5, as well as a written description that corresponds to the steps identified in the Process Chart that is available in Appendix C. Notwithstanding the steps depicted in the Process Chart, there are other factors that affect the length of time it takes to process a development application that involves the Neighborhood Compatibility analysis. These factors include, but are not limited to, neighbor concerns, Staff concerns, Planning Commission direction to redesign, and appeals. Thus, it typically takes three to six months to process a residential development application involving Neighborhood Compatibility. Silhouette Construction If the Neighborhood Compatibility analysis is required, the property owner/applicant will be required to construct a certified silhouette that depicts the proposed project before an Rancho Palos Verdes Neighborhood Compatibility Handbook 10 application is deemed complete for processing. In order to minimize costs involved in constructing a silhouette, it is advised that the silhouette not be constructed until directed to do so by the case planner, because it is likely that a project will undergo revisions before being deemed complete for processing. For more information regarding the City's criteria for constructing a silhouette see Appendix G. Who Reviews Project Application? Analysis of the City's Neighborhood Compatibility requirement shall be made by either the Director of Planning, Building, and Code Enforcement or the Planning Commission, depending upon the review process of the requested development application. Notwithstanding, the Director of Planning, Building and Code Enforcement shall refer a development application directly to the Planning Commission for consideratipn, as part of a public hearing, if any of the following are proposed: 1. Any portion of a structure that exceeds sixteen (16) feet in height and extends closer than twenty-five (25) feet from the front or street-side property line; or, 2. The area of the structure that exceeds sixteen (16) feet in height (the second story footprint) and exceeds seventy-five percent (75%) of the existing first story footprint area (residence and attached garage); or, 3. Sixty percent (60%) or more of an existing garage footprint that is covered by a structure that exceeds sixteen (16) feet in height (a second story); or, 4. Based on an initial site visit, the Director determines that any portion of a structure that is proposed to exceed sixteen (16) feet in height may significantly impair a view as defined in Section of the RPVMC 17.02.040; or, 5. The portion of the structure which exceeds sixteen (16) feet in height is being developed as part of a new single-family residence; or, 6. Grading involving more than 1,000 cubic yards of combined cut and fill. Public Notification Regardless of whether a development application requiring the Neighborhood Compatibility analysis is considered by the Director of Planning, Building, and Code Enforcement or by the Planning Commission, a public notice is required to be published in a newspaper of general circulation and given to: a) all owners of property within a -- - 500-foot radius from the subject property, b) all persons requesting notice, c) any affected homeowner associations, d) interested parties, and e) the applicant pursuant to Section 17.80.090 of the RPVMC. Furthermore, pursuant to Section 17.02.030(6)(4) of the RPVMC, a public notice shall be given at least 15 days prior to Rancho Palos Verdes Neighborhood Compatibility Handbook 11 rendering a decision, unless a Height Variation application is requested, which requires a public noticing period of at least 30 days. Project Decision Process When a project involves the Neighborhood Compatibility requirement as part of a discretionary development application that does not require a public hearing before the Planning Commission, the project application(s) will be reviewed and decided upon by the Director of Planning, Building and Code Enforcement. The Director's decision is based on a report generated by the Planning Staff analyzing the proposed project. The Staff Report includes a recommendation for consideration by the Director. When a project involves the review of a discretionary development application by the Planning-Commission through a public hearing, the Planning Staff will schedule a duly noticed public hearing before the Planning Commission. Prior to the public hearing, Staff will analyze the proposed project and generate a Staff Report for consideration by the Planning Commission. A copy of the Staff Report, as well as an agenda informing the property owner of the meeting date and time, will be made available on the Friday before the scheduled Tuesday Planning Commission meeting, unless otherwise noted. The Planning Commission routinely meets on the 2"d and 4t" Tuesday of each month at the Hesse Park Community Building, 29301 Hawthorne Boulevard, Rancho Palos Verdes, unless otherwise noted. It is highly recommended that the property owner and project architect attend the public hearing for the proposed project. At the public hearing, the applicant will have an opportunity to introduce the project along with any related exhibits, for consideration by the Planning Commission. Furthermore, this is the applicant's opportunity to address the Planning Department's project recommendation, as well as address any other concerns expressed during the public noticing period. It should be noted that as part of the public notice, members of the community are invited to submit written comments or provide public testimony at the public hearing regarding the merits of the project. After considering all public testimony, as well as the relevant facts related to the proposed project, the Planning Commission will discuss the merits of the project and render a decision. A project, whether reviewed by the Planning Director or the Planning Commission, will either be approved, denied, or conditionally approved. Projects reviewed by the Planning Commission may be "continued" (rescheduled) to a specific future meeting to allow additional time to address outstanding issues. After a decision is rendered, any interested party, including the project applicant, may appeal the decision, provided that a written request stating the grounds of the appeal and the appropriate filing fee are submitted to the City within the required 15-day appeal period. A decision made by the Director of Planning, Building and Code Enforcement may be appealed to the Planning Commission. A decision by the Planning Commission, including a Director level appeal, may then be appealed to the City Council. Rancho Palos Verdes Neighborhood Compatibility Handbook 12 CLASSIC ARCHITECTURAL STYLES' This section describes architectural styles of residences commonly found in California, including the City of Rancho Palos Verdes. A summary of the basic physical components of these different architectural styles are provided herein and are intended to assist a property owner/applicant in designing a new residence or an addition to an existing residence in a manner that is true to the architectural style and its relationship to the characteristics of the immediate neighborhood. It should be noted that the architectural styles depicted herein do not necessarily exclude or limit the development of other architectural styles. However, proposed architectural styles that are not referenced herein will be reviewed more stringently with respect to the City's Neighborhood Compatibility requirement and its relationship to the characteristics of the immediate neighborhood. Spanish Colonial • One- and two-story structures • Low-pitched gable roof with little or no overhang • Red tile roof • Flat roof with red tile parapet cap or Stucco siding s • Arched window and porch openings (semicircular, _Af tical, or segmental)p 9 WAW - i --WIwfa elliptical, �w ~j meet } • Heavy wooden doors • Large focal window on front facade. • Wing walls at one corner *vimiv • Indoor/outdoor courtyards, patios, and terraces • Wrought iron balconies, railings and