CC RES 2004-026RESOLUTION NO. 2004-26
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. 405
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, 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. After considering the Planning Commission's
recommendation and public testimony, the Council adopted Ordinance No. 4000 and
introduced Ordinance No. 401 that among other things, required a view analysis for
portions above and below 16 -feet in height when a Height Variation application is
requested; and,
WHEREAS, on March 2, 2004 the City Council was scheduled to adopt the
second reading of Ordinance No. 401 when it was brought to the Council's attention that
the Planning Commission had expressed a concern with the application of the new
requirements. Therefore, the Council agreed to continue the discussion to its April 6,
2004 meeting so that the Commission can further review the code' language being
considered and provide the Council with additional comments; and,
Resolution No. 2004 -26
Page 2 of 4
WHEREAS, on March 6, 2004, a notice of a Planning Commission public hearing
on the code amendment was published in the Palos Verdes Peninsula News; and,
WHEREAS, on March 23, 2004, the Planning Commission briefly reviewed the
code amendment language being considered by the Council. Due to time constraints,
the Commission, with a vote of 5 -1, recommended that the Council continue its
discussion from April 6, 2004 to a later date to allow the Commission a second
opportunity to further review the proposed code language and provide a more
comprehensive recommendation; and,
WHEREAS, on March 20, 2004, a notice of a City Council public hearing on the
code amendment was published in the Palos Verdes Peninsula News; and
WHEREAS, on April 6, 2004, notwithstanding the Planning Commission's
recommendation, the City Council opened the public hearing. After considering the
comments made by the Planning Commission at its March 23rd meeting, receiving
public testimony, and further discussing the matter, the Council, with a vote of 4 -1,
adopted Urgency Ordinance No. 4040, which repealed Urgency Ordinance No. 4000.
Because the Planning Commission already had discussed and considered this issue on
several occasions, the Council directed Staff to come back at its April 20, 2004 meeting
with specific code language that affirms the historic application of the 16 -foot height limit
as being a "by- right" height limit for all citywide residential properties; and,
WHEREAS, after notices issued pursuant to the requirements of Rancho Palos
Verdes Development Code, the City Council held a continued duly noticed public
hearing on April 20, 2004, at which time all interested parties were given the opportunity
to be heard and present evidence.
WHEREAS, after receiving public testimony at the public hearing, on April 20,
2004, the City Council adopted Ordinance No. 405 amending Title 17 of the Municipal
Code 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. 405, 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 reaffirm the historical interpretation and application of the 16 -foot height
requirement and clarify the Height Variation Findings. An Addendum (No. 10) to the
prior Negative Declaration was prepared and attached as Exhibit `A' to Ordinance No.
405. The City Council hereby finds, based on its own independent judgment, that the
facts stated in the Addendum are true because the revisions to Title 17 of the Municipal
Code will not result in greater environmental impacts in the City.
Resolution No. 2004 -26
Page 3 of 4
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
Guidelines, 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. 405.
PASSED, APPROVED and ADOPTED thiaof #pril 2004.
Affoef -
State of California
County of Los Angeles
City of Rancho Palos Verdes
ss
Mayor
I, JO PURCELL, City Clerk of the City of Rancho Palos Verdes, do
hereby certify that the above Resolution No. 2004 -26 was duly and regularly passed
and adopted by the said City Council at regular meeting thereof held on April 20, 2004.
