PC RES 2006-056 P.C. RESOLUTION NO. 2006-56
RESOLUTION F THE PLANNING I ISSI F THE
CITY OF RANCHO PALOS VERDEVERDES CONDITIONALLY
APPROVING A HEI HT VARIATION AND SITE PLAN
VI (PLANNING CASE NO. Z nN00 - 1 ) FOR THE
CONSTRUCTION F 441-SQUARE-FOOT IST_STORY
ADDITIONS AND 1,180-SQUARE-FOOT 2 N'-STORY
ADDITION TO AN EXISTING ,114® U T
1-STORY 1 L - ILY RESIDENCE, LOCATED T 2701
SAN RAMON NV
WHEREAS, on January 9, 2006,the applicants,William Pratley and Maria Frusteri,
submitted an application for Planning Case No. ZON2006-00015 for a height variation and
site plan review to allow 1St- and 2" -story additions to their existing 1-story single-family
residence on an flag lot at the end of San Ramon Drive; and,
WHEREAS, on June 23, 2006, the application for Planning Case
No. ZON2006-00014 was deemed complete by Staff; and,
WHEREAS, on July 27, 2006, the applicants and the City mutually agreed to a 90-
day extension of the decision deadline for this application to November 20, 2006; 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 Regulations, 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 the approval of the requested height variation and
site plan review would have a significant effect on the environment and, therefore, the
proposed project has been found to be categorically exempt (Section 15301(e)(1)); 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 August 8, 2006, September 12, 2006, October 24, 2006, and November 14, 2006, at
which time all interested parties were given an opportunity to be heard and present
evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND,
DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The Planning Commission makes the following findings of fact with
respect to the application for a height variation to allow the construction of a 1.,180-square-
foot 2nd-story addition to the existing 1-story single-family residence on the subject
property:
A. The applicant has complied with the Early Neighbor Consultation process
established by the City by obtaining property owners' acknowledgement signatures
from 72% of the property owners within a 500-foot radius of the subject property
and 79% of the property owners within a 100-foot radius of the subject property.
B. The proposed structure that is above sixteen feet in height does not significantly
impair a view from public property(parks, major thoroughfares, bikeways,walkways
or equestrian trails), which has been identified in the City's General Plan or Coastal
Specific Plan, as City-designated viewing areas because the subject property is not
directly overlooked by any park, major thoroughfare, bikeway, walkway or
equestrian trail identified in the City's General Plan as a City-designated viewing
area.
C. The proposed structure is not located on a ridge or promontory; rather, the subject
property is a graded pad lot surrounded by similar pad lots that were all created
when the neighborhood was originally graded and developed in the late 1950s.
D. The proposed new structure that is above sixteen feet in height, when considered
exclusive of existing foliage, does not significantly impair a view from the viewing
area of another parcel. As viewed from the viewing areas at 2723 San Ramon
Drive, 2727 San Ramon Drive, 2749 San Ramon Drive and 30652 Palos Verdes
Drive East,the portion of the proposed addition obstructs small portions of the view
of the ocean and distant horizon, but does not significantly impacts views of such
focal points as Los Angeles Harbor and Santa Catalina Island.
E. While less-than-significant view impairment exists from the viewing areas of the
properties at 2723 San Ramon Drive, 2727 San Ramon Drive, 2749 San Ramon
Drive and 30652 Palos Verdes Drive East,the revised design and lower ridgeline of
the project minimizes this impairment.
F. The portion of the proposed project that is above sixteen feet (16'-0") in height
results in less-than-significant impairment of the views from 2723 San Ramon Drive,
2727 San Ramon Drive, 2749 San Ramon Drive and 30652 Palos Verdes Drive
East. Similar additions to the nearby 1-story homes at 2702, 2703, 2708 and 2709
San Ramon Drive would result in increases in their overall height as well. However,
given that that are also existing 2-story residences at 2700, 2704 and 2723 San
Ramon Drive, the cumulative view impacts of future additions at these nearby
properties would not be significant.
G. The proposed structure complies with all other Code requirements, including the
RS-2 zoning district development standards with respect to lot coverage and
setbacks, and the off-street parking requirements for single-family residences.
P.C. Resolution No. 2006-56
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H. The proposed structure is compatible with the immediate neighborhood character in
terms of the scale of surrounding residences, including total square footage and lot
coverage of the residence; architectural styles, including facade treatments,
structure height, open space between structures, roof design, the apparent bulk or
mass of the structure, number of stories, and building materials; and front-, side-,
and rear-yard setbacks.
1. The proposed structure does not result in an unreasonable infringement of privacy
of the occupants of abutting residences. Second-floor windows facing toward the
abutting residences at 2700 and 2702 San Ramon Drive will utilize obscure glazing.
The proposed view deck at the rear of the house does not overlook the main
outdoor living area for the property ay 2700 San Ramon Drive. Similarly, 2nd-floor
windows at the front of the house do not overlook the main outdoor living area for
the abutting property at 2703 San Ramon Drive.
Section 2: The Planning Commission finds that the 441-square-foot 1st-story
additions less than sixteen feet(16')tall are consistent with the development standards of
the RS-2 zoning district and contribute in a positive manner to the compatibility of the
overall project with the immediate neighborhood. Therefore,the requested site plan review
for these components of the project is also approved.
Section 3: Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council. Pursuant to Sections 17.02.040(C)(1)(g) of
the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in
writing, setting forth the grounds of the appeal and any specific actions requested by the
appellant, and accompanied by the appropriate appeal fee, no later than fifteen (15)days
following November 14, 2006, the date of the Planning Commission's final action.