window treatments Spanish Colonial • White or earth-tone stucco or smooth plastered walls Mediterranean/Italian Renaissance • Low-pitched hipped roof(flat in some instances) • Roof typically covered with ceramic tiles - Wide eaves supported by decorative brackets • Upper-story windows smaller and less elaborate than , ,, Wow motmi first floor windows fiM1p.Y�i11 • First-story windows, doors or porches commonly with arches above them . '"""",Ek twlrltwt • Windows placed symmetrically on either side of the centered entrance. • Entrance area usually accented by small classical columns or pilasters Mediterranean/Italian Renaissance • Facade commonly symmetrical • Smooth stone or earth-tone/white stucco facade Taken from A Field Guide to American Houses, 1995, by Virginia & Lee McAlester Rancho Palos Verdes Neighborhood Compatibility Handbook 13 Mission • Low-pitched hipped or gabled roof • Red tile roof (0000� • Wide overhang eaves with exposed rafters s • Curved (Mission)shaped dormer or roof parapetkw MUM px. • Smooth whitewashed stucco surfaces and walls ., • Symmetrical or asymmetrical facades ,.A k a— • Arcade entry porch with arched entrance are part of ;I. one smooth plane • Open porches supported by square or rectangular piers �.. • Quatrefoil windows • Symmetrically placed windowsMission • Second-story balconies with wood railing Monterey • Two-story structure • Low-pitched gabled roof or hipped roof with expansive overhang • Tile or shingle roof material • Second-story balcony along front facade • Balcony cantilevered from facade with wood railing and covered by principal roof ------------- • White/earth-tone stucco finish occasionally with wood siding accents • Single wood door entrance • Multi-paned windows • Wood shutter accents Monterey • Pronounced chimneys Craftsman • Low-pitched gable roof with wide unenclosed eave overhangs • Multiple roof planes • Decorative beams or braces under gable • Exposed roof rafters with elaborate and curved ends • Full-or partial-width roofed porches supported by square or battered columnsp -'` 1 rNo 1 • Rubble stone faux foundation • Rubble stone chimneys •SNC. ; ��:� : -„�.,.o: 6+nr& iweietltiF'�M. • Use of natural materials such as redwood, tile, and � x «trrtil aha�? stone. • Window dormers with gable or shed roof • Wood casement windows Craftsman - - • Exposed wooden balconies • Trellis porch or porte-cochere Rancho Palos Verdes Neighborhood Compatibility Handbook 14 California Ranch (Contemporary) • One-story structure • Asymmetrical rambling floor plan with easy outdoor access • Low-pitched gable or shake roof with large overhang and exposed rafters - , 1} • Clay tile roof material J? • Stucco walls with wood siding and masonry # (brick or stone)accents • Decorative iron or wooden porch supports and shutter accents • Attached garage integrated into the design • Direct or indirect driveways California Ranch • Use of picture windows or bay windows • Private outdoor patios or courtyards • Low and wide brick or stucco chimneys Split-Level • One-and one-half story(bi-level)with 8-foot step between lower and upper levels Y • Structure steps with natural topography(upslope or downslope from street, or parallel to street) • Low-pitched gable or hip roof • Varying roof planes E' • Clay tile roof material .- • Stucco walls with wood siding and masonry i (brick or stone)accents -- ' • Attached garage integrated into the design • Entrance at ground level between upper and Lower levels. Split-Level • Decorative iron or wooden porch supports • Use of picture windows, bay windows, and clerestory DESIGN TIPS This section presents design tips for residential development projects that require the Neighborhood Compatibility analysis. The criteria for making the Neighborhood Compatibility finding, as outlined below, is used in the organization of this section. • Scale of Surrounding Residences • Architectural Styles and Materials • Front, Side and Rear Yard Setbacks In addition to the design tips, this section also offers suggestions in terms of architectural styles discussed in the previous section, that may be integrated into the Rancho Palos Verdes Neighborhood Compatibility Handbook 15 planning of a structure to better achieve its compatibility with the character of a neighborhood. These tips and suggestions are not mandated, but rather are intended to assist in the design of a project that is compatible with the characteristics of the immediate neighborhood. Some of the suggested design tips stated in this section are intended for new residences, while others are intended for room additions and remodels to existing residences. These design tips put a great deal of emphasis on understanding the characteristics of a neighborhood. Although an applicant may already have a good feel of their neighborhood's character, it may be helpful after reviewing this Handbook, to walk around your neighborhood to document (notebook entries and photographs) prevalent design features and architectural styles that you may want to consider incorporating into the design of your project. It is also useful to take photographs of your house with the neighbor(s) house in the shot to better understand the relationship between the structures. This is the time to start considering how the design of your project may impact your neighbors. It is suggested that you contact the City's Planning Department Staff with any inquiries you may have. I. SCALE OF SURROUNDING RESIDENCES The criteria presented in this section is intended to address the scale of a project in the context of the immediate neighborhood. The following tips are intended to ensure that new construction is designed in a manner that is relatively proportional to the existing residence, as well as neighboring residences, resulting in a harmonious relationship between the scale of the proposed project and the scale of the existing neighborhood. Neighborhoods that were recently constructed generally have common features, such as similar lot sizes and setbacks. If a home is part of a residential tract, there may be common floor plans, architectural styles and details. Furthermore, the streetscape will often be very similar throughout a neighborhood. In neighborhoods where homes have been constructed over a longer period of time and are not part of a residential tract, the common architectural style and design features may be less obvious at first because most of the homes in the neighborhood may have been custom built. Nonetheless, further study of the neighborhood may reveal a common architectural style and design elements that are characteristic of the neighborhood, such as structure scale, building proportions, height, building materials, and structure setbacks. A rhythm in the streetscape may also become more evident, while building materials may be more diverse and rather generously applied to a structure, adding a refined appearance to the neighborhood. Integrating specific architectural features into the design of a project may result in a structure that enhances an architectural style commonly found in the neighborhood. In Rancho Palos Verdes, the prevalence of low profile home designs creates a casual and informal quality to a neighborhood. A project that consists of a two-story residence or a second-story addition with a strong vertical emphasis and a more formal style, will Rancho Palos Verdes Neighborhood Compatibility Handbook 16 cause a neighborhood to start losing its original character and setting. Therefore, it is the City's intent to ensure that new homes and major additions be designed compatibly with the existing structures of a neighborhood. A. MASS AND SCALE A new or modified structure should be designed so that it is similar to the neighboring structures: it should not appear overwhelming or disproportionate in size or scale. The following illustrations represent a structure's relationship to neighboring properties in terms of mass and scale: A neighborhood with proportionate characteristics Drastically out of scale with the neighborhood .