ao
City Clerk
Resolution No. 2004 -26
Page 4 of 4
GUIDELINES AND PROCEDURES
FOR
PRESERVATION OF VIEWS WHERE
STRUCTURES ARE INVOLVED
(HEIGHT VARIATION PERMITS)
(RESOLUTION NO. 2004 -26 EXHIBIT A -PART 1)
CITY OF RANCHO- PALOS VERDES
ADOPTED ON AUGUST 23, 1993
AMENDED ON DECEMBER 6, 1996, MAY 65 2003 AND APRIL 20, 2004
TABLE OF CONTENTS
P.. awe
I. PURPOSE ■■■ rr .................■..■ r.■■■■ r.........................................■ ■.r...........r............■ ■■■ 1
II. DEFINITIONS r .................................................................■■■■ ■...............r..r.r.r......• 1
III. ESTABLISHING THE VIEW AREA ..................................... ............................... 2
IV. EARLY NEIGHBOR CONSULTATION ............................... ............................... 4
V. TEMPORARY SILHOUETTE FRAME... 6
VI. BUILDING HEIGHT ............................................................ ............................... 7
VII. SETBACKS FOR SLOPING LOTS ................................... ............................... 10
VIII. CRITERIA FOR REVIEW .................................................. ............................... 10
IX. MANDATORY FINDINGS ................................................. ............................... 11
X. HEIGHT VARIATION PROCEDURES .............................. ............................... 16
XI. REMOVAL OF FOLIAGE AS CONDITION OF PERMIT ISSUANCE ............... 18
ATTACHMENTS
Acknowledgement of Early Neighbor Consultation Form
Silhouette Construction Criteria
Height Variation Guidelines
April 20, 2004
I. PURPOSE
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. Require the pruning of dense foliage or tree growth which alone, or
in conjunction with construction, exceeds defined limits.
These guidelines and procedures apply to any person proposing to
construct a residential structure above the sixteen foot height limit, as defined in section
17.02.040 of the Rancho Palos Verdes Municipal Code, except that paragraph H of
Section 2 - Removal of Foliage as Condition of Permit Issuance, applies to any
residential structure, regardless of height. The 16 -foot height limit is commonly referred
to as the "by- right" height limit, provided that no grading, as defined in section 17.76.040
of the Rancho Palos Verdes Municipal Code, is to be performed in connection with the
proposed construction and all applicable residential development standards are or will
be met.
11. DEFINITIONS
A. Viewing Area
Section 17.02.040 (A)(15) of the Rancho Palos Verdes Municipal Code
defines "viewing area" as follows:
"'Viewing area' means that area of a structure (excluding bathrooms,
hallways, garages or closets) or that area of a lot (excluding the setback areas)
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April 20, 2004
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 horizonal 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
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April 20, 2004
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.
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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
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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 1/2" 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 area's 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.
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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 11s 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(6). 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.
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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
condition throughout the required notice period for the Height Variation
application or the Neighborhood Compatibility analysis process, the decision
process and, if necessary, any appeal periods. 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 process has been exhausted..
VI. BUILDING HEIGHT
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.
Section 17.02.040(6)(1) of the Municipal Code states that:
" Any individual or persons desiring to build a new structure or an
addition to an existing structure shall be permitted to build up to
sixteen feet in height pursuant to Section 17.02.040(B) of this
Chapter provided there is no grading, as defined in Section 17.76.040
of this Chapter, to be performed in connection with the proposed
construction, and further provided that no Height Variation is
required, and all applicable residential development standards are or
will be met. In cases where an existing structure is voluntarily
demolished or is demolished as a result of an involuntary event, a
Height Variation application will not be required to exceed sixteen
feet in height, provided that the replacement structure will have the
same or less square footage and building height as the existing
structure and will be reconstructed within the building envelope and
footprint of the pre- existing structure. Approval for proposed
structures or additions to existing structures exceeding sixteen feet
in height, may be sought through application for a Height Variation
permit, which, if granted pursuant to the procedures contained
herein, will permit the individual to build a structure not exceeding
twenty -six feet in height, except as provided in Section
17.02.040(B)(1)(d) of this chapter, or such lower height as approved
by the city, measured as follows:."
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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(6)(1) of the Code
defines height measurements as follows:
(a)
(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).
1
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(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. Structures allowed
pursuant to this subsection 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):
lag:
(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 below): 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.
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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."
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.
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
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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);
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 a Height
Variation Permit be issued to build a new structure or an addition to an existing structure
either of which exceeds sixteen (16) feet in height up to the maximum height permitted
in section 17.02.040(6)(1), if the City can 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 proposed new structure that is above sixteen feet in
height or addition to an existing structure that is above sixteen feet in height
does not significantly impair a view from public property (parks, major
thoroughfares, bike ways, walkways or equestrian trails) which has been
identified in the city's general plan or coastal specific plan, as city- designated
viewing areas."
