CC RES 2004-094RESOLUTION NO. 2004-94
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES AMENDING THE NEIGHBORHOOD COMPATIBILITY
HANDBOOK IN CONNECTION WITH THE ADOPTION OF ORDINANCE
NO. 414, AMENDING TITLE 17 OF THE CITY'S MUNICIPAL CODE
REGARDING THE ESTABLISHMENT OF EXEMPTIONS TO THE
NEIGHBORHOOD COMPATIBILITY REQUIREMENT.
WHEREAS, on May 6, 2003, the City Council adopted Ordinance No. 389
amending Title 17 of the Rancho Palos Verdes Municipal Code as it pertains to the
Neighborhood Compatibility requirements. At that time, the Council directed Staff to
monitor the effectiveness of the new rules for one -year; and,
WHEREAS, on October 7, 2003, during the one -year review period, a resident of
the City of Rancho Palos Verdes informed the Council during public comments at a
regularly scheduled meeting that the new Neighborhood Compatibility rules were time
consuming and costly for residents proposing minor additions to existing single - family
residences. In response, the Council directed Staff to investigate the possibility of
establishing exemptions to the new rules; and,
WHEREAS, on February 17, 2004, pursuant to City Council direction, Staff
presented the Council with draft language that would establish exemptions to the
Neighborhood Compatibility requirements. After reviewing Staff's suggested language,
the City Council initiated the Code amendment proceedings; and,
WHEREAS, on June 26, 2004 a notice was published in the Palos Verdes
Peninsula News; and,
WHEREAS, after notices issued pursuant to the provisions of the Rancho Palos
Verdes Municipal Code, the Planning Commission conducted a public hearing on July
13, 2004 at which time all interested parties were given an opportunity to be heard and
present evidence regarding said amendments to Title 17 as set forth in the Planning
Commission Staff Report of that date; and,
WHEREAS, after discussing the proposed language, the Commission directed
Staff to explore redefining and expanding the exemptions and to consult with the City
Attorney. The Commission continued the public hearing to its July 27, 2004 meeting;
and,
WHEREAS, at its July 27, 2004 meeting, the Planning Commission continued the
public hearing, without discussion, to its August 10, 2004 meeting to allow Staff
additional time to consult with the City Attorney; and,
WHEREAS, on August 10, 2004, the Planning Commission discussed the
revised language proposed by Staff and the City Attorney. After considering public
testimony and reviewing the recommended language, the Planning Commission
directed Staff to bring back the appropriate Resolution for adoption at its August 24,
2004 meeting; and,
WHEREAS, on August 24, 2004, the Planning Commission reviewed and
considered the proposed code amendments to Title 17, and adopted P.C. Resolution
No. 2004 -33 forwarding its recommendation to the City Council for its consideration.
WHEREAS, on September 30, 2004, a notice of a City Council public hearing on
the code amendment was published in the Palos Verdes Peninsula News; and
WHEREAS, after notices issued pursuant to the provisions of the Rancho Palos
Verdes Municipal Code, the City Council conducted a public hearing on October 19,
2004, at which time all interested parties were given an opportunity to be heard and
present evidence regarding said amendments to Title 17 as set forth in the City Council
Staff Report of that date. After reviewing the recommended Code amendment
language, the City Council directed Staff to bring back the appropriate ordinance and
resolution for consideration at its November 3, 2004 meeting, and continued the public
hearing; and
WHEREAS, after receiving public testimony at the public hearing, on November
3, 2004, the City Council introduced Ordinance No. 414 amending Chapter 17.02 of
Title 17 of the Municipal Code establishing exemptions to the Neighborhood
Compatibility requirements; and
WHEREAS, in the introduction of Ordinance No. 414, 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, because the new
amendments establish some very minor exemptions to the Neighborhood Compatibility
requirements and make other minor non - substantive revisions to the Development
Code. Accordingly, the Council adopted Addendum (No. 11) to the prior Negative
Declaration.
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 Neighborhood Compatibility
Handbook, as set forth in Exhibit `A' hereto, shall be amended to reflect the
amendments to Title 17 of the Municipal Code set forth in Ordinance No. 414.
Section 3: The City Council finds that the amendments to the Neighborhood
Compatibility Handbook, as set forth in Exhibit `A' attached hereto, results in
Resolution No. 2004 -94
Page 2of3
substantially the same intent as the document adopted by the City Council on May 6,
2003.
Section 4: The amendments to the Neighborhood Compatibility Handbook
shall be effective on the same date when Ordinance No. 414 becomes effective.
PASSED, APPROVED and ADOPTED this Tdday of November 2004.