-' *k MRi A good attempt to reduce mass and scale with the use A good attempt to reduce mass and scale with the of design de#ails use of design details. Too massive of a design that is incompatible with the A good design to reduce mass and scale by character of the neighborhood. preserving the appearance and character of the neighborhood. Rancho Palos Verdes Neighborhood Compatibility Handbook 17 1. Architectural Features A new residence or addition that is proposed to be larger than the surrounding residences may be designed in a manner that incorporates architectural features that reduce its apparent mass and scale. a. Plate Height (Design Tip: A hip roof can reduce the A suggested architectural feature that can apparent mass of a structure. be used in reducing the apparent mass and scale of a structure is to lower the plate height of a single-story or two-story structure so that the eave height is lowered, as illustrated below: Gable','.�2t�f The mass of this house is reduced by lowering the plate height,using dormers and including an entry element. b. Entrance The front door entrance should be designed to be proportional to the size of the residence, and not dominate the visual appearance of a structure. This suggestion does not mean that a two-story entrance is prohibited. However, it is important to minimize the use of strong vertical features that create a formal style that dominates the appearance of the structure, as well as the neighborhood. ..�� r The house on the left has an entry with human scale,the one on the right does not. Rancho Palos Verdes Neighborhood Compatibility Handbook 18 C. Eaves Adjusting the height of an eave may be used to lower the mass and scale of a structure by lowering the building plate. This design suggestions can be enhanced by increasing the eave overhang of the roof. 2. Two Story z4 A proposed project consisting of a second story in a neighborhood that is mostly comprised of single-story structures will be reviewed closely to determine its compatibility with the neighborhood's r� i:'• character. Therefore, when designing a residence or addition that has a second story, it is suggested that the design Examples of varying eave heightshts include a single story element and a horizontal orientation on the visually prominent portions of the structure, particularly the street facing elevation. A two-story residence that maintains a single story roofline common to the immediate neighborhood a. Balconies and Decks For projects with a second or higher story, it is highly recommended that balconies and small decks be incorporated into the project's design to reduce the apparent mass and scale of a structure. For further information regarding the City's requirements regarding "roof decks" see Section 17.20.030(D) of the RPVMC. Design Tip: A second story Design Tip: A second Design Tip: A second addition should occur story addition should not story should be designed towards the rear and side of be located entirely over a with varying roof planes the original structure's front garage to avoid the"pop- that are integrated with the facade. up" appearance. lower roof planes. Rancho Palos Verdes Neighborhood Compatibility Handbook 19 3. Garage The location and size of a garage should not Design Tip: When a residence dominate the street view of a residence. has more than three bedrooms, � - Furthermore, a garage and its driveway (direct there may be a practical need for or indirect) should be sited based on the pattern added garage space. of the neighborhood. Design Tip: Energy Conservation 4. Streetscape Patterns 0 Use large roof overhangs. In an established neighborhood, the streetscape 0 Plant deciduous trees on should be preserved, especially if it is commonly south and west elevations. seen throughout the area. 0 Use windows for maximum natural light. 5. 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Rather, grading : ....,............................................�.� - '***'**'** ':::::::::::::::;::::::::::::::::::.....'.'.'.'..'.'.'�...........�... . �........... :::. . ..�...........- .iO.P.-%',.;i:i:i:i:i:::i:�:�:�:�:i.i:i:i:::N.,.M:.�......................... :. . ................... . ... . : ..�. 411* -. ... should be designed to respect the natural terrain with minimal site disturbance. : �..�. :�Jj::::J: . - . . 1W afn . ......::-.. . .... ... ........:.I.W.-F .........................- .:::::.::::::::::::::.:.:.:.:::::...... .......I.......................................;.....................................'...............:-:-:-:-:-:-;-:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.::................."...................'.�'..'............�.........'...-.-..%%-.-...-.-..%.....:..%-.,.-.-- ... . ..***::::::::::::::::::::::::::::;:.;.;.:.:.;.;.:.:.:.:.:.:.;.:.:.:.:.:.:.:::::.::::::::.:::.:::.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:..................... ..'...'.44%........--......-1 ::::::, . ...................... ........................................ .....................................,.......................I..............�.:.:.:.:.:.:.::::::.::::::::.:.::::::::.�:- ...............;........,......................... ....................,..::.:.:.:.,.:.::.:.:.:.:.:.:.:.:...............................................................i....................................................:::.....I...I...... ................................. .................................................................................. ....... "*'*.... Ai�ii:ili�:�:::........:.:.I:i:::::::t:i:::i:�:::�:�:::�:�:::i:::�:�:j:j:�:]:�:]:�:]:]:�:::::�:i::,t..:k.�::.�:: ....... ............................................................................... :...........................:.:.:.:A:.:B.:.:.:.:.:.::::::::::::::::::::::::::::::::::::]:�:�:j:]IR:::::]::i::: .....-.. ....i:::�::i:�:::i:::::�ii::::::;i:�:::ii::::i:i��::��:i�:�i::� ":::i:::::::i:::::::��::.::�::.:::i:::i::::i:i:::�:�:::!:�,i:,*",*, .......................................................................................:; ;�:::::::::i:�''.................:i: ......... . I . ..............: '' . kft I . . Vi . . . . " . . . X ...0. .. ' . ... . . . . :X11^- ...... ON .. : : : :-:..-.W' . .. �: :�:. :![:::::![ : " . ... . - . ... . ... . - . : , .. ::�IZY -:1%.4 ... .. ' i ::�i:i� i��:iia*---:!Ui�i�:: ,.� . - . ----i .. ..: . . .V0..::::::: � .. . - .---.-..='.:.:..;-:: � - � U% -. :::.: 1.-.. .. . . , " - ur -.- -... ... --i - :- ... . . , .: : . IV - :.:=:::=.::::.....:.....- , e v-..."'.a"1---JQn:::::: Elilit,tisco: '......-a e . :::::: ::::::::: ;W......-..... .. : a - i;�iii��; .r * ::,::, : : :-�M*�*� . -% :M� .i.i.i........ �f' iii� i ��^� ...- .. � .W... ..... :. :: 11 .. .. ...0 .r !y-.i.. .. .... tn tna...ii1i ; :;.. 0*.0S d t.0.'-1::::........ .............* t ..........1: ............ :d::*::::::�:::::�:::�:]:�:::::]:::�::::::::"""""' ..... .. . ' ' . ' : . ................................................:"* ............."...,....................:::X::�-::...... .. : --X.......... .. .... .. ,:. . ..'... ......�...� .P..:::::...:::::::::::::::.:::::::::::::::::::::::::::::::::.........�.....�...................................................:....:.:..:: .- -..':........... ..,*.....*.......::.:::.:::.:::.:.:.:..:� .. ,:.:.:.::::.::.::.::.:::::::::.::�:::.::.::.:..""..",..."".","."*.,'*"'*'*'*'*..*".*"".,.,.,.,.,::......�...... '*f................................ ...�.........�....-......... .� .::::: :::::::::::;:::::::::::;::::::::::.:::::;::::::::::::::::::::. . ............................... ......................11.................... .....-.... ........................................... ::::::::::::::::::::::::,.