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April 20, 2004
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
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.
4. The area of a proposed new structure that is above sixteen
feet in height or an addition to an existing structure that is above sixteen feet in
height, as defined in Section 17.02.040(B) of this Chapter, when considered
exclusive of existing foliage, does not significantly impair a view from the viewing
area of another parcel. If the viewing area is located in a structure, the viewing
area shall be located in a portion of a structure which was constructed without a
height variation permit or variance, or which would not have required a height
variation or variance when originally constructed had this section, as approved
by the voters on November 7, 1989, been in effect at the time the structure was
constructed, unless the viewing area located in the portion of the existing
structure which required a height variation permit or variance constitutes the
primary living area (living room, family room, dining room or kitchen) of the
residence;
(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
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April 20, 2004
other notable coastal promontories, or the Vincent Thomas bridge or other prominent
manmade landmarks, etc.
(b) The "viewing area" 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,
dining room or kitchen.
(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 1000 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. However, if the foliage blocking the view is located on the property from
which the view is taken, such foliage must be removed prior to the view analysis or that
foliage will be considered as remaining in the view.
5. If view impairment exists from the viewing area of another
parcel but it is determined not to be significant, as described in Finding No. iv,
the proposed new structure that is above sixteen feet in height or addition to an
existing structure that is above sixteen feet in height is designed and situated in
such a manner as to reasonably minimize the impairment of a view;
(a) An applicant proposing to construct a new structure that
exceeds 16 -feet in height or an addition to existing structure that exceeds 16 -feet in
height is encouraged to design the structure so that it minimizes a view impairment from
the viewing area of another parcel even when a view may not be significantly impaired.
(b) View impairment may be minimized by redesigning a
structure to relocate or reduce the size of the portion of the addition over 16 feet in
height to lessen the view impact.
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Height Variation Guidelines
April 20, 2004
(c) Redesign to minimize view impairment may include
relocation or reorientation of the addition, deletion of a balcony, revised roof pitch, or
other measures which generally maintain the scope of the addition.
(d) Minimizing a view impairment does not apply to proposed
construction or proposed additions to existing structures 16 -feet or less in height , even
when attached to and a portion of the overall addition which includes construction which
exceeds 16 feet in height. Notwithstanding, residents are encouraged, but not required,
to take their neighbor's view into account when designing a project below 16 -feet in
height.
6. There is no significant cumulative view impairment caused by
granting the application. Cumulative view impairment shall be determined by: (a)
considering the amount of view impairment that would be caused by the
proposed new structure that is above sixteen feet in height or addition to a
structure that is above sixteen feet in height; and (b) considering the amount of
view impairment that would be caused by the construction on other parcels of
similar new structures or additions that exceed sixteen feet in height;
(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.
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.
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Height Variation Guidelines
April 20, 2004
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
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 new structure that is above sixteen feet in
height or addition to an existing structure that is above sixteen feet 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.
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April 20, 2004
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
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);
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Height Variation Guidelines
April 20, 2004
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."
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.
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
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Height Variation Guidelines
April 20, 2004
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
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.
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Height Variation Guidelines
April 20, 2004
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.
Page 19
NEIGHBORHOOD COMPATIBILITY
HANDBOOK
(RESOLUTION NO. 2004 -26 EXHIBIT A -PART 2)
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
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 2
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 3
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 4
SEE PAGE 33 FOR "TABLE 02 -A: SINGLE - FAMILY RESIDENTIAL
DEVELOPMENT STANDARDS"
Rancho Palos Verdes Neighborhood Compatibility Handbook
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(B)(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 6
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 7
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 consideration, 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(B)(4) of the RPVMC, a public notice shall be given at least 15 days prior to
Rancho Palos Verdes Neighborhood Compatibility Handbook 8
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 2nd and 4th 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 9
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 the parapet cap or Stucco siding
• Arched window and porch openings ( semicircular,
elliptical, or segmental)
• Heavy wooden doors
• Large focal window on front facade.