Section 4: 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 conditionally approves a height
variation and site plan review(Planning Case No. ZON2006-00015)forthe construction of
441-square-foot I't-story additions and a 1,180-square-foot 2nd-story addition to an existing
2,114-square-foot 1-story single-family residence, located at 2701 San Ramon Drive,
subject to the conditions of approval in the attached Exhibit 'A'.
P.C. Resolution No. 2006-56
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PASSED, APPROVED, AND ADOPTED this 14 t"day of November 2006, by the following
vote:
AYES: Commissioners Karp, Lewis, Perestam, Ruttenberg and Tetreault,
Vice Chairman Gerstner
NOES: Chairman Knight
ABSTENTIONS: none
ABSENT: none
Jim Kn ht
Chairman`:
Joel jas ACCP
Direct r o$ Planning, B ild' g
and C Enforcement; nd,
Secretary to the Planning Commission
P.C. Resolution No. 2006-56
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EXHIBITW
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. 006-0 015
(Pratley-Frusterl, 2701 an Ramon Drive)
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check,the applicant and
the 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
Resolution. Failure to provide said written statement within ninety (90) days
following date of this approval shall render this approval null and void.
2. Approval of this permit shall not be construed as a waiver of applicable and
appropriate zoning regulations, or any Federal, State, County and/or City laws and
regulations. Unless otherwise expressly specified,all other requirements of the City
of Rancho Palos Verdes Municipal Code shall apply.
3. This approval is for 441-square-foot 1 st-story additions and a 1,180-square-foot 2nd_
story addition to an existing 2,114-square-foot 1-story single-family residence. The
Director of Planning, Building and Code Enforcement is authorized to make minor
modifications to the approved plans and any of the conditions of approval if such
modifications will achieve substantially the same results as would strict compliance
with the approved plans and conditions. Otherwise, any substantive change to the
project shall require approval of a revision to the height variation and/or site plan
review by the Planning Commission and shall require new and separate
environmental review.
4. All project development on the site shall conform to the specific standards contained
in these conditions of approval or, if not addressed herein, in the RS-2 district
development standards of the City's Municipal Code.
5. Failure to comply with and adhere to all of these conditions of approval may be
cause to revoke the approval of the project by the Planning Commission after
conducting a public hearing on the matter.
6. If the project has not been established (i.e., building permits obtained) within one
year of the final effective date of this Resolution, or if construction has not
commenced within one hundred eighty (180) days of the issuance of building
permits, approval of the project shall expire and be of no further effect unless, prior
to expiration, a written request for extension is filed with the Department of
Planning, Building and Code Enforcement and approved by the Director.
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Otherwise, a height variation and/or site plan review revision must be approved prior
to further development.
7. In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department,the stricter standard
shall apply.
8. Unless otherwise designated in these conditions, all construction shall be completed
in substantial conformance with the plans stamped APPROVED by the City with the
effective date of this Resolution.
9. The construction site and adjacent public and private properties and streets 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. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday
through Saturday,with no construction activity permitted on Sundays or on the legal
holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development
Code. Trucks and other construction vehicles shall not park, queue and/or idle at
the project site or in the adjoining public rights-of-way before 7:00 AM, Monday
through Saturday, in accordance with the permitted hours of construction stated
above.
11. Prior to the issuance of a building permit for the approved project, the applicant
shall be responsible for the trimming, thinning, removal or other required action
identified by the City to reduce and maintain existing foliage on the subject property
to a maximum height of sixteen (16) feet.
Height Variation Conditions:
12. This approval is for a 1,180-square-foot 2nd-story addition to an existing 1-story
single-family residence. BUILDING AREA CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to building permit final.
13. The maximum ridgeline of the approved project is 127.2'. BUILDING HEIGHT
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to roof sheathing inspection.
14. All windows on the southerly 2nd-floor facade shall utilized obscure glazing so as to
preserve the privacy of the abutting residences at 2700 and 2702 San Ramon Drive.
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Site Plan Review Conditions:
15. This approval is for 441-square-foot 1 st-story additions to an existing 1-story single-
family residence. BUILDING AREA CERTIFICATION REQUIRED, to be provided
by a licensed land surveyor or civil engineer prior to building permit final.
16. The approved residence shall maintain setbacks of 7'-0" front (nonconforming),
41'-6" rear(from OH boundary line), 5'-9" north side (from top of extreme slope)and
8'-0" south side. BUILDING SETBACK CERTIFICATION REQUIRED, to be
provided by a licensed land surveyor or civil engineer prior to foundation forms
inspection.
17. The approved project shall maintain a maximum of 40% lot coverage (2.7%
proposed). Maximum hardscape coverage within the 20-foot front-yard setback
area shall not exceed 50%.
18. A minimum 2-car garage shall be maintained, with each required parking space
being individually accessible and maintaining minimum unobstructed dimensions of
9' in width and 20' in depth, with minimum 7' vertical clearance.
19. No more than fifty percent (50%) of the existing interior and exterior walls and
square footage of the structure may be demolished without bringing the
nonconforming 7-foot front-yard setback into compliance with the current 20-foot
front-yard setback for flag lots.
M:\Projects\ZON2006-00015(Pratley-Frusteri,2701 San Ramon Dr)\PC Resolution 2006-56.doc
P.C. Resolution No. 2006-56
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