%....: ... Natural features such as the natural slope of the land, significant trees and their root systems, existing vegetation, and any other natural site attributes should be preserved and taken advantage of in the design of a project. . B. LOT COVERAGE \ Lot coverage is primarily intended to -.A . IN Lot Coverage regulate the relationship between lot size I \- and building footprint. A structure should \ be designed in a manner that does not � appear too big for the lot. A project that I maximizes the lot coverage requirement, but is within the Code limit, is discouraged. - - rTe s�i _ I __J -�� Fes,ig n in 0 1\1%1�� . C ... .. ... .. .. .. .. b r I � ) '\-� L� �� Rancho Palos Verdes Neighborhood Compatibility Handbook 20 The City's lot coverage requirement is based on zoning districts, as defined in Section 17.020.040(A) of the RPVMC. The Development Code defines lot coverage as that portion of a lot that is occupied by any building or structure, interior courtyards, trellises, decks over thirty inches in height, and parking and driveway areas (including private streets). For information regarding your zoning district's lot coverage maximum see Appendix B. C. ACCESSORY BUILDINGS Detached accessory structures can be found throughout the Design Tip:: When the City and are typically in the form of a garage, guest house plans for a project get pool cabana, or storage shed. When designing a detached close to its lot coverage accessory structure, in addition to considering the limitations limit, alternatives should established by the Development Code, such as height, be considered, such as setbacks and size the structure should maintain the visual decomposed granite or appearance and architectural style of the main residence. grass strips. A detached accessory structure used as a garage should also maintain the architectural detail of the main residence. It is suggested that windows be included on the garage door to reduce the apparent mass of the structure. It should be noted that a detached garage situated towards the rear of the property will require extending the length of the driveway, which will be counted towards the maximum lot coverage calculation established by the zoning district. Rules of composition: A detached accessory structure should not be located in The ideal rectilinear shape has the front of the main residence since it will increase the sides in a ratio of 1:1.6 or 3x5. perceived mass of the principal structure. Order is the greatest and most general of aesthetic laws II. ARCHITECTURAL STYLES AND MATERIALS The Law of the Same— Architectural harmony may be In accordance with the criteria used in the analysis of the perceived or created in a Neighborhood Compatibility requirement, this section is structure or composition of structures that attains order intended to provide design tips that pertain to architectural through the repetition of the style and materials. Pursuant to Section 17.02.040(A)(13) same elements,forms, or of the RPVMC, "style" refers to design elements, which spaces. Unity or harmony in consist of, but are not limited to, facade treatment, height uniformity. of structure, open space between structures, roof design, The Law of the Similar- apparent bulk or mass of the structure, and number of Architectural harmony may be stories. perceived or created in a composition that attains order The City of Rancho Palos Verdes consists of single-family through the repetition of similar residences that vary y �in architectural styles. The majority of elements, forms or spaces. the homes in the City were built between the 1960's and Unity in variety. 1970's and tend to be contemporary renditions of (These two laws apply as well to materials, colors, textures and symbols.) Rancho Palos Verdes Neighborhood Compatibility Handbook 21 California Ranch, Spanish Colonial and Mediterranean/Italian styles. However, the new homes and remodels being constructed today are typically deigned to be Mediterranean. These structures tend to be of a low-profile asymmetrical design with horizontal elements that emphasize the human scale. Other common architectural elements being constructed today include broad roof overhangs, shallow roof pitches, well-defined entries, and wide eaves. These elements are designed to give many homes a rural quality. The following tips are intended to ensure that the structures being constructed today are designed in a manner that preserves the character of an existing neighborhood by utilizing architectural styles and building materials that are modern, yet true to the original spirit of the neighborhood. A. FACADE TREATMENTS The design of a facade is critical to a structure's visual appearance, specifically as viewed from the street. A facade oriented towards the street should provide visual interest and a sense of human scale. While the details of various architectural styles may differ, these elements create an interesting streetscape and enhance the character of the neighborhood, as well as the City. The following suggestions are intended to assist in the design of a facade as it relates to the character of neighboring homes: 1. A facade ears shouldbe designed in a manner that rDesign Tip: Overuse of a siilar ld chter to thin pp i mn scale ancharacter those architectural details can the immediate neighborhood. result in a cluttered, disorganized or gaudy 2. The doors and windows of a structure should be appearance. proportional, as well as relate to the scale and architectural style of the building. 3. The use of architectural details are encouraged, but should be true to the structure's and the Design Tip: Provided that neighborhood's original architectural style. neighboring views are not impacted, established or 4. The use of decorative molding, windows, bay newly planted landscapingcan be used to enhance windows, dormers, shutters, chimneys, masonry, and soften a massive or balconies, wrought iron railings, and/or latticework Q!srk facade. are encouraged. 5. The scale of architectural details (porches, roof overhangs, bay windows, chimneys, etc.) should be appropriate to the size and proportion of the building. 6. A structure's facade should be designed in a manner that provides visual interest to the street, but is not visually cluttered. 7. The placement of windows on a second story should not compromise the privacy of a neighbor. Rancho Palos Verdes Neighborhood Compatibility Handbook 22 8. Window materials should be consistent with the original materials. 9. An addition to an existing residence should appear as if it were art of the original structure b Design Tip: The privacy of p g y your neighbor should be incorporating design details that are true to the preserved by carefully architectural style represented in the existing locating and sizing windows structure. and decks/balconies. 10.The use of a blank facade that faces a street should be avoided. B. HEIGHT of STRUCTURES The height of a structure should be compatible with the size of a lot, as well as the context of the surrounding neighborhood. The City of Rancho Palos Verdes, by the vote of the citizens on November 7, 1989, adopted procedures and decision criteria for evaluating the height of new residences and additions to existing residences that exceed the established height limits. Pursuant to Section 17.02.030(B) of the RPVMC, the established height limit is based on the type of lot (upslope, downslope, pad, or other). As part of the adopted procedures, a Height Variation Permit process was `.t::': ::::::::::::?:::::....i.....':::;:;::::::;.::;; ::::::::::::::::`.:::.:::.::>:::::::::::::;::'::::::::?:;::;??:'::::::::::::.....:::i':::::':::k:::.:'. ;. ..:.:`..:...:.: .:. .... :':::.`.:.::::`.':::::....... .::::>:::::::.: ::>::::::::::::::>:::-::::::::.:....1.....i:�:::::.. .::».:'?::.::i::>�>::<�:::}:�:.:.:.':':::.'.ry:.::.:::;...:..>:>::.:i:.:':::.:ry ?:.::.:!.' '... : .. ::..:........::..::....;....:::....;:. :.................:::: :.....;.......;.: �r 1. 1. .:. ... cr %eated t %W. " ea d o rr thetutt ftttd fht � � k ...... ....... :: •... �... ....�.... r..... ............ ..................... ............................................................ ..s ......... ... k........ r� :: .i f:: f i f t o ::.t n I :h ht ht he ht. 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The height of a structure should be compatible with the Design Tip: The established building heights in the neighborhood. privacy of a neighbor can be preserved by 2. The height of a structure should be proportionate to the front placing windows high and setback. on a wall to provide y light and ventilation, but avoid views onto 3. The second story of a structure should be setback from the an adjacent property. first story. 