PC RES 2006-023 P.C. RESOLUTION NO. 200 -23
RESOLUTION F THE PLANNINGCOMMISSION OF THE CITY OF
RANCHOL S VERDES APPROVING,VERDE WITH CONDITIONS,
PLANNING 2005-0 74 (HEIGHT A I TI , GRADING
PERMIT A IT PLAN REVIEW) TO ALLOW THE CONSTRUCTION
OF A 1,821 SQUARE FOOT ADDITION TO AN EXISTING 2,833
SQUARE FOOT, SPLIT-LEVEL, SINGLE-FAMILY RESIDENCE
PROPERTY LOCATED, T 29225 OCEANRIDGE DRIVE.
WHEREAS, on February 14, 2005, Height Variation Permit, Grading Permit, and
Site Plan Review applications (hereafter referred to as Case No. Z®N2005-00074) were
submitted to the Planning, Building and Code Enforcement Department to allow an
expansion of the existing split-level residence by adding to the first and second stories,
including a loft at a height of 26' as measured from the lowest finished grade covered by
structure to the highest roof ridge line; and,
WHEREAS, on January 4, 2006 the subject applications were deemed generally
complete for processing by Staff; and,
WHEREAS, on January 26, 2006 the required public notices were mailed out to
property owners within a 500' foot radius of the subject property informing them of the
proposed project and the scheduled public hearing on February 28, 2006. Furthermore,
a notice was published in the Peninsula News on January 28, 2006; and,
WHEREAS, pursuant to the provision of the California Quality Act, Public
Resources Code Section 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 ZON2005-00074 would have a
significant effect on the environment and, therefore the proposed project has been
found to be categorically exempt (Class 1, Section 15303(a)); and,
WHEREAS, after notices issued pursuant to the requirements of Rancho Palos
Verdes Development Code, the Planning Commission held a duly noticed public
hearing on February 28, 2006, at which time all interested parties were given the
opportunity to be heard and present evidence. After considering public testimony,
including Staff's presentation, the Commission directed the applicants to make specific
revisions to the project plans and continued the public hearing to its April 25, 2006
meeting; and,
WHEREAS, on April 25, 2006, the Planning Commission continued the public
hearing, without public testimony, to its May 9, 2006 meeting to provide the applicants
with additional time to complete the project revisions; and,
P.C. Resolution No. 2006-23
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WHEREAS, on May 9, 2006, the Planning Commission continued the public
hearing discussion at which time all interested parties were given an opportunity to be
heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS
FOLLOWS:
Section 1. That the applicants have successfully completed the Early
Neighborhood Consultation process by obtaining 27% of the owner signatures within
500' and 92% of the owner signatures within 100'.
Section 2: That the subject lot is not located in an area designated by the
City's General Plan and the City's Coastal Specific Plan as a viewing area and therefore
the proposed structure does not impair any public views.
Section 3: That the subject lot is located on a manufactured slope that was
created at the time the building pads for the subject tract were graded and is not located
on a ridge or promontory, as defined by the City's development Code.
Section 4: That the addition to the existing structure that is above sixteen feet
in height and requires a Height Variation, as defined in Section 17.02.040(8) of this
Chapter, when considered exclusive of existing foliage, does not significantly impair a
view from the viewing area of another parcel.
Section 5, That the addition to the existing structure that is above sixteen feet
in height and requires a Height Variation, as defined in Section 17.02.040(8) of this
Chapter does not result in a significant cumulative view impairment caused by granting
the application when (a) considering the amount of view impairment that would be
caused by the proposed new structure that is above sixteen feet in height or addition to
a structure that is above sixteen feet in height; and (b) considering the amount of view
impairment that would be caused by the construction on other parcels of similar new
structures or additions that exceed sixteen feet in height.
Section 6: That the proposed structure complies with the residential
development standards for a RS-4 zoning district in terms of open space, height
requirements, and setbacks. Furthermore, in addition to obtaining Planning approval,
approvals must be obtained from the City's Geotechnical Consultant in the Building
stage and building and grading permits must also be obtained for compliance with the
Uniform Building Code, the Development Code and the City's Municipal Code.
Section 7: That the proposed structure is compatible with the immediate
neighborhood character in that based on an analysis of the area, it is found that the
proposed structure is consistent with the character of the immediate neighborhood with
respect to architectural style and materials, bulk and mass, number of stories, structure
size, front, side, and rear yard setbacks, and open space between structures.