• Wing walls at one corner
• Indoor /outdoor courtyards, patios, and terraces
• Wrought iron balconies, railings and window
treatments
• 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
first floor windows
• First -story windows, doors or porches commonly with
arches above them
• Windows placed symmetrically on either side of the
centered entrance.
• Entrance area usually accented by small classical
columns or pilasters
• Facade commonly symmetrical
• Smooth stone or earth -tone / white stucco facade
•iNn aF
Spanish Colonial
Taken from A Field Guide to American Houses, 1995, by Virginia & Lee McAlester
Rancho Palos Verdes Neighborhood Compatibility Handbook 10
."
,
Mediterranean / Italian Renaissance
Taken from A Field Guide to American Houses, 1995, by Virginia & Lee McAlester
Rancho Palos Verdes Neighborhood Compatibility Handbook 10
Mission
• Low - pitched hipped or gabled roof
• Red tile roof
• Wide overhang eaves with exposed rafters
• Curved (Mission) shaped dormer or roof parapet
• Smooth whitewashed stucco surfaces and walls
• Symmetrical or asymmetrical facades
• Arcade entry porch with arched entrance are part of
one smooth plane
• Open porches supported by square or rectangular
piers
• Quatrefoil windows
• Symmetrically placed windows
• 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
• 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 columns
• Rubble stone faux foundation
• Rubble stone chimneys
• Use of natural materials such as redwood, tile, and
stone.
• Window dormers with gable or shed roof
• Wood casement windows
• Exposed wooden balconies
• Trellis porch or porte - cochere
4
Monterey
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ggw�� ++
Craftsman
4
Monterey
Rancho Palos Verdes Neighborhood Compatibility Handbook 11
Craftsman
Rancho Palos Verdes Neighborhood Compatibility Handbook 11
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
• Clay the roof material
• 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
• 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
• Structure steps with natural topography (upslope
or downslope from street, or parallel to street)
• Low - pitched gable or hip roof
• Varying roof planes
• Clay tile roof material
• Stucco walls with wood siding and masonry
(brick or stone) accents
• Attached garage integrated into the design
• Entrance at ground level between upper and
Lower levels.
• Decorative iron or wooden porch supports
• Use of picture windows, bay windows, and clerestory
California Ranch
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 12
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 13
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:
Drastically out of scale with the neighborhood
a
. 2
A good design to reduce mass and scale by
preserving the appearance and character of the
neighborhood.
Rancho Palos Verdes Neighborhood Compatibility Handbook 14
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
A suggested architectural feature that can
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:
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 15
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
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
character. Therefore, when designing a
residence or addition that has a second
story, it is suggested that the design
include a single story element and a
h ' t I ' t t' th 11
orizon a orien a ion on a visua y
prominent portions of the structure, particularly the street facing elevation.
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
addition should occur
towards the rear and side of
the original structure's front
facade.
Design Tip: A second
story addition should not
be located entirely over a
garage to avoid the "pop -
up" appearance.
Design Tip: A second
story should be designed
with varying roof planes
that are integrated with the
lower roof planes.
Rancho Palos Verdes Neighborhood Compatibility Handbook 16
3. Garage
The location and size of a garage should not
dominate the street view of a residence.
Furthermore, a garage and its driveway (direct
or indirect) should be sited based on the pattern
of the neighborhood.
4. Streetscape Patterns
In an established neighborhood, the streetscape
should be preserved, especially if it is commonly
seen throughout the area.
5. Neighbors' Views
In accordance with Section 17.02.040 of the
RPVMC, views from the viewing area of
neighboring residences are protected by the City
when structures exceed the 16 -foot "by right"
height limit. As such, in cases where a Height
V t' I' t' d f d
Design Tip: When a residence
has more than three bedrooms,
there may be a practical need for
added garage space.
Design Tip: Energy Conservation
• Use large roof overhangs.
• Plant deciduous trees on
south and west elevations.
• Use windows for maximum
natural light.
• Use windows to create
through airflow for natural
ventilation.
• Ventilate attic spaces.