4. The height of a structure on a sloping lot should respect the natural topography. ....................................................................... ....................................................................... ....................................................................... ....................................................................... .............................:.-..........................A.,-.:.... i n t o t views, dei : 5. The height of a structure should d be carefully des g ed o r spec a s, a _ _ ____ e .... ::.:: ::: .: :. ::::: :: fr n i h n ro erne W. _th t M om a bon s Atho h ewe a . tto t 7,0 � 0 fi + :1 F .+ g p p . ............ :.............................................................................................................. ...... ....................................... . . ..... .. ..T....::... . : ::: :: : '`lF f` ... `` � �£ ```````` ::.__` ` " ` ::`_````:``:: `` `"`iiia '' :: :: :::: % M:a :Vie::bio ked b a St a Stu a ►e feet aye n of r teote n e a:::H e ht ........: 0 :::::`''::?`: r:......`:ii':::v'';+:2::::::::.....................................................:::::::::::::::+.?:::::::::.;<<Y<::iss':::::::::::::::::::.2i::::::::::::::::::'":::::::::::::::'?`'"':::::::'::::::::::::::::::::::?:??:::2:':::`::'`:':':#:r i::::::::'::::: :::::::':'::::is.:':::'::::::::`:::::::::::::::::`:::::::::::::::::::::'i::i_` _''::::::::::::::::'":::::::::::::::i::::>::::::?::::::::::::::::::::::::::::::::::::::::::::fi::::::::::i:::::::'::::=::::::::::''::::`:::::::::'::>::::::::r'::::::::::'::,.::2:2:::::�:::f::::: : .: . - _ t t Vator : au �red :resident a st encoa eut noe e tI. aka heir ::::::::::::::::::::::F::::::::: ::::`�':::::'::::::M:i i:':::::::::=:>::i::..............................:j::::'::'::::::: :.:....::::i:::::'::::::::i+::::::::::;:::::::::::::`:3�::::::i.:`X.::::i:::::5::::i':i'`:::::2:::i`:;::::::::::::i::::i::::i'`:::::::::ii::::::::l:i`':::::`:::;:::►:::-:':'::i_:::::%�::::i:::::-:::::'27::::::::';;::2'';?4':2::'i::::"::?:i'`:::`::'::::::::::`;'i::::`:;:;::::i::i::::i:::::::::::::=::'::'.,..`'::::::i:::::`:i:::::::=::::i:::::::i::::►::::::::::i::':>:::::::i ii:::::�t i::ii>:::�`:::i`�::i:�:: e.� hb r senn a ---imffi�0 when deal hr ro eet be :feet hey ht Rancho Palos Verdes Neighborhood Compatibility Handbook 23 6. On visually prominent sites (promontories, ridgelines, hilltops, etc.) the height of a structure should be kept to a minimum, avoiding the use of multistory, boxy home styles. 7. The height of a structure should not result in a significant loss or infringement of privacy on a neighboring property. C. NUMBER OF STORIES The number of stories proposed for a structure is directly related to its height. Therefore, when designing a structure, consideration must be given to the natural topography of a project site, as well as the height and number of stories of the surrounding homes. The following suggestions estions are intended to assist in the design of a multiple story structure: 1. On natural sloping lots, the number of stories proposed should be based on the natural terrain as much as possible, so as to minimize grading. 2. The design of a hillside structure, proposed to have multiple stories, should give special attention to the visual impacts from canyons and Mal open space areas. 3. If a second floor is being contemplated, consider utilizing the roof volume for the placement of dormers. tom' Zr" Completely out of character with the surrounding Good effort to bring front elevation into scale with homes the neighboring homes. Not a good attempt to make this home fit in with the Some effort made to soften the scale and mass by neighbors. This type of design is discouraged. use of architectural design elements. Rancho Palos Verdes Neighborhood Compatibility Handbook 24 4. A second story addition should be designed so that it steps back from the first floor, articulating the lower and upper levels. 5. When a two-story house is being contemplated in a neighborhood comprised of one- story structures, careful attention should be given to the scale and mass of the proposed structure so that it appears similar to the surrounding structures. D. RoOF DESIGN The design and character of a structure is greatly influenced by the form and dimensions of its roof. A new roof should appear similar to the roofs typically seen throughout the neighborhood, both in terms of style and pitch. The following tips are suggestions that can be used in designing a roof, as well as selecting its material: 1. The design of a roof for new structures should be compatible with the pitch, character, and materials of roofs found in the neighborhood. 2. The roof of an addition should be integrated into the existing roof at a similar pitch. 3. Avoid designs that consist of large unbroken roof surfaces, especially those that run parallel to the street. 4. The use of flat or large and steep roofs should be avoided. 5. A design that consists of multiple roof planes can reduce the apparent mass of a structure, but should not dominate the style of a structure. I This house is a good example of multiple roof planes with cascading rooflines. 6. Roof materials should be true to the architectural style of the original structure. Design Tip: A p roofline should be 7. Skylights are encouraged but should be consistent with the highest over the architectural style of the structure, and should never exceed most important portion of a structure and then cascade to lower Rancho Palos Verdes Neighborhood Compatibility Handbook rooflines over peripheral portions of the structure. the height of the highest roof ridgeline. A skylight may be integrated into a roof by using flat glass that is similar in color to the roof material. 8. Skylights, vents, and other roof top fixtures should be located on the back side of a roof, away from public view. 9. Dormers should be placed in balance with the first floor windows and consistent with the architectural style of the structure. E. OPEN SPACE BETWEEN STRUCTURES The open space around a structure, achieved by the required setbacks, allows for sunlight and air, provides privacy, as well as enhances the character of a neighborhood. The following design tips can be used in the placement of a new structure or addition on a lot, specifically as it relates to open space: 1. A structure should be designed to resemble the scale of the project site by providing adequate open space around the structure. 2. The location of detached accessory structures should not limit the usability of the outdoor area surrounding the primary residence. 3. The distance between the primary residence and a detached accessory structure should meet the requirements set forth in the Uniform Building Code (see Building and Safety for more information regarding setback distances). 4. The design of a residence should consider using portions of the structure to define and incorporate usable outdoor spaces, such as courtyards, patios, breezeways, porches, decks, and terraces. 5. A residence should have sufficient space for its exterior Design Tip: Dormers functions, like driveway and entry approaches, parking, lower the plate and service areas, courtyards, patios, or garden areas. eave lines. The use of dormers as second 6. The outdoors ace surrounding story windows can p su ou ding a structure should relate to break up large roof the character, mass and function of the structure. surface areas. F. APPARENT BULK AND MASS The bulk and mass of a structure is assessed in terms of floor area, height, relationship to lot size, and architectural style. The apparent bulk and mass of a structure should be designed in a manner that is proportional to adjoining properties and enhances the rhythm of the streetscape. This can be achieved by incorporating the following design suggestions: Rancho Palos Verdes Neighborhood Compatibility Handbook 26 1. The bulk and mass of a new residence or an addition to an existing residence should be similar to neighboring structures, not overwhelming or disproportionate in size. A design that is out of character with the neighborhood is strongly discouraged. 