P.C. Resolution No. 2006-23
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Section 8: That the proposed structure that is above sixteen feet does not
result in an unreasonable infringement of the privacy of the occupants of abutting
residences.
Section 9: That the 24 cubic yards of earth movement located along the
northern side transition slope is required to prepare the subject property for the
proposed construction and does not significantly adversely affect the visual
relationships with nor the views from the viewing area of neighboring properties,
reasonably minimizes disturbances to the transition slope, and does not cause
excessive and unnecessary disturbance of the natural landscape or wildlife habitat
through removal of vegetation.
Section 10- That the proposed project complies with the Residential
Development Guidelines for the RS-4 zoning district in that the required setbacks for the
front, rear and side yards are adhered to and that the proposed lot coverage, at 38%, is
12% less than the Development Code's 50% maximum requirement.
Section 11: A Notice of Decision shall be given to the applicant and to all
interested parties informing them of the Planning Commission's decision.
Section 12: Any interested party may appeal this decision or any portion of this
decision to the City Council. Pursuant to Section 17.02.040.C.1.j 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 fifteen (15) days following the date of the
Planning Commission's adoption of this resolution.
Section 13: 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 Planning
Case ZON2005-00074 (Height Variation, Grading Permit, and Site Plan Review)
thereby approving the construction of a 1,821 square foot addition to an existing 2,833
square foot, split-level, single-family residence at a proposed height of 23'-4", as
measured from the lowest finished grade covered by structure (97.06') to the top of the
highest roof ridgeline (1205), subject to the conditions of approval in Exhibit "A".
P.C. Resolution No. 2006-23
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APPROVED, AND ADOPTEDthis 9th day of May, 2006, by the following
vote
AYES: Chairman Knight, Vice-Chairman Gerstner, Commissioners, Tetreault, Lewis,
Ruttenberg,: and Perestam
NOES: Commissioner Karp
ABSTENTIONS. None
ABSENT: None
im Kni
Chair `an
Joe Ro as, P+ICP
®ir cto of Plan n wilding
and de Enforc rnent; and,
Secretary to the Planning Commission
P.C. Resolution No. 2006- 23
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Exhibit "A"
Conditions of Approval
Planning Commission Resolution No. 2006-23
Case No. 2005® 0074
(Height Variation, Grading Permit, and Site Plan Review)
I The approval of ZON2005-00074 (Height Variation, Grading Permit and Site Plan
Review) is to allow for the construction of a 1,821 square foot addition to an
existing 2,833 square foot split-level residence. The approved project shall
consist of a 443 square foot garage/workshop addition, a 447 square foot first
floor expansion (solarium included) and a 931 square foot second story addition
(loft included).
A SQUARE FOOTAGE CERTIFICATION PREPARED BY A REGISTERED
SURVEYOR INDICATING THAT THE NEW RESIDENCE DOES NOT EXCEED 4,654
SQUARE FEET SHALL BE SUBMITTED TO THE BUILDING AND SAFETY DIVISION
PRIOR TO A FRAMING INSPECTION.
2. Approval of ZON2005-00074 (Height Variation, Grading Permit and Site Plan
Review) shall not be construed to mean any waiver of applicable and appropriate
zoning regulations, or any Federal, State, County, and City laws and regulations.
Unless otherwise expressly specified, all other requirements of the City of
Rancho Palos Verdes Municipal Code shall apply.
3. The applicant/property owner shall submit to the City a statement, in writing that
they have read, understand and agree to all conditions of approval listed below.
Failure to provide said written statement within ninety (90) days of the effective
date of approval shall render this approval null and void.
4. The approval shall become null and void after one (1) year from the date of this
approval unless the approved plans are submitted to the Building and Safety
Division to initiate the "plan check" review process, pursuant to Section
17.86.070 of the City's Development Code. This approval shall become null and
void if, after initiating the "plan check" review process, or receiving a building
permit to begin construction, said "plan check" or permit is allowed to expire or is
withdrawn by the applicant.
5. The Director of Planning, Building and Code Enforcement is authorized to make
minor modifications to the approved preliminary plans or any of the conditions if
such modifications shall achieve substantially the same results as would strict
compliance with said plans and conditions.