Attest:
State of California
County of Los Angeles
City of Rancho Palos Verdes
ss
I, JO PURCELL, City Clerk of the City of Rancho Palos Verdes, do
hereby certify that the above Resolution No. 2004 -94 was duly and regularly passed
and adopted by the said City Council at regular meeting thereof held on November 3,
2004.
f
City Clerk
Resolution No. 2004 -94
Page 3of3
NEIGHBORHOOD COMPATIBILITY
HANDBOOK
A A
CITY OF RANCHO PALOS VERDES
ADOPTED BY THE CITY COUNCIL
ON MAY 6, 2003
ACKNOWLEDGEMENTS*
Ad' NEIGHBORHOOD COMPATIBILITY HANDBOOK
The City Council of the City of Rancho Palos Verdes wishes to express its sincere appreciation to
those City Officials and residents who generously gave their time in reviewing and preparing this
Handbook. A special word of gratitude is due to the following individuals:
NEIGHBORHOOD COMPATIBILITY (NC)
STEERING COMMITTEE
Councilman Larry Clark
Councilman Peter Gardiner
Commissioner Jon Cartwright
Commissioner Frank Lyon
Member Ken Dyda
Member Lois Karp
Member Vic Quirarte
Member Don Shults
Member Diane Weinberger
PLANNING COMMISSION
(April 4, 2000-November 27, 2001)
Frank Lyon, Chairman
Jon Cartwright, Vice-Chairman
Commissioner Larry Clark (Subcommittee Member)
Commissioner Tom Long
Commissioner Craig Mueller
Commissioner Ted Paulson (Subcommittee Member)
Commissioner Don Vannorsdall
CITY STAFF
Joel Rojas, AICP, Director of Planning, Building & Code Enforcement
Ara Michael Mihranian, AICP, Senior Planner
Preparation Assisted by
Smothers & Associates
*Special recognition is due to Senior Planner Ara Mihranian,without whose
professional and dedicated support this project would not have been possible.
Rancho Palos Verdes Neighborhood Compatibility Handbook
TABLE OF CONTENTS
INTRODUCTION 1
Purpose 2
What is Neighborhood Compatibility? 2
POLICY ADMINISTRATION 3
When Does it Apply? 3
Project Review Process 4
Process Chart 5
Pre-application Process 6
Time Limits 6
Silhouette Construction 7
Who Reviews Project Application? 8
Public Notification 8
Project Decision Process 9
CLASSIC ARCHITECTURAL STYLES 1 O
DESIGN TIPS 12
Scale of Surrounding Residences 13
Mass and Scale 14
Architectural Features 15
Lot Coverage 17
Accessory Buildings 18
Architectural Style and Materials 18
Facade Treatments 19
Height of Structures 20
Number of Stories 21
Roof Design 22
Open Space Between Structures 23
Apparent Bulk and Mass 23
Building Materials 24
Setbacks 25
Off-Street Parking 26
CONCLUSION 27
GLOSSARY 28
REFERENCES 31
APPENDICES 32
Rancho Palos Verdes Neighborhood Compatibility Handbook
NEIGHBORHOOD O M PATI B I LITY
HANDBOOK
INTRODUCTION
The City of Rancho Palos Verdes exists in a very special natural setting comprised of
12.3 square miles of land and 7.5 miles of coastline. With its magnificent views of the
Los Angeles Basin and Pacific Ocean, relatively low density, rural and semi-rural
character, significant open space, low crime and excellent schools, the City has become
an increasingly desirable place to live. The construction of homes began in the 1920's
prior to the City's incorporation and continued at varying rates to the present. The
threat of massive and dense, multi-unit development along the City's coastline in the
1960's and early 1970's prompted a grass roots community effort to incorporate the
fourth City on the Peninsula as a means to control planning and the implementation of
policies. On September 7, 1973, the City of Rancho Palos Verdes incorporated.
Before its incorporation, many of the City's neighborhoods were developed with single-
family residences under the jurisdiction of Los Angeles County. These houses,
because of their size, floor plan and aging condition, have become the subject of
significant modification in recent years. With increasing property values and more
money being spent on homes today, much of the existing housing stock is not well-
suited to meet the needs and accommodate the changing lifestyle of existing residents
and those who are relocating to the City. However, when a change is made in an
existing neighborhood, it is essential to properly balance residential development with
the preservation of the rural and semi-rural character of the City. Modernization of the
aging housing stock must be done in a manner that recognizes and respects the unique
features and characteristics of neighborhoods, thereby ensuring continued enjoyment of
the City's quality of life. This is the concept of Neighborhood Compatibility.
The City of Rancho Palos Verdes' General Plan contains policies on many aspects of
residential development, including Neighborhood Compatibility. These policies have led
to recommended guidelines for property development in the City. The City also
encourages public input on proposed development plans as a means to preserve and
enhance the character of established neighborhoods.
On November 7, 1989, the voters of the City of Rancho Palos Verdes approved the
"Cooperative View Preservation and Restoration Ordinance" (Proposition M). The
adopted Ordinance, among other things, "insures that the development of each parcel
of land or additions to residences or structures occur in a manner which is harmonious
and maintains neighborhood compatibility and the character of contiguous sub-
community development." Although the Ordinance has been amended slightly over the
years and its intent clarified through the adoption of the "Height Variation Guidelines,"
the basic elements of the Neighborhood Compatibility criteria have remained intact, but
Rancho Palos Verdes Neighborhood Compatibility Handbook 1
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(B) 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
ligSINGLE-FAMILY RESIDENTIAL DEVELOPMENT PROJECT PROCESS CHART
1. Applicant Contacts Planning Department: Pursuant to the attached RPVMC Section
•City planner determines whether 17.02.030(B)(2),the analysis of Neighborhood
Neighborhood Compatibility is triggered(see Neighborhood Compatibility Not Triggered Compatibility involves:
opposite page or Page 3 of the Handbook)
•City planner provides applicant with City
Ilr
policies and handouts on the residential • Scale of surrounding residences, including
development process and project applications. 4. Application Submitted to Planning Department: structure size and lot coverage;
I •Applicant submits project application with architectural • Architectural styles and materials, including
Neighborhood Compatibility Triggered plans to the Planning Department apparent bulk, height,façade treatment, and
•Application assigned to a case planner roof design; and,
•Case planner conducts a preliminary completeness • Setbacks(Front, Side and Rear)
review within 30-days from date of submittal.