2. A room addition should be integrated into the existing structure so that the new living space physically flows and visually connects to the existing structure. G. BUILDING MATERIALS The exterior presentation of a structure, in terms of color, texture, and use of materials in the form of architectural details, greatly influences curb appeal, as well as compatibility with neighboring structures. The design of a new structure or an addition to an existing structure should maintain the prevailing texture of building materials within a neighborhood so that there is a unifying link between existing and new structures. The building materials selected in a design should be used to reinforce the character of the neighborhood, while blending with the natural setting. Although the selection of building materials is a personal decision, the following suggestions are intended to facilitate the selection process: le Color Design Tip: 1. In developing a design concept, consider the materials • Avoid white on white and colors used in other buildings in the surrounding colors as it creates neighborhood. no contrast. g • Create contrast in the choice of colors. 2. Exterior materials should be compatible with those that 0 Limit exterior colors are common to the neighborhood. to three with a contrasting accent. 3. The use of natural materials on exterior facades is • Use subdued and referred such as wood stone brick slate and fire p light colors on largesurfaces or volumes. retardant shake shingles. • Use earth-tone colors on hillside 4. Limit the number of different exterior materials so as to structures to blend avoid a too "busy" look. in with the natural y terrain. 5. An addition to an existing structure should use the same materials as the original structure to unify the new with the old. (0*Roof Color Design Tip: • Natural colors of 6. Although the selection of exterior color is a personal wood, barrel tile or decision' the colors should consist of earth tones that slate are preferred. complement the structure and the streetscape. • Earth tone andmuted colors are preferred. 7. Material combinations should be applied to all elevations. • Avoid glossy Facades that are blank and lack detail are discouraged. surfaces Rancho Palos Verdes Neighborhood Compatibility Handbook 27 8. When using a combination of materials such as stone and siding, never end it at an outside corner. Wrap it around the corner onto the next segment of the building facade. Inside corners are acceptable locations to terminate an exterior material. 9. Chimneys should be consistent with the architectural style of the structure by incorporating the same or complementing materials as the structure. Ill. SETBACKS The purpose of a setback is to provide a harmonious strip of open space for light and air between a structure and the abutting property lines, which in most cases also includes the street property line. According to the City's Development Code, the minimum requirements for the front, side, and rear yard setbacks is based on the designated zoning district, as well as the year the lot was created. For more information see Appendix B and the City's Planning Department. Nonetheless, in most cases, lots on a given block will have the same minimum setback requirement. However, variations of the required setbacks are not uncommon, especially the front yard setback, which in some neighborhoods may be greater than the minimum requirement. The variation in setbacks may exist because older homes may have been built under different standards than what the City now requires. However, when applying the Neighborhood Compatibility requirement, the proposed front, side, and rear yards setbacks will be compared to the respective setbacks of the immediate neighborhood. A setback that is less than the required minimum setback will require a Variance approval from the City's Planning Commission. A Variance is usually warranted whenever there is a physical characteristic about a property that creates a hardship for development that other similar properties do not have to bear. It is suggested that you contact the City's Planning Department for further information regarding these matters. This criteria for Neighborhood Compatibility is intended to allow the City a mechanism to ensure that the distances between the front, side, and rear property lines and a proposed project are consistent with the general characteristics of the surrounding neighborhood. The following tips are intended to assist in the placement of a structure as it relates to front, side, and rear yard setbacks: • A new structure should be located at or near the established front, side, and rear yard setbacks for the surrounding neighborhood, even if it is greater than the minimum requirement. At no time should the setbacks be less than the minimum distance required by the designated zoning district, unless a Variance is warranted. • A new structure or an addition to an existing structure should be designed in a manner that does not dominate the side and rear yards of a lot, as well as respects the side and rear yards setbacks of the neighboring properties. Rancho Palos Verdes Neighborhood Compatibility Handbook 28 • Establish a building setback from the property line that respects the natural terrain, particularly mature trees, rock outcroppings, and topographic features. • The defined front yard should visually blend with adjacent properties with the use of landscaping. No more than 50% of the front yard area should contain hardscape as stated in Section 17.48.030(D) of the RPVMC. • The use of front yard fences or walls is discouraged as it deters from the visual appearance of a structure, specifically from the street. However, if proposed, Section 17.76.030(C)(1) of the RPVMC limits the height of fencing and/or walls located between the street property line and the closest building facade to the street to 42-inches in height. Fences and/or walls proposed to be higher than the 42-inch limit will require review of a discretionary application, such as a Variance or Minor Exception Permit. See the City's Planning Department for more information. • Pursuant to Section 17.76.030 of the RPVMC, fences and/or walls located along the side and rear property lines may require a Fence, Wall and Hedge permit. The placement of a fence along the side or rear property line should respect views from neighboring properties. • As a structure's setback is increased, its apparent mass will decrease. • Variations of the front yard setback for portions of a building facade can serve to reduce the apparent mass of a structure. • A second-story facade should be setback farther than the first-floor facade in an effort to reduce the apparent mass of the structure. 4i This house has both a varied front setback and the second story has been setback farther than the first floor wall. A. OFF-STREET PARKING According to Section 17.02.030(E) of the City's Development Code, a minimum of a two car garage is required for all new residences and major additions (50% or more Rancho Palos Verdes Neighborhood Compatibility Handbook 29 expansion, renovation or demolition of an existing residence). The following tips are intended to guide the design of a residence as it pertains to parking and driveways. 1. The driveway or parking area should be proportional to the overall front yard area, and should be placed directly in front of the garage area. 2. A driveway must maintain a minimum width of ten feet. 3. The use of an indirect or direct driveway should be based on the driveways commonly found in the immediate neighborhood. 4. Avoid large expanses of paved surfaces, especially driveways on an up- slope lot from the street, that are more visually prominent. 