• Use porches, covered patios
and the like to buffer the
residence from heat gain.
aria ion app ica iOn is require or a propose
project that exceeds the 16 -foot "by- right" height limit, views from a neighboring
residence should be preserved by carefully positioning a new structure or addition, and
by limiting the project's width, depth, and height. Although views that may be blocked
by a structure below 16 -feet are not protected, residents are encouraged, but not
required, to take their neighbor's views into account when designing a project below 16-
feet in height.
6. Grading
Excessive grading used to create a building pad should be avoided. Rather, grading
should be designed to respect the natural terrain with minimal site disturbance.
Proposed grading that will raise the existing lot elevation is discouraged.
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
regulate the relationship between lot size
and building footprint. A structure should
be designed in a manner that does not
appear too big for the lot. A project that
maximizes the lot coverage requirement,
but is within the Code limit, is discouraged.
Rancho Palos Verdes Neighborhood Compatibility Handbook 17
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
City and are typically in the form of a garage, guest house,
pool cabana, or storage shed. When designing a detached
accessory structure, in addition to considering the limitations
established by the Development Code, such as height,
setbacks, and size, the structure should maintain the visual
appearance and architectural style of the main residence.
Design Tip: When the
plans for a project get
close to its lot coverage
limit, alternatives should
be considered, such as
decomposed granite or
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 front of the main residence since it will increase the
perceived mass of the principal structure.
II. ARCHITECTURAL STYLES AND MATERIALS
In accordance with the criteria used in the analysis of the
Neighborhood Compatibility requirement, this section is
intended to provide design tips that pertain to architectural
style and materials. Pursuant to Section 17.02.040(A)(13)
of the RPVMC, "style" refers to design elements, which
consist of, but are not limited to, facade treatment, height
of structure, open space between structures, roof design,
apparent bulk or mass of the structure, and number of
stories.
The City of Rancho Palos Verdes consists of single - family
residences that vary in architectural styles. The majority of
the homes in the City were built between the 1960's and
1970's and tend to be contemporary renditions of
Rancho Palos Verdes Neighborhood Compatibility Handbook
The ideal rectilinear shape has
sides in a ratio of 1:1.6 or 3x5.
Order is the greatest and most
general of aesthetic laws
The Law of the Same —
Architectural harmony may be
perceived or created in a
structure or composition of
structures that attains order
through the repetition of the
same elements, forms, or
spaces. Unity or harmony in
uniformity.
The Law of the Similar —
Architectural harmony may be
perceived or created in a
composition that attains order
through the repetition of similar
elements, forms or spaces.
Unity in variety.
(These two laws apply as well
to materials, colors, textures
and symbols.)
18
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 should be designed in a manner that
appears similar in scale and character to those in
the immediate neighborhood.
2. The doors and windows of a structure should be
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
neighborhood's original architectural style.
4. The use of decorative molding, windows, bay
windows, dormers, shutters, chimneys, masonry,
balconies, wrought iron railings, and /or latticework
are encouraged.
Design Tip: Overuse of
architectural details can
result in a cluttered,
disorganized or gaudy
appearance.
Design Tip: Provided that
neighboring views are not
impacted, established or
newly planted landscaping
can be used to enhance
and soften a massive or
stark facade.
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 19
8. Window materials should be consistent with the original materials.
9. An addition to an existing residence should appear
as if it were part of the original structure by
incorporating design details that are true to the
architectural style represented in the existing
stru ctu re.
10. The use of a blank facade that faces a street should be
avoided.
Design Tip: The privacy of
your neighbor should be
preserved by carefully
locating and sizing windows
and decks /balconies.
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(8) 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
created to consider the construction of a structure that exceeds the City's maximum "by-
right" height limit of 16 -feet. For information regarding lot types and maximum heights,
see the City's Planning Department. The following tips should be considered when
designing the height of a structure:
1. The height of a structure should be compatible with the
established building heights in the neighborhood.
2. The height of a structure should be proportionate to the front
yard setback.
3. The second story of a structure should be setback from the
f i rst story.