2. Pre-Application Step(Voluntary)
Applicant strongly encouraged to lir
complete this voluntary step. 5. Height Variation Application or No
Neighborhood Compatibility Required?
IlY 9. Application Re-submittal
I Applicant submits revised
Yes 7. Project Application Completeness Review plans and/or additional
3. Pre-Application Process Involves: Case planner determines if an application is information to case planner.
•Notification to at least the 20 closest neighbors complete for processing based on application
(see Appendix E of the Handbook); III submittal requirements. •
•Conduct a neighborhood meeting for 6. Construction of Silhouette I I
neighbors to review preliminary plans and Applicant constructs a certified silhouette
state their position; when directed by case planner. Complete Incomplete ■ 8. Request for Additional Information
•Applicant documents meeting attendees on Case planner sends letter to applicant
neighborhood consultation form(see III requesting revisions to architectural
Appendix F of the Handbook). 10. 60-Day Processing Clock Starts plans or additional information.
11. Project Reviewed By From the date the project application is deemed
•Planning Commission?* complete, the case planner has 60-days to mail
the public notice, receive public input, and
generate a staff report analyzing the project.
I12. Planning Director Review* , No Yes
lir III
13. Director's Decision May Be Yes 14. Planning Commission 15. Decision May Be 16. City Council 17. Final
Appealed Within 15-Days Hearing and Decision -► Appealed Within 15-Days Yes Hearing '-÷ Decision
I •
No No
I I
*The review process depends on the application requested. For more information see the flip side of this flow chart or Page 8 of the Neighborhood Compatibility Handbook,City Staff or the appropriate Code
sections pertaining to the requested application.
The above boxes outlined in bold represent steps involved in the analysis of Neighborhood Compatibility
NC-C
Revised:5/6/03
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(6)(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 tile parapet cap or Stucco siding
• Arched window and porch openings (semicircular, '
elliptical, or segmental) at t iwht+ dE 't. gaFU11' mss, r
• Heavy wooden doors
• Large focal window on front facade. sothowhaer
Ahem ;
• Wing walls at one corner
• Indoor/outdoor courtyards, patios, and terraces
• Wrought iron balconies, railings and window
treatments Spanish Colonial
• White or earth-tone stucco or smooth plastered walls
Mediterranean/Italian Renaissance
• Low-pitched hipped roof(flat in some instances)
• Roof typically covered with ceramic tiles '
• Wide eaves supported by decorative brackets
• Upper-story windows smaller and less elaborate than ( '' ; ;'4
u
first floor windows „ ,,
• First-story windows, doors or porches commonly with 6441,1,
arches above them », tH`► ��
=:y3!
fetiiil.f.lylaE tg� it 11...1! - _.1wirAEAii.Mek:. iSI! Fs3 "?,.. ild�l+itir►
• Windows placed symmetrically on either side of the _;..
centered entrance.
• Entrance area usually accented by small classical
columns or pilasters Mediterranean/Italian Renaissance
• Facade commonly symmetrical
• Smooth stone or earth-tone/white stucco facade
Taken from A Field Guide to American Houses, 1995, by Virginia & Lee McAlester
Rancho Palos Verdes Neighborhood Compatibility Handbook 10
Mission
• Low-pitched hipped or gabled roof
• Red tile roof
• Wide overhang eaves with exposed rafters
,1-, I**,---------.14
• Curved (Mission)shaped dormer or roof parapet .
s
• Smooth whitewashed stucco surfaces and walls
• Symmetrical or asymmetrical facades ° .1a '''.7-,:fit N ,„:,,.
v
• Arcade entry porch with arched entrance are part of ' '
one smooth plane I 3C' a-,. R'-r
• Open porches supported by square or rectangular �-- ` � _ i
piers p
�!1C W OC.ww..T-•}Mr1C-.
• Quatrefoil windows
• Symmetrically placed windows Mission
• 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 loaf 1,i .
and covered by principal roof I1 rf, IHII i!f; i 1
• ,rr t
• White/earth-tone stucco finish occasionally with
Y rsii irk oil ',oil
-�NI gI! E
wood siding accents ���
• Single wood door entrance 0,, 1
• Multi-paned windows
• Wood shutter accents Monterey
• Pronounced chimneys
Craftsman
• Low-pitched gable roof with wide unenclosed eave
overhangs
• Multiple roof planes
• Decorative beams or braces under gable n ; .,. *.-
• Exposed roof rafters with elaborate and curved ends /",' imst*bow
s wr lids
• Full-or partial-width roofed porches supported by '° ,,. _ :�
square or battered columns --til 1 '3 5 i
• Rubble stone faux foundation V I I;
• Rubble stone chimneys -�
• Use of natural materials such as redwood, tile, and �" ' ly.: 11- {
stone.
