PC RES 2005-046 P.C. RESOLUTION NO. 2005-4
RESOLUTION F THE PLANNING COMMISSION OF THE CITY OF
RANCHOPALPALOS VERDEVERDES APPROVINGCASE NO. ZON2005-00366,
HEIGHT VARIATION AND SITE PLAN REVIEW1,194 SQUARE
FOOT TWO-STORY DDITI N TO THE SOUTH SIDE OF THE EXISTING
TWO-STORY SI E CE, RESULTING IN A 4,221 SQUARE FOOT
STRUCTURE EASURI 25.34-FEET IN OVERALL HEIGHT, AT
PROPERTY LOCATED AT 3512 HIGHTIDE DRIVE.
WHEREAS, on July 13, 2005, the applicant Olympia Greer, representing property
owners David and Beth Shirley, submitted Case No. ZON2005-00366, Height Variation and
Site Plan Review applications for a 1,194 square foot two-story addition to the existing two-
story residence; and,
WHEREAS, on August 10, 2005, the application was deemed incomplete pending
submittal of additional information; and,
WHEREAS, upon submittal of the required information, the construction of the
temporary silhouette and submittal of the silhouette certification form, the case was
deemed complete by Staff on October 4, 2005; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulation, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), Staff found no evidence that Case No. ZON2005-00366 would have a
significant effect on the environment and, therefore, the proposed project has been found to
be categorically exempt under Class 1 (Existing Facilities) since the project involves an
addition to an existing residence; and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos
Verdes Development Code, the Planning Commission held a duly noticed public hearing on
November 8, 2005, at which time the item was continued to November 22, 2005 due to a
lack of a quorum; and,
WHEREAS,the Planning Commission held a public hearing on November 22, 2005,
at which time all interested parties were given an opportunity to be heard and present
evidence.-
NOW,
vidence:NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The applicant has complied with the Early Neighborhood Consultation
process established by the City by obtaining acknowledgement signatures from 92.3% of
the property owners within 100-feet of the subject property and 40.4% of the property
owners within 500-feet of the subject property, who have reviewed the plans prior to filing
the application with the City.
Section ® The proposed new second-story addition does not significantly impair a
view from public property which has been identified in the City's General Plan or Coastal
Specific Plan as a City-designated viewing area because there are no such areas that
overlook the subject property.
Section 3e The property is not located on a ridge or promontory as there are other
adjacent parcels with varying pad elevations that were terraced when initially constructed.
Section 4: The proposed second story addition that is above sixteen feet in
height, when considered exclusive of foliage, does not significantly impair a view from the
viewing area of another parcel. There are no residences to the rear of the subject property,
while the residences on either side are generally at the same grade elevation and are not
oriented towards the subject property. Further, the properties to the east, which are
accessed via Coolheights Drive, are over 70-feet higher in elevation than the subject
property and will not project into any view from the residences along Coolheights Drive.
Section ; There is no significant cumulative view impairment caused by granting
the application due to the orientation of the residences and topography of the area.
Section 6; There is no evidence of significant cumulative view impairment since
there is no view impairment from the viewing area of another parcel due to the orientation
of other residences and the topography in the area.
Section 7: The proposed structure complies with all other Code requirements in
that all the development standards of the RS-3 Zoning District are met and the minimum
setback requirements are exceeded.
Section 3m The addition and resulting appearance will not significantly change the
appearance of the immediate neighborhood and the residence will be compatible with the
immediate neighborhood. The architectural style, roofing material, exterior finishes,
number of stories and building materials will be consistent with other homes in the
neighborhood. Further, although the residence will be largest in the neighborhood, for the
following reasons the resulting size of the residence will not appear larger. Furthermore, a
new roof element over the garage will replace an existing balcony, thereby integrating and
softening the first and second story fagades, a new bay window will be provided with a
gable roof above to articulate the second story fagade; while the expanded second story
will contain similar features to articulate the fagade, and to provide balance and symmetry
for the entire second story. Thus, the front fagade of the overall structure will be articulated
so that the front fagade does not maintain a solid faced plane along the most visible portion
of the structure and thereby reducing the bulk and mass. Lastly, the addition will not
deviate from any front, side or rear yard setback that is prevalent in the neighborhood.
Section 9. The proposed structure does not create an unreasonable infringement
on the privacy of the occupants of abutting residences since there is an existing situation of
visibility onto other properties from existing windows along the rear fagade. Thus, the
P.C. Resolution No. 2005-46
Page 2
additional window and a new balcony along the rear fagade will not significantly increase
the ability to view the rear yards than what currently exists and will not create a new privacy
situs I ion.