5. An extended driveway on a sloping lot should camouflage exterior driveway lighting so as to avoid a "runway" appearance at night. 6. Pursuant to Section 17.76.040(E) of the RPVMC, a driveway should never exceed a gradient of 20%. 7. A driveway which averages a slope of 10% or more and is 50-feet of more in length shall maintain a 25-foot turning radius between the street of access and the garage or parking area. 8. Interlocking pavers (turf blocks), grasscrete, grass strips, or decomposed granite may be used for added outdoor parking yet have the visual quality of turf. However, such paving may be considered lot coverage if used for a parking or driveway area. Design Tip: The visual appearance of a driveway can be improved by using textured surface treatments, mixed paving materials, earth-tone colored materials and/or surface scoring patterns. Rancho Palos Verdes Neighborhood Compatibility Handbook 30 CONCLUSION The information you have just reviewed is provided by the City of Rancho Palos Verdes to better inform the general public of the City's Neighborhood Compatibility require- ments and procedures. The design tips and guidelines provided in this Handbook are suggestions: the final decision on a project will be based on an analysis prepared for the specific project and on public input. To obtain the appropriate project applications and Development Code requirements, it is highly recommended that you contact the City's Planning Department before going to the expense of preparing architectural plans. The City's Planning Department may be contacted by calling (310)544-5228. The City's website, which contains the Municipal Code as well as other information regarding the residential development process, is www.palosverdes.com/rpv. Rancho Palos Verdes Neighborhood Compatibility Handbook 31 GLOSSARY The following is a collection of terms commonly associated with this topic, as well as architectural and planning terms that are generally associated with residential design. Accessory Structure—A structure or part of a Cantilever—A beam or architectural element structure not exceeding twelve feet in height, projecting beyond a wall line without support which is physically detached from the main from below. building on the lot and the use of which is incidental to that of the main building or use on Character—A distinctive trait. the same lot. Where an accessory structure is a part of, or joined to, the main building by Compatibility—Having an architectural style, means other than a trellis, breezeway or visual style, visual bulk, massiveness, height, overhang, the accessory structure shall be width, and length, which is comparable with considered as part of the main building. the neighborhood and harmonizes with existing structures in the neighborhood and Apparent Mass—This is the mass of a within itself. structure as we see it from different vantage points, with variations in the structure's shape Complement—To add to the character of the and surface treatments, and with other objects area by attempting to incorporate similar placed around it. With different emphasis on setback, height, scale, massing and changes in these characteristics, a structure materials. can be made to appear more or less massive. Cornice— In classical architecture, the top, Architectural Style—A fashion in which projecting section of an entablature, any elements of a structure's forms, materials, etc., projecting ornamental molding along the top create a design which can be identified as a of a building, wall, arch, etc., finishing or particular style. This can include the style of crowning. the building which existed when that building was originally constructed. Detail —An element of a building such as trim, moldings, other ornament, or decorative Articulation—Clear and distinct separation features. between design elements such as materials, walls and architectural details. Dormer—A vertically framed window which projects from a sloping roof and has a roof of Balance—An important aspect of rhythm. It is its own. described in terms of symmetrical and asymmetrical elements. It is very often Eaves—The overhang at the lower edge of a achieved by matching differing elements which, roof which usually projects out over the walls. when perceived in whole, display balance. Harmonious proportions of elements in a Earth Tones—Color combinations found in design. the natural landscape. Muted or subdued colors. Buildable Area—That portion of a lot that is suitable for the development of structures Eclectic—A composition of elements from excluding all required setback areas, different architectural styles. easements, areas of extreme slope (thirty-five percent of more)and all other areas where Elevation—The view of a side of a structure structures are otherwise prohibited. shown on an architectural drawing, usually drawn to scale. Building Frontage—Those building elevations which face upon a public street. (See Facade) Facade—The exterior portion of a building which faces a public street. The facade is Building Height—The maximum vertical usually emphasized architecturally. dimension of a structure determined under Section 17.02.040 of the Development Code. Rancho Palos Verdes Neighborhood Compatibility Handbook 32 Fascia—A flat strip or band with a small existing adjacent grade); parking areas; or projection, often found near the roofline. driveways. (See Section 17.02.040.A.6 for complete Fenestration —The arrangement and design definition) of windows in a building. Masonry—Wall construction of such material Gable—A roof with two sloping planes as stone, brick, block and adobe. supported at their ends by triangular upward extensions of two walls known as gables. The Mass—describes three-dimensional forms, triangular part of the exterior wall, created by the simplest of which are cubes, boxes, the angle of a pitched roof. cylinders, pyramids, and cones. While buildings are rarely one of these simple Hip Roof—A roof with uniformly sloped forms, they are generally composites of surfaces. varying types of masses. Also bulk, size or volume. Moldings—Projecting materials usually patterned strips, used to provide ornamental variation of outline or contour, such as cornices, bases, window and door jambs and headers. Gable Roof trip Roof Mullions—The divisional pieces in a multi- pane window. Human Scale—The proportion of a structure Natural Materials— Building materials made or elements within a structure that are small of resources found in nature; i.e., wood, clay, and/or lower to the ground, relative to the size slate, stone. of a person, creating similarity in scale. These are commonly referred to as intimate spaces or Neighborhood Character— Identity of an elements because of the close relationship of a area created by such physical features as human being to the space or element. building scale, orientation, setback, relation to site contours, architectural style and elements Interlocking Pavers— Preformed paving such as texture, color and building materials; blocks that have a groove along one edge and landscape feature, natural and man-made a flange along the other edge; the grooved and the street scene, its dimensions, fixtures edge of one block is designed to fit into the style and materials. flanged edge of the adjoining block, thereby holding them together. Pitch—The slope of a roof expressed in terms of a ratio of rise (height)to span; i.e., Lintel—The horizontal member above a door 4:12, or 6:12. or window which supports the wall above the opening. Plane—A flat, level or even surface that wholly contains every straight line joining any Lot—A parcel of real property with a separate two points lying on it. and distinct number shown on a plat recorded in the office of the County Recorder. See Plate Height—The plate is a horizontal Section 17.96.1040 of the City Development member at the top of a wall where the roof Code for other variations to this definition. members rest. Lowering the plate height lowers the wall height and effectively lowers Lot Coverage—That portion of a lot or the roof eaves, giving the structure a lower building