• Window dormers with gable or shed roof
• Wood casement windows Craftsman
• Exposed wooden balconies
• Trellis porch or porte-cochere
Rancho Palos Verdes Neighborhood Compatibility Handbook 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 tile roof material
f
• Stucco walls with wood siding and masonry
111:111ri'frlr#111
r brick or stone accents• D eco r tiv it n r w oode n po rch s uppoits t,.
and shutter accents
• Attached garage integrated into the design
• Direct or indirect driveways
• Use of picture windows or bay windows California Ranch
• 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
• r a
• Structure steps with natural topography(upslope
or downslope from street, or parallel to street) .. a,; ,?
• Low-pitched gable or hip roof
x
Yy ]
• Varying roof planes 1 _ _ _
• Clay tile roof material 4 _
Illy ( 1 '
• Stucco walls with wood siding and masonry 4„�.��: ,_�69�.d.d0 L
...
(brick or stone)accents =.�- 11
• Attached garage integrated into the design
• Entrance at ground level between upper and
Lower levels. Split-Level
• Decorative iron or wooden porch supports
• Use of picture windows, bay windows, and clerestory
DESIGN TIPS
This section presents design tips for residential development projects that require the
Neighborhood Compatibility analysis. The criteria for making the Neighborhood
Compatibility finding, as outlined below, is used in the organization of this section.
• Scale of Surrounding Residences
• Architectural Styles and Materials
• Front, Side and Rear Yard Setbacks
In addition to the design tips, this section also offers suggestions in terms of
architectural styles discussed in the previous section, that may be integrated into the
Rancho Palos Verdes Neighborhood Compatibility Handbook 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:
r., r
Allik - . ,
,.",..
,.... ,,,..., 0%.
Nob
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`
... .4 ,..„ It<
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— — P" 'PI 1,42 Ai
Q a.,_
_t, , , 1---L, 116%, 44-1,,-„,,,, .6**."**- __ .„_.L.„,. .......,&,..._ la.
A neighborhood with proportionate characteristics Drastically out of scale with the neighborhood r
0
a ,, —,.„, ....,.., ji•
, i Az.,, ',.>
44g1 /...],..M '''*11111k "k2-1,1%_......
_ __ __,,, :'---- NO i t 11..71 .,,
B ip,..: ^ „ta?f<;., dam„
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a 1--- -...driNFOIVI
` j
t t----2r4 -4: L..,..11-1Man'' '
A good attempt to reduce mass and scale with the use A good attempt to reduce mass and scale with the
of design details use of design details.
..}
u
10,Bin -.4
� - - sok
10 ars t2 r
m- .1iZ ! � �11± � $ ° � 4 ...;. ,:-. f
IM'''''''''''
_Pt 14, 1 Too massive of a design that is incompatible with the A good design to reduce mass and scale by
character of the neighborhood. preserving the appearance and character of the
_,..} neighborhood.
.}
Rancho Palos Verdes Neighborhood Compatibility Handbook 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 ('Design Tip: A hip roof can reduce the
A suggested architectural feature that can apparent mass of a structure.
be used in reducing the apparent mass
and scale of a structure is to lower the
etvekb, ....ori 00-
plate height of a single-story or two-story
I 4141
structure so that the eave height is
lowered, as illustrated below:
Gable Roof Hip Roof
1 714—Or" \ gi
o
7:.,'' ''1"1 11,1!'i 141 air#,:u,..
,__ 1 1 ,
....._. „,....._.:....„., ......,,
,,, -----:---,,___. _
- 1 i ...' ;- y o gy yM � �� '1 .111 , g.4......11!
- -_ 1,1 pr j } ¢,air-L-1 11S0 . --tz..-.....4..., jai,.5,kAa.vonp ---
,w
The mass of this house is reduced by lowering the plate height,using dormers and including an entry element.
b. Entrance
The front door entrance should be designed to be proportional to the size of the
residence, and not dominate the visual appearance of a structure. This suggestion
does not mean that a two-story entrance is prohibited. However, it is important to
minimize the use of strong vertical features that create a formal style that dominates the
appearance of the structure, as well as the neighborhood.
( '
aft
1 a ,
. \
o ,,,, s
., ,,,,,,
t _
, ,,,,,, , ., ,
.,,, , 1 Wl, li
�
yt
:yy.4 C 2 r;a � i y' vim.; ����(
',),S : 'sue,
B
_ : ,. i d
R ,
f
The house on the left has an entry with human scale,the one on the right does not.
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 == _ - I 000,,,,di
roof. I . - il
24 I
2. Two Story 24'
A proposed project consisting of a second
story in a neighborhood that is mostly
-
comprised of single-story structures will 1 1
p g ry
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
Examples of varying eave heights hts
include a single story element and a
horizontal orientation on the visually
prominent portions of the structure, particularly the street facing elevation.Ns,
4
al46,
.....,
.. _ _
,,,,
1 -: 74-4r r1:-0
i IC A ` rn'i th,
--,
1%,Via. -.:-.. .. A.... Y........ ! ,,...
W b$
0 mea0ayppppppp�py(• 2� A - 3 �..«...---- .'^..m.�.Y.._,.__,. h. _I j ...., „.- .._ g
'*:fr ''-' 1 - it , ,- — ,,. ;
1 - , ....1„._..-.........., lis. 41.