Design Tip: The
privacy of a neighbor
can be preserved by
placing windows high
on a wall to provide
light and ventilation,
but avoid views onto
an adjacent property.
4. The height of a structure on a sloping lot should respect the natural topography.
5. The height of a structure should be carefully designed to respect views, as defined in
Section 17.02.040 of the RPVMC, from the viewing area of neighboring properties.
Although views that may be blocked by a structure below 16 -feet are not protected,
residents are still encouraged, but not required, to take their neighbor's views into
account when designing a project below 16 -feet in height.
Rancho Palos Verdes Neighborhood Compatibility Handbook 20
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.
Co 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 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
open space areas.
3. If a second floor is being contemplated, consider
utilizing the roof volume for the placement of
dormers.
_.
Jk
Completely out of character with the surrounding
homes
Not a good attempt to make this home fit in with the
neighbors. This type of design is discouraged.
aw
i�
An example of using roof
volume for a second level
A second floor setback from
the first floor.
Rancho Palos Verdes Neighborhood Compatibility Handbook 21
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. Anew 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.
6. Roof materials should be true to the architectural style of the original structure.
7. Skylights are encouraged but should be consistent with the architectural style of the
structure, and should never exceed 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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 22
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.
Design Tip: A
roofline should be
highest over the
most important
portion of a
structure and then
cascade to lower
rooflines over
peripheral portions
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
functions, like driveway and entry approaches, parking,
service areas, courtyards, patios, or garden areas.
6. The outdoor space surrounding a structure should relate to
the character, mass and function of the structure.
Design Tip: Dormers
lower the plate and
eave lines. The use of
dormers as second
story windows can
break up large roof
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 23
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:
1. In developing a design concept, consider the materials
and colors used in other buildings in the surrounding
neighborhood.
2. Exterior materials should be compatible with those that
are common to the neighborhood.
3. The use of natural materials on exterior facades is
preferred, such as wood, stone, brick, slate, and fire
retardant shake shingles.
4. Limit the number of different exterior materials so as to
avoid a too "busy" look.
5. An addition to an existing structure should use the same
materials as the original structure to unify the new with
the old.
6. Although the selection of exterior color is a personal
decision, the colors should consist of earth tones that
complement the structure and the streetscape.
7. Material combinations should be applied to all elevations.
Facades that are blank and lack detail are discouraged.
Color Design Tip:
• Avoid white on white
colors as it creates
no contrast.
• Create contrast in
the choice of colors.
• Limit exterior colors
to three with a
contrasting accent.
• Use subdued and
light colors on large
surfaces or volumes.
• Use earth -tone
colors on hillside
structures to blend
in with the natural
terrain.
Roof Color Design Tip:
• Natural colors of
wood, barrel the or
slate are preferred.
• Earth tone and
muted colors are
preferred.
• Avoid glossy
surfaces
Rancho Palos Verdes Neighborhood Compatibility Handbook 24
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.
III. 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 25
• 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.
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 26
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.
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 27
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
structure not exceeding twelve feet in height,
which is physically detached from the main
building on the lot and the use of which is
incidental to that of the main building or use on
the same lot. Where an accessory structure is
a part of, or joined to, the main building by
means other than a trellis, breezeway or
overhang, the accessory structure shall be
considered as part of the main building.
Apparent Mass — This is the mass of a
structure as we see it from different vantage
points, with variations in the structure's shape
and surface treatments, and with other objects
placed around it. With different emphasis on
changes in these characteristics, a structure
can be made to appear more or less massive.
Architectural Style — A fashion in which
elements of a structure's forms, materials, etc.,
create a design which can be identified as a
particular style. This can include the style of
the building which existed when that building
was originally constructed.
Articulation — Clear and distinct separation
between design elements such as materials,
walls and architectural details.
Balance — An important aspect of rhythm. It is
described in terms of symmetrical and
asymmetrical elements. It is very often
achieved by matching differing elements which,
when perceived in whole, display balance.
Harmonious proportions of elements in a
design.