site which is occupied by any building profile. Commonly seen in California Ranch or structure, including courtyards which are style residences. (See Pg. 12.) fully enclosed or which have a maximum of one exterior entrance; trellises; decks over Privacy—The reasonable protection from thirty inches in height (as measured from intrusive visual observation. Rancho Palos Verdes Neighborhood Compatibility Handbook 33 Proportion—Deals with the ratio of Site Plan—A plan, prepared to scale, dimensions between elements. Proportion can showing accurately and with complete describe height to height ratios, width to width dimensioning, all of the structures, ratios, width to height ratios, as well as ratios of improvements, topography and uses massing. To arrange the parts of a whole so proposed for a specific site. as to be harmonious. Street View—The visual perspective of a Ranch Style—The style of architecture made building or collection of structures from the popular in the United States during the 1940s vantage of the adjacent roadway. to 1960s, typified by one story, asymmetrical shapes, low-pitched roofs, and wood clapboard Streetscape—The elevation of a residential siding. block which includes primary and accessory structures, landscaping, fencing, street Ridge—The highest line of a roof where fixtures and other improvements visible from sloping planes intersect. and along the street. Rhythm —The relationship of buildings to Structure—Anything constructed or built, any buildings or components of a building to each edifice or building of any kind, or any piece of other. Rhythm relates to the spacing of work artificially built up or composed of parts elements and can be described in terms of joined together in some definite manner, proportion, balance, patterns in the timing, which is located on or on top of the ground. spacing, repetition, accenting and emphasis. Style—Design elements which consist of, but Scale—The measurement of the relationship are not limited to: of the size of one object to another object. The • Fagade treatment scale of a building can be described in terms of . Height of structure its relationship to a human being (see: Human . Open space between structures Scale). All of the components of a building 0 Roof Design also have a relationship to each other and to . The apparent bulk or mass of the the building as a whole. Generally, the scale structure of the building components also relates to the . The number of stories scale of the entire building. (Scale used as in "drawn to scale"means an Tasteful—Having or showing good judgment architectural drawing, plan or map is drawn or appreciation of what is beautiful, very precisely to a ratio such as 1"= 20'or appropriate, harmonious, compatible or %"=1 foot and thus can be used to measure excellent in art, architecture, decoration, the exact size of things represented upon design, and the like. them.) Trim—The finished woodwork, plasterwork or Setback—The minimum horizontal distance as the like used to decorate, border, or protect prescribed by the Development Code, between the edges of openings of surfaces. any property line or private easement boundary used for vehicular and/or pedestrian access Variable Setback—An outline of the ground and the closest point on any building or area of a structure within a site that deviates structure, below or above ground level, on the from being built square at the minimum property. setback lines. Shed Roof—A sloping single planed roof as Volume—Cubic square footage of an area seen on a lean-to. measured as the length times the width times Site—The geographic location of a the height of the area. construction project, usually defined by legal boundaries as in a"lot." Rancho Palos Verdes Neighborhood Compatibility Handbook 34 REFERENCES This document has benefited by reference to the contents of several documents. 1. City of San Marino, Residential Design Guidelines, June 9, 1999. 2. City of Pacific Grove, Architectural Review Guidelines for Single Family Residences, November 18, 1998. 3. A Field Guide to American Houses, Virginia & Lee McAlester, published by: Alfred A. Knopf, 1995. 4. A Pattern Language, Christopher Alexander, Sara Ishikawa, Murray Silverstein, Oxford University Press, 1977. 5. Design with Nature, Simmonds Rancho Palos Verdes Neighborhood Compatibility Handbook 35 APPENDICES A. Neighborhood Compatibility Findings — Section 17.02.030(6)(2) of the RPVMC. B. Residential Development Standards Chart (Setback, Height and Lot Coverage requirements per zoning district) C. Written Explanation of Residential Development Process Chart (see page.5 of Handbook) D. Neighborhood Compatibility Triggers / Review Process E. Pre-Application Meeting Notice F. Pre-Application Consultation Form G. Project Silhouette Construction Criteria H. Planning Department Fee Schedule Rancho Palos Verdes Neighborhood Compatibility Handbook 36 TABLE 02-A:SINGLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS For exceptions and explanatory descriptions of these standards and for other development standards that apply to single-family residential areas,see Articles VI and VII of this title.The number which follows an"RS-"designation indicates the maximum number of lots per acre permitted in the zone;the"RS-A"number indicates the minimum number of acres per lot permitted. 3 6 MINIMUM SETBACKS2,3,6 MAXIMUM LOT MINIMUM SETBACKS1,6 MAXIMUM PARKING DISTRICT DIMENSIONS' FOR CITY CREATED LOTS FOR LOTS CREATED PRIOR TO LOT HEIGHT 3,4,7 REQUIREMENTS INCORPORATION/ANNEXATION COVERAGE INTERIOR STREET FRONT INTERIOR STREET REAR less than 5,000 s.f. AREA WIDTH DEPTH FRONT SIDE SIDE REAR SIDE SIDE of habitable space =2 enclosed ga- TTL rage spaces BOTH ONE SIDES SIDE 5,000 s.f.or more RS-A5 5 acres 200 300 20 30 10 20 20 20 5 10 15 6% 16 of habitable space =3 enclosed ga- RS-1 1 acre 100 150 20 25 10 20 20 20 5 10 15 25% 16 rage spaces RS-2 20,000 sf 90 120 20 20 10 20 20 20 5 10 15 40% 16 RS-3 13,000 sf 80 110 20 20 10 20 15 20 5 10 15 45% 16 RS-4 10,000 sf 75 100 20 20 10 20 15 20 5 10 15 50% 16 RS-5 8,000 sf 65 100 20 20 10 20 15 20 5 10 15 52% 16 1. For an existing lot which does not meet these standards,see Chapter 17.84(Nonconformities). 2. Lots of record,existing as of November 25,1975(adoption of this code),or within Eastview and existing as of January 5,1983(annexation),shall use these development standards for minimum setbacks. 3. For description,clarification and exceptions,see Chapter 17.48(Lots,Setbacks,Open Space Area and Building Height). 4. For a description of height measurement methods and the height variation process,see Section 17.02.040 of this chapter.A height variation application shall be referred directly to the planning commission for consideration,if any of the following is proposed: A. Any portion of a structure which exceeds sixteen(16)feet in height extends closer than twenty-five(25)feet from the front or street-side property line. B. The area of the structure which exceeds sixteen(16)feet in height(second story footprint)exceeds seventy-five percent(75%)of the existing first story footprint area(residence and garage); and C. Sixty percent(60%)or more of an existing garage footprint is covered by a structure which exceeds sixteen(16)feet in height(a second story). D. The portion of a structure that exceeds sixteen feet in height is being developed as part of a new single-family residence;or E. Based on an initial site visit,the director determines that any portion of a structure which is proposed to exceed sixteen(16)feet in height may significantly impair a view as defined in this chapter. 5. For parking development standards,see Section 17.02.030(B)of this chapter. 6. A garage with direct access driveway from the street of access shall not be less than twenty feet from the front or street-side property line,which ever is the street of access. 7. Exterior stairs to an upper story are prohibited,unless leading to and/or connected to a common hallway,deck or entry rather than a specific room. Rancho Palos Verdes Neighborhood Compatibility Handbook 37