A two-story residence that maintains a single story roofline common to the immediate neighborhood
a. Balconies and Decks
For projects with a second or higher story, it is highly recommended that balconies and
small decks be incorporated into the project's design to reduce the apparent mass and
scale of a structure. For further information regarding the City's requirements regarding
"roof decks" see Section 17.20.030(D) of the RPVMC.
\ c \ 1
Design Tip: A second story Design Tip: A second Design Tip: A second
addition should occur story addition should not story should be designed
towards the rear and side of be located entirely over a with varying roof planes
the original structure's front garage to avoid the"pop- that are integrated with the
facade. up" appearance. lower roof planes.
} 1
Rancho Palos Verdes Neighborhood Compatibility Handbook 16
3. Garage I
The location and size of a garage should not Design Tip: When a residence
dominate the street view of a residence. has more than three bedrooms,
and its driveway there may be a practical need for
Furthermore, a garage Y
added garage space.
o r i ndirect) should be s it ed b ased on the pattern
� J
of the neighborhood.
4. Streetscape Patterns
In an established neighborhood, the streetscape
D .
esign Tip: Energy
should be preserved, especially if it is commonly Conservation
seen throughout the area. • Use large roof overhangs.
• Plant deciduous trees on
5. Neighbor's Views south and west elevations.
A view from a neighboring residence should be • Use windows for
reserved by carefully positioning a new structure or maximum natural light.
preserved Y . Y p . g • Use windows to create
addition, and by limiting the project's width, depth, through airflow for natural
and height. I n accordance to Section 17.02.040 of g
g ventilation.
the RPVMC, neighbor's views are protected by the • Ventilate attic spaces.
City. • Use porches, covered
patios and the like to
6. Grading buffer the residence from Excessive grading used to create a building pad
heat gain.
should be avoided. Rather, grading should be
designed to respect the natural terrain with minimal site disturbance.
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 Lot Coverage --►
appear too big for the lot. A project that
maximizes the lot coverage requirement,
but is within the Code limit, is
discouraged.
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,
Rancho Palos Verdes Neighborhood Compatibility Handbook 17
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 .Tip:Design Tip. When the
City and are typically in the form of a garage, guest house, plans for a project get
pool cabana, or storage shed. When designing a detached close to its lot coverage
accessory structure, in addition to considering the limitations limit, alternatives should
established by the Development Code, such as height, be considered, such as
setbacks and size the structure should maintain the visual decomposed granite or,
grass strips.
appearance and architectural style of the main residence.
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.
A detached accessory structure should not be located in Rules of composition:
the front of the main residence since it will increase the The ideal rectilinear shape has
perceived mass of the principal structure. sides in a ratio of 1:1.6 or 3x5.
Order is the greatest and most
II. ARCHITECTURAL STYLES AND MATERIALS general of aesthetic laws
The Law of the Same-
In accordance with the criteria used in the analysis of the Architectural harmony may be
Neighborhood Compatibility requirement, this section is perceived or created in a
intended to provide design tips that pertain to architectural structure or composition of
ststyle and materials. Pursuant to Section 17.02.040 A 13 structures that attains order
y ( )( ) through the repetition of the
of the RPVMC, "style" refers to design elements, which g p
y g � h same elements, forms, or
consist of, but are not limited to, facade treatment, height spaces. Unity or harmony in
of structure, open space between structures, roof design, uniformity.
apparent bulk or mass of the structure, and number of
Stories. The Law of the Similar-
Architectural harmony may be
perceived or created in a
The City of Rancho Palos Verdes consists of single-family composition that attains order
residences that vary in architectural styles. The majority of through the repetition of similar
the homes in the City were built between the 1960's and elements,forms or spaces.
1970's and tend to be contemporary renditions of Unity in variety.
California Ranch, Spanish Colonial and (These two laws apply as well
Mediterranean/Italian styles. However, the new homes to materials, colors, textures
and remodels being constructed today are typically and symbols.)
deigned to be Mediterranean. These structures tend to
Rancho Palos Verdes Neighborhood Compatibility Handbook 18
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 I
Design Tip: Overuse of
appears similar in scale and character to those in architectural details can
the immediate neighborhood. result in a cluttered,
disorganized or gaudy
2. The doors and windows of a structure should be appearance.
proportional, as well as relate to the scale and
architectural style of the building.
3. The use of architectural details are encouraged, but
should be true to the structure's and the Design Tip: Provided that
neighboring views are not
neighborhood's original architectural style.
impacted, established or
newly planted landscaping
4. The use of decorative molding, windows, bay can be used to enhance
windows, dormers, shutters, chimneys, masonry, and soften a massive or
balconies, wrought iron railings, and/or latticework stark facade.
are encouraged.
5. The scale of architectural details (porches, roof overhangs, bay windows, chimneys,
etc.) should be appropriate to the size and proportion of the building.
6. A structure's facade should be designed in a manner that provides visual interest to
the street, but is not visually cluttered.
7. The placement of windows on a second story should not compromise the privacy of
a neighbor.
8. Window materials should be consistent with the original materials.
Rancho Palos Verdes Neighborhood Compatibility Handbook 19
9. An addition to an existing residence should appear
as if it were part of the original structure by
Design Tip: The privacy of
p your neighbor should be
incorporating design details that are true to the preserved by carefully
architectural style represented in the existing locating and sizing windows
structure. and decks/balconies.