Buildable Area — That portion of a lot that is
suitable for the development of structures
excluding all required setback areas,
easements, areas of extreme slope (thirty -five
percent of more) and all other areas where
structures are otherwise prohibited.
Building Frontage —Those building elevations
which face upon a public street. (See Facade)
Building Height — The maximum vertical
dimension of a structure determined under
Section 17.02.040 of the Development Code.
Cantilever — A beam or architectural element
projecting beyond a wall line without support
from below.
Character — A distinctive trait.
Compatibility — Having an architectural style,
visual style, visual bulk, massiveness, height,
width, and length, which is comparable with
the neighborhood and harmonizes with
existing structures in the neighborhood and
within itself.
Complement — To add to the character of the
area by attempting to incorporate similar
setback, height, scale, massing and
materials.
Cornice — In classical architecture, the top,
projecting section of an entablature, any
projecting ornamental molding along the top
of a building, wall, arch, etc..,, finishing or
crowning.
Detail — An element of a building such as
trim, moldings, other ornament, or decorative
features.
Dormer — A vertically framed window which
projects from a sloping roof and has a roof of
its own.
Eaves — The overhang at the lower edge of a
roof which usually projects out over the walls.
Earth Tones — Color combinations found in
the natural landscape. Muted or subdued
colors.
Eclectic — A composition of elements from
different architectural styles.
Elevation — The view of a side of a structure
shown on an architectural drawing, usually
drawn to scale.
Facade — The exterior portion of a building
which faces a public street. The facade is
usually emphasized architecturally.
Rancho Palos Verdes Neighborhood Compatibility Handbook 28
Fascia — A flat strip or band with a small
projection, often found near the roofline.
Fenestration — The arrangement and design
of windows in a building.
Gable — A roof with two sloping planes
supported at their ends by triangular upward
extensions of two walls known as gables. The
triangular part of the exterior wall, created by
the angle of a pitched roof.
Hip Roof — A roof with uniformly sloped
surfaces.
Human Scale — The proportion of a structure
or elements within a structure that are small
and /or lower to the ground, relative to the size
of a person, creating similarity in scale. These
are commonly referred to as intimate spaces or
elements because of the close relationship of a
human being to the space or element.
Interlocking Pavers — Preformed paving
blocks that have a groove along one edge and
a flange along the other edge; the grooved
edge of one block is designed to fit into the
flanged edge of the adjoining block, thereby
holding them together.
Lintel — The horizontal member above a door
or window which supports the wall above the
opening.
Lot — A parcel of real property with a separate
and distinct number shown on a plat recorded
in the office of the County Recorder. See
Section 17.96.1040 of the City Development
Code for other variations to this definition.
Lot Coverage — That portion of a lot or
building site which is occupied by any building
or structure, including courtyards which are
fully enclosed or which have a maximum of
one exterior entrance; trellises; decks over
thirty inches in height (as measured from
existing adjacent grade); parking areas; or
driveways.
(See Section 17.02.040.A.6 for complete
definition)
Masonry — Wall construction of such material
as stone, brick, block and adobe.
Mass — describes three - dimensional forms,
the simplest of which are cubes, boxes,
cylinders, pyramids, and cones. While
buildings are rarely one of these simple
forms, they are generally composites of
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.
Mullions — The divisional pieces in a multi -
pane window.
Natural Materials — Building materials made
of resources found in nature; i.e., wood, clay,
slate, stone.
Neighborhood Character — Identity of an
area created by such physical features as
building scale, orientation, setback, relation to
site contours, architectural style and elements
such as texture, color and building materials;
landscape feature, natural and man -made
and the street scene, its dimensions, fixtures
style and materials.
Pitch — The slope of a roof expressed in
terms of a ratio of rise (height) to span; i.e.,
4:12, or 6:12.
Plane — A flat, level or even surface that
wholly contains every straight line joining any
two points lying on it.
Plate Height — The plate is a horizontal
member at the top of a wall where the roof
members rest. Lowering the plate height
lowers the wall height and effectively lowers
the roof eaves, giving the structure a lower
profile. Commonly seen in California Ranch
style residences. (See Pg. 12.)