Section 10: Staff conducted a foliage analysis and determined that there is no
foliage on the subject property that exceeds 16-feet in height and significantly impairs a
view from the viewing area of another parcel.
action 119 For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby approves Case No. ZON2005-
00366 for Height Variation and Site Plan Review applications, thereby allowing anew 1,194
square foot two-story addition to an existing two-story residence up to a maximum height of
25.34-feet and resulting in a 4,221 square foot structure (garage included), subject to the
conditions contained in Exhibit "A" attached hereto and made a part hereof, which are
necessary to protect the public health, safety, and welfare.
Section 12: Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council. Pursuant to Section 17.80 of the Rancho
Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing and
with the appropriate appeal fee, no later than December 7, 2005.
PASSED, APPROVED, AND ADOPTED this 22"d day of November 2005, by the following
vote:
AYES: Commissioners Golida, Karp, Perestam., Chairman Tetreault
NOES: None
ABSTENTIONS: Vice Chairman Knight
ABSENT: Commissioners Gerstner and Mueller
Paul Tetreau It
Planning Commission Chairman
.Joe of s, Aicp
Di ctor of Plann Building and
C Vrdenforcement; and, Secretary
, t n �'l
to e Planning Commission
P.C. Resolution No. 2005-46
Page 3
Exhibit "A"
Conditions of Approval
Case No. 2005-0036
(Height Variation & Site PlanReview)
1. Prior to the submittal of plans into Building and Safety plan check, the applicant and/or
property owner shall submit to the City a statement, in writing, that they have read,
understand and agree to all conditions of approval contained in this approval. Failure to
provide said written statement within ninety(90)days following the date of this approval
shall render this approval null and void.
2. The approval shall become null and void after one year from the date of approval unless
the approved plans are submitted to the Building and Safety Division to initiate the"plan
check" review process.
3. Approval is for a new 1,194 square foot two-story addition to the south side of the
existing two-story residence, resulting in a total structure size of 4,221 square feet
(including garage). SUBJECT TO REVIEW N APPROVAL BY THE BUILDING
OFFICIAL, I CERTIFICATION FOR THE SECOND STORY IS REQUIREDY
LICENSED LAND SURVEYORN I E I T FRAMING INSPECTION
FT E STRUCTURE.
4. The following minimum setbacks shall be maintained:
Front yard: 20'-0" minimum (proposed: 23'-6")
Side yard: 5'-0" minimum (proposed: 6'-0" south side/no change north side)
Rear yard: 15'-0" minimum (proposed: 80'-0")
5. The maximum ridgeline elevation of the project is limited 137.09-feet (1.25-feet above
existing), resulting in a maximum height of 25-feet as measured from highest pad
elevation covered by structure located at the northwest corner of the residence, and a
maximum overall height of 25.25-feet as measured from lowest grade elevation
adjacent to the structure located at the southeast corner of the residence where
portions of the addition is located. SUBJECTT VIEW AND APPROVAL BY THE
BUILDING FI l L, A RIDGE HEIGHT CERTIFICATION IS REQUIRED Y
LICENSED LAND SURVEYOR OR ENGINEERPRIOR TO INSTALLATION OF ROOF
MATERIALS
6. The maximum structure size of the residence, including garage, resulting from this
approval is limited to a total area of 4,221 square feet.
7. A minimum of two enclosed garage spaces shall be maintained, with each space being
individually accessed and each maintaining a minimum unobstructed dimension of 9-
feet-wide by 20-feet-deep by 7-feet-vertical clearance.
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8. Construction of the project shall substantially conform to the plans stamped as
approved by the Planning Department with the effective date of this approval.
9. Due to the subject property's location in the RS-3 zoning district, a maximum of forty
(45%) percent lot coverage shall be allowed on the lot (proposed: 24.22%).
10.In the event that a Planning requirement and a Building & Safety requirement are in
conflict with one another, the stricter standard shall apply.
11.The hours of construction shall be limited to 7:00 a.m. to 7:00 p.m., Monday through
Saturday. No construction shall be permitted on Sundays or on legal holidays.
12.The construction site and all adjacent private and public property shall be kept free of all
loose materials resembling trash and debris in excess of that material used for
immediate construction purposes. Such excess material may include, but is not limited
to: the accumulation of debris, garbage, lumber, scrap metal, concrete, asphalt, piles of
earth, salvage materials, abandoned or discarded furniture, appliances or other
household fixtures.
13.The maximum eave projection allowed into the required setback areas shall not exceed
6-inches for each 1-foot of required setback.
14.At least 50% of the existing interior and exterior walls or existing square footage of the
structure shall be retained by the approved project. Otherwise, any nonconformities
existing at the time of Planning approval shall be corrected as a part of the project. In
addition, neighborhood compatibility analysis will be required if not conducted as a part
of the original Planning approval.
15.The construction site shall be temporarily enclosed with a six(6-0")foot high chain-link
fence during the length of construction of the residential structure.
16.The Director of Planning, Building and Code Enforcement is authorized to make minor
modifications to the approved plans or any of the conditions if such modifications shall
achieve substantially the same results as would strict compliance with said plans and
conditions.
P.C. Resolution No. 2005-46
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