10.The use of a blank facade that faces a street should be
avoided.
B. HEIGHT OF STRUCTURES
The height of a structure should be compatible with the size of a lot, as well as the
context of the surrounding neighborhood. The City of Rancho Palos Verdes, by the
vote of the citizens on November 7, 1989, adopted procedures and decision criteria for
evaluating the height of new residences and additions to existing residences that
exceed the established height limits. Pursuant to Section 17.02.030(B) of the RPVMC,
the established height limit is based on the type of lot (upslope, downslope, pad, or
other). As part of the adopted procedures, a Height Variation Permit process was
created to allow the construction of a structure exceeding the maximum height limit. For
information regarding lot types and maximum heights, see the City's Planning
Department. Notwithstanding, the following tips should be considered when designing
the height of a structure:
I compatible The height of a structure should be comps ble wit h the Design Tip: The
established building heights in the neighborhood. privacy of a neighbor
can be preserved by
2. The height of a structure should be proportionate to the front placing windows high
and setback. on a wall to provide
yard light and ventilation,
but avoid views onto
3. The second story of a structure should be setback from the an adjacent property.
first story.
4. The height of a structure on a sloping lot should respect the natural topography.
5. The height of a structure should be carefully designed to respect views from
neighboring properties.
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 20
C. NUMBER OF STORIES
The number of stories proposed for a structure is
directly related to its height. Therefore, when
designing a structure, consideration must be given - 41
to the natural topography of a project site, as well as -.31-..t lli 11 1 p J ... , ...�. .
the height and number of stories of the surrounding
homes. The following suggestions are intended to k� ftj
assist in the design of a multiple story structure:
1. On natural sloping lots, the number of stories An example of using roof
proposed should be based on the natural terrain volume for a second level
.}p ro p
as much as possible, so as to minimize grading.
2. The design of a hillside structure, proposed to
have multiple stories, should give special - µ
attention to the visual impacts from canyons Y ons
a
'Uk.
nd open space areas.
- ;tom 3
3. If a second floor is being contemplated, s W
consider utilizing the roof volume for the
At 1
placement of dormers. A second floor setback from the
first floor.
..}
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.
r r
ti a J`
,.,,. `
- . 0 4-- 171* ' --IF( i ti i,.......iii.r-unt ! .r t, a f.� +, „, L fiIS I si-- -1"ire w..
,,..ate”' _
Completely out of character with the surrounding Good effort to bring front elevation into scale with
homes the neighboring homes..41,
i i
, .,.,_„41 ....,„ Iii,
13 jpi 1
,, . , -...
Nm
_ __ _ ,
iiu,am ,iiii. il ,., Rie
WI%Via., '''
4 7171111! ft 1,i 1 i if taril,LEJ
t, ..., ,___ ...., ___. .... 47-) -171, *3' :Pilli'-
EEii
j 1,„ t , ,........—tioir ,_kW ITAILIMP. ,
Not a good attempt to make this home fit in with the Some effort made to soften the scale and mass by
neighbors. This type of design is discouraged. use of architectural design elements.
...}
Rancho Palos Verdes Neighborhood Compatibility Handbook 21
D. ROOF DESIGN
The design and character of a structure is greatly influenced by the form and
dimensions of its roof. A new roof should appear similar to the roofs typically seen
throughout the neighborhood, both in terms of style and pitch. The following tips are
suggestions that can be used in designing a roof, as well as selecting its material:
1. The design of a roof for new structures should be compatible with the pitch,
character, and materials of roofs found in the neighborhood.
2. The roof of an addition should be integrated into the existing roof at a similar pitch.
3. Avoid designs that consist of large unbroken roof surfaces, especially those that run
parallel to the street.
4. The use of flat or large and steep roofs should be avoided.
5. A design that consists of multiple roof planes can reduce the apparent mass of a
structure, but should not dominate the style of a structure.
d
r y
�s —.... ,,./..- ' _ „--; ,e: !„*. ,
. " f � � ",:,,,„ , r„,,, *I; Jifi1I ' ;o 1 "
This house is a good example of multiple roof planes with cascading rooflines.
6. Roof materials should be true to the architectural style of the
original structure. 1DesignTip: A
roofline should be
7. Skylights are encouraged but should be consistent with the highest over the
architectural style of the structure, and should never exceed most important
the height of the highest roof ridgeline. A skylight may be portion of a
integrated into a roof by using flat glass that is similar in color structure and then
g y g g cascade to lower
to the roof material. rooflines over
peripheral portions
8. Skylights, vents, and other roof top fixtures should be located of the structure.
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 22
E. OPEN SPACE BETWEEN STRUCTURES
The open space around a structure, achieved by the required setbacks, allows for
sunlight and air, provides privacy, as well as enhances the character of a neighborhood.
The following design tips can be used in the placement of a new structure or addition on
a lot, specifically as it relates to open space:
1. A structure should be designed to resemble the scale of the project site by providing
adequate open space around the structure.
2. The location of detached accessory structures should not limit the usability of the
outdoor area surrounding the primary residence.
3. The distance between the primary residence and a detached accessory structure
should meet the requirements set forth in the Uniform Building Code (see Building
and Safety for more information regarding setback distances).