6. Permitted hours of construction are 7:00 a.m. to 7:00 p.m. Monday through
Saturday. No work is permitted on Sundays or legal holidays.
7. The project silhouette shall be removed no later than seven (7) calendar days
after the expiration of the appeal period, unless an appeal is filed with the City.
8. The project shall substantially conform to the plans stamped, and dated the
P.C. Resolution No. 2006-23
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effective date of this approval, approved by the Planning Department.
9. The construction site, adjacent public and private properties shall be kept free of
all loose materials resembling trash and debris in excess of that material used for
immediate construction purposes. Such excess material may include, but not be
limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete
asphalt, piles of earth, salvage materials, abandoned or discarded furniture,
appliances or other household fixtures.
10.The project site shall be securely enclosed with a temporary construction fence,
not to exceed six (6) feet in height, during the duration of construction. Said
fencing shall be removed prior to issuance of the Certificate of Occupancy by
Building and Safety.
11.In the event that a Planning requirement and a Building & Safety requirement are
in conflict with one another, the stricter standard shall apply.
12.All applicable permits required by the Building and Safety Division shall be
obtained by the applicant prior to the commencement of construction.
13.All applicable soils/geotechnical reports required by the Building and Safety
Division shall be obtained by the applicant, and reviewed and approved by the
City's Geotechnical Consultant prior to grading or building permit issuance.
14.The approved project shall maintain a maximum 50% lot coverage. (Proposed —
38%)
15.The proposed residence shall not exceed a height of 23'-4", as measured from
the lowest grade adjacent to the building foundation/slab (97'-06") to the highest
ridgeline of the residence (120'-5"),
A BUILDING HEIGHT CERTIFICATION, PREPARED BY A REGISTERED ENGINEER,
SHALL BE SUBMITTED TO THE BUILDING AND SAFETY DIVISION PRIOR TO THE
FINAL FRAMING INSPECTION.
16.The proposed structure shall maintain the following minimum setbacks:
Front Yard - 20'-0" (proposed: 20'-0")
Rear Yard - 16-0" (proposed: 16-0")
Side Yard - 5'-0" (proposed: 5'-1" north, 7'-1" south)
A SETBACK CERTIFICATION SHALL BE PREPARED BY A REGISTERED
ENGINEER OR LICENSED SURVEYOR AND SUBMITTED TO THE BUILDING AND
SAFETY DIVISION PRIOR TO A FOUNDATION INSPECTION.
17.A minimum of a two car garage shall be maintained at all times with a minimum
depth of twenty (20) feet, a minimum width of eighteen (18) feet and a minimum
vertical clearance of seven (7) feet, as measured from the interior finished walls
(proposed: three-car garage with workshop).
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18.The project related grading shall not exceed 24 cubic yards of earth movement,
and the maximum depth of cut/fill shall not exceed 3' in height.
19.Prior to issuance of grading permits, the Director of Public Works shall review
and approve a haul route for all imported earth.
20. Prior to issuance of grading permits, the Director of Public Works shall review
and approve any improvements within the public right-of-way, including but not
limited to, driveway curb cuts and drainage facilities.
21.The applicants shall visually screen the trash enclosure from neighboring
properties and the public right-of-way prior to issuance of the Certificate of
Occupancy by Building and Safety.
22.All mechanical equipment, including but not limited to air conditioning condenser
units, shall be no closer than 3-feet from the interior side and rear property lines
and shall not exceed six-feet in height. Said equipment shall be adequately
screened from the neighboring properties and the right of way. Documentation
from the manufacturer of the mechanical equipment shall be submitted to the
Planning Director prior to installation indicating that noise levels from the
mechanical equipment shall not exceed 65 dba as measured from the closest
property line.
23.No mechanical equipment shall be permitted on the roof.
24.Fencing located along the street property line (Oceanridge Drive) shall not
exceed 42-inches in height and shall be 80% open to light and air.
25.No outdoor lighting shall be permitted that is directed towards a parcel of
property other than that upon which such light source is physically located.
Additionally, no lighting shall be permitted where the light source or fixture, if
located on a building, above the line of the eaves, or if located on a standard or
pole, more than ten (10) feet above grade. Individual, non-reflector,
incandescent light bulbs shall not exceed 150 watts per bulb or an aggregate of
1,000 wafts for a lot.
P.C. Resolution No. 2006-23
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