Privacy — The reasonable protection from
intrusive visual observation.
Rancho Palos Verdes Neighborhood Compatibility Handbook
29
Proportion — Deals with the ratio of
dimensions between elements. Proportion can
describe height to height ratios, width to width
ratios, width to height ratios, as well as ratios of
massing. To arrange the parts of a whole so
as to be harmonious.
Ranch Style — The style of architecture made
popular in the United States during the 1940s
to 1960s, typified by one story, asymmetrical
shapes, low- pitched roofs, and wood clapboard
siding.
Ridge —The highest line of a roof where
sloping planes intersect.
Rhythm — The relationship of buildings to
buildings or components of a building to each
other. Rhythm relates to the spacing of
elements and can be described in terms of
proportion, balance, patterns in the timing,
spacing, repetition, accenting and emphasis.
Scale — The measurement of the relationship
of the size of one object to another object. The
scale of a building can be described in terms of
its relationship to a human being (see: Human
Scale). All of the components of a building
also have a relationship to each other and to
the building as a whole. Generally, the scale
of the building components also relates to the
scale of the entire building.
( Scale used as in "drawn to scale" means an
architectural drawing, plan or map is drawn
very precisely to a ratio such as 1 "= 20' or
" =1 foot and thus can be used to measure
the exact size of things represented upon
them.)
Setback —The minimum horizontal distance as
prescribed by the Development Code, between
any property line or private easement boundary
used for vehicular and /or pedestrian access
and the closest point on any building or
structure, below or above ground level, on the
property.
Shed Roof — A sloping single planed roof as
seen on a lean -to.
Site — The geographic location of a
construction project, usually defined by legal
boundaries as in a "lot."
Site Plan — A plan, prepared to scale,
showing accurately and with complete
dimensioning, all of the structures,
improvements, topography and uses
proposed for a specific site.
Street View — The visual perspective of a
building or collection of structures from the
vantage of the adjacent roadway.
Streetscape — The elevation of a residential
block which includes primary and accessory
structures, landscaping, fencing, street
fixtures and other improvements visible from
and along the street.
Structure — Anything constructed or built, any
edifice or building of any kind, or any piece of
work artificially built up or composed of parts
joined together in some definite manner,
which is located on or on top of the ground.
Style — Design elements which consist of, but
are not limited to:
• Fagade treatment
• Height of structure
• Open space between structures
• Roof Design
• The apparent bulk or mass of the
structure
• The number of stories
Tasteful — Having or showing good judgment
or appreciation of what is beautiful,
appropriate, harmonious, compatible or
excellent in art, architecture, decoration,
design, and the like.
Trim — The finished woodwork, plasterwork or
the like used to decorate, border, or protect
the edges of openings of surfaces.
Variable Setback — An outline of the ground
area of a structure within a site that deviates
from being built square at the minimum
setback lines.
Volume — Cubic square footage of an area
measured as the length times the width times
the height of the area.
Rancho Palos Verdes Neighborhood Compatibility Handbook
30
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 31
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 32
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.
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.
Page 33 of 33
LOT
MINIMUM SETBACKS 3,6
MINIMUM SETBACKS 1,1,6
MAXIMUM
MAXIMUM
PARKING
DISTRICT
DIMENSIONS'
FOR CITY CREATED LOTS
FOR LOTS CREATED PRIOR TO
LOT
HEIGHT' 4,7
REQUIREMENTS
INCORPORATION / ANNEXATION
COVERAGE
FRONT
INTERIOR
STREET
REAR
less than 5,000 s.f.
AREA
WIDTH
DEPTH
FRONT
INTERIOR
STREET
REAR
SIDE
SIDE
of habitable space
SIDE
SIDE
= 2 enclosed ga-
TTL
ONE
rage spaces
BOTH
SIDE
SIDES
5,000 s.f. or more
of habitable space
RS -A5
5 acres
200
300
20
30
10
20
20
20
5
10
15
6%
16
= 3 enclosed ga-
rage spaces
RS -1
1 acre
100
150
20
25
10
20
20
20
5
10
15
25%
16
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.
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