4. The design of a residence should consider using portions of the structure to define
and incorporate usable outdoor spaces, such as courtyards, patios, breezeways,
porches, decks, and terraces.
5. A residence should have sufficient space for its exterior Design Tip: Dormers
functions, like driveway and entry approaches, parking, lower the plate and
service areas, courtyards, patios, or garden areas. eave lines. The use of
dormers as second
story windows can
6. The outdoor space surrounding a structure should relate to break up large roof
the character, mass and function of the structure. surface areas.
F. APPARENT BULK AND MASS
The bulk and mass of a structure is assessed in terms of floor area, height, relationship
to lot size, and architectural style. The apparent bulk and mass of a structure should be
designed in a manner that is proportional to adjoining properties and enhances the
rhythm of the streetscape. This can be achieved by incorporating the following design
suggestions:
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 23
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:
Color Design Tip:
1. In developing a design concept, consider the materials • Avoid white on white
and colors used in other buildings in the surrounding colors as it creates
g no contrast.
neighborhood. Create contrast in
the choice of colors.
2. Exterior materials should be compatible with those that • Limit exterior colors
are common to the neighborhood. to three with a
contrasting accent.
3. The use of natural materials on exterior facades is • Use subdued and
light colors on large
preferred, such as w ood, stone, brick, slate, and fire
surfaces or volumes.
retardant shake shingles. • Use earth-tone
colors on hillside
4. Limit the number of different exterior materials so as to structures to blend
avoid a too "busy" look. in with the natural
terrain.
5. An addition to an existing structure should use the same
materials as the original structure to unify the new with
the old. Roof Color Design Tip:
• Natural colors of
6. Although the selection of exterior color is a personal wood, barrel tile or
decision, the colors should consist of earth tones that slate are preferred.
' • Earth tone and
complement the structure and the streetscape. muted colors are
preferred.
7. Material combinations should be applied to all elevations. • Avoid glossy
Facades that are blank and lack detail are discouraged. surfaces
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 24
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.
• 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,
Rancho Palos Verdes Neighborhood Compatibility Handbook 25
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.
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This house has both a varied front setback and the second story has been setback farther than the first floor wall.
A. OFF-STREET PARKING
According to Section 17.02.030(E) of the City's Development Code, a minimum of a two
car garage is required for all new residences and major additions (50% or more
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.
Rancho Palos Verdes Neighborhood Compatibility Handbook 26
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.
I
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.
J
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 Cantilever—A beam or architectural element
structure not exceeding twelve feet in height, projecting beyond a wall line without support
which is physically detached from the main from below.
building on the lot and the use of which is
incidental to that of the main building or use on Character—A distinctive trait.
the same lot. Where an accessory structure is
a part of, or joined to, the main building by Compatibility— Having an architectural style,
means other than a trellis, breezeway or visual style, visual bulk, massiveness, height,
overhang, the accessory structure shall be width, and length, which is comparable with
considered as part of the main building. the neighborhood and harmonizes with
existing structures in the neighborhood and
Apparent Mass—This is the mass of a within itself.
structure as we see it from different vantage
points, with variations in the structure's shape Complement—To add to the character of the
and surface treatments, and with other objects area by attempting to incorporate similar
placed around it. With different emphasis on setback, height, scale, massing and
changes in these characteristics, a structure materials.
can be made to appear more or less massive.
Cornice— In classical architecture, the top,
Architectural Style—A fashion in which projecting section of an entablature, any
elements of a structure's forms, materials, etc., projecting ornamental molding along the top
create a design which can be identified as a of a building, wall, arch, etc.,finishing or
particular style. This can include the style of crowning.
the building which existed when that building
was originally constructed. Detail—An element of a building such as
trim, moldings, other ornament, or decorative
Articulation—Clear and distinct separation features.
between design elements such as materials,
walls and architectural details. Dormer—A vertically framed window which
projects from a sloping roof and has a roof of
Balance—An important aspect of rhythm. It is its own.
described in terms of symmetrical and
asymmetrical elements. It is very often Eaves—The overhang at the lower edge of a
achieved by matching differing elements which, roof which usually projects out over the walls.
when perceived in whole, display balance.
Harmonious proportions of elements in a Earth Tones—Color combinations found in
design. the natural landscape. Muted or subdued
colors.
Buildable Area—That portion of a lot that is
suitable for the development of structures Eclectic—A composition of elements from
excluding all required setback areas, different architectural styles.
easements, areas of extreme slope (thirty-five
percent of more)and all other areas where Elevation—The view of a side of a structure
structures are otherwise prohibited. shown on an architectural drawing, usually
drawn to scale.
Building Frontage—Those building elevations
which face upon a public street. (See Facade) Façade—The exterior portion of a building
which faces a public street. The facade is
Building Height—The maximum vertical usually emphasized architecturally.
dimension of a structure determined under
Section 17.02.040 of the Development Code.
Rancho Palos Verdes Neighborhood Compatibility Handbook 28
Fascia—A flat strip or band with a small existing adjacent grade); parking areas; or
projection, often found near the roofline. driveways.
(See Section 17.02.040.A.6 for complete
Fenestration—The arrangement and design definition)
of windows in a building.
Masonry—Wall construction of such material
Gable—A roof with two sloping planes as stone, brick, block and adobe.
supported at their ends by triangular upward
extensions of two walls known as gables. The Mass—describes three-dimensional forms,
triangular part of the exterior wall, created by the simplest of which are cubes, boxes,
the angle of a pitched roof. cylinders, pyramids, and cones. While
buildings are rarely one of these simple
Hip Roof—A roof with uniformly sloped forms, they are generally composites of
surfaces. varying types of masses. Also bulk, size or
volume.
I
Moldings—Projecting materials usually
gen lobil
iiROS patterned strips, used to provide ornamental
variation of outline or contour, such as
cornices, bases,window and door jambs and
headers.
Gable Roof Hip!toof
` Mullions—The divisional pieces in a multi-
pane window.
Human Scale—The proportion of a structure Natural Materials—Building materials made
or elements within a structure that are small of resources found in nature; i.e.,wood, clay,
and/or lower to the ground, relative to the size slate, stone.
of a person, creating similarity in scale. These
are commonly referred to as intimate spaces or Neighborhood Character—Identity of an
elements because of the close relationship of a area created by such physical features as
human being to the space or element. building scale, orientation, setback, relation to
site contours, architectural style and elements
Interlocking Pavers—Preformed paving such as texture, color and building materials;
blocks that have a groove along one edge and landscape feature, natural and man-made
a flange along the other edge; the grooved and the street scene, its dimensions, fixtures
edge of one block is designed to fit into the style and materials.
flanged edge of the adjoining block, thereby
holding them together. Pitch—The slope of a roof expressed in
terms of a ratio of rise (height)to span; i.e.,
Lintel—The horizontal member above a door 4:12, or 6:12.
or window which supports the wall above the
opening. Plane—A flat, level or even surface that
wholly contains every straight line joining any
Lot—A parcel of real property with a separate two points lying on it.
and distinct number shown on a plat recorded
in the office of the County Recorder. See Plate Height—The plate is a horizontal
Section 17.96.1040 of the City Development member at the top of a wall where the roof
Code for other variations to this definition. members rest. Lowering the plate height
lowers the wall height and effectively lowers
Lot Coverage—That portion of a lot or the roof eaves, giving the structure a lower
building site which is occupied by any building profile. Commonly seen in California Ranch
or structure, including courtyards which are style residences. (See Pg. 12.)
fully enclosed or which have a maximum of
one exterior entrance; trellises; decks over Privacy—The reasonable protection from
thirty inches in height(as measured from intrusive visual observation.
Rancho Palos Verdes Neighborhood Compatibility Handbook 29
Proportion—Deals with the ratio of Site Plan—A plan, prepared to scale,
dimensions between elements. Proportion can showing accurately and with complete
describe height to height ratios,width to width dimensioning, all of the structures,
ratios, width to height ratios, as well as ratios of improvements, topography and uses
massing. To arrange the parts of a whole so proposed for a specific site.
as to be harmonious.
Street View—The visual perspective of a
Ranch Style—The style of architecture made building or collection of structures from the
popular in the United States during the 1940s vantage of the adjacent roadway.
to 1960s, typified by one story, asymmetrical
shapes, low-pitched roofs, and wood clapboard Streetscape—The elevation of a residential
siding. block which includes primary and accessory
structures, landscaping,fencing, street
Ridge—The highest line of a roof where fixtures and other improvements visible from
sloping planes intersect. and along the street.
Rhythm—The relationship of buildings to Structure—Anything constructed or built, any
buildings or components of a building to each edifice or building of any kind, or any piece of
other. Rhythm relates to the spacing of work artificially built up or composed of parts
elements and can be described in terms of joined together in some definite manner,
proportion, balance, patterns in the timing, which is located on or on top of the ground.
spacing, repetition, accenting and emphasis.
Style—Design elements which consist of, but
Scale—The measurement of the relationship are not limited to:
of the size of one object to another object. The • Façade treatment
scale of a building can be described in terms of • Height of structure
its relationship to a human being (see: Human • Open space between structures
Scale). All of the components of a building • Roof Design
also have a relationship to each other and to • The apparent bulk or mass of the
the building as a whole. Generally, the scale structure
of the building components also relates to the • The number of stories
scale of the entire building.
(Scale used as in "drawn to scale"means an Tasteful—Having or showin g g ood judgment
architectural drawing, plan or map is drawn
precisely to a ratio such as =20'or or appreciation of what is beautiful,
very p y 1" appropriate, harmonious, compatible or
=1 foot and thus can be used to measure excellent in art, architecture, decoration,
the exact size of things represented upon design, and the like.
them.)
Trim—The finished woodwork, plasterwork or
Setback—The minimum horizontal distance as the like used to decorate, border, or protect
prescribed by the Development Code, between the edges of openings of surfaces.
any property line or private easement boundary
used for vehicular and/or pedestrian access Variable Setback—An outline of the ground
and the closest point on any building or area of a structure within a site that deviates
structure, below or above ground level, on the from being built square at the minimum
property. setback lines.
Shed Roof—A sloping single planed roof as Volume—Cubic square footage of an area
seen on a lean-to. measured as the length times the width times
the height of the area.
Site—The geographic location of a
construction project, usually defined by legal
boundaries as in a"lot."
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 lshikawa, 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(B)(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