PC RES 2007-063 P.C. RESOLUTION NO. 2007-6
RESOLUTION F THE PLANNING COMMISSION F THE
CITY OF RANCHO PALOSEDES CONDITIONALLY
APPROVING I T VARIATION AND SITE PLA
REVIEW(PLANNING CASE NO. Z N2007-00130) FOR THE
CONSTRUCTION F 199-SQUARE-FOOT 1 ST-ST Y A I-
TI D 752-SQUARE-FOOT 2"®-ST RY ADDITIONS
TO AN EXISTING , 1-SQUARE-FOOT 2- T RY SINGLE-
FAMILY
INGL -
F ILY RESIDENCE, LOCATED AT 3667 GREVE DRIVE
WHEREAS, on March 16, 2007, the applicant, Mark Panetta, submitted an
application for Planning Case No. ZON2007-00130 for a height variation and site plan
review to allow additions totaling 951 square feet to an existing 2-story single-family
residence on Greve Drive; and,
WHEREAS, on September 18, 2007, the application for Planning Case
No. ZON2007-00130 was deemed complete by Staff; 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); 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 October 23, 2007, 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 752-square-foot
2na-story additions to 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 64% of the property owners within a 500-foot radius of the subject property
and 88% 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 mid-1960s.
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. The subject property is located on a flag lot at the westerly
terminus of Greve Drive, and immediately surrounding residences are at similar or
lower elevations. The nearest residence overlooking the subject property is more
that two hundred feet (200') higher and seven hundred fifty feet (750') away. As
such, given the topography of the area and the orientation of surrounding homes,
the portion of the proposed project that is above sixteen feet (16'-0") in height
results in no impairment of view from the viewing area of another parcel.
E. There is no significant cumulative view impairment caused by granting the
application. The portion of the proposed project that is above sixteen feet(16'-0") in
height results in no view impairment, and similar additions to surrounding, adjacent
residences would result in no view impairment either.
F. The proposed structure complies with all other Code requirements, including the
RS-3 zoning district development standards with respect to lot coverage and
setbacks, and the off-street parking requirements for single-family residences.
G. 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.
H. The proposed structure does not result in an unreasonable infringement of privacy
of the occupants of abutting residences. Second-floor windows, balconies and roof
decks facing toward the abutting residences at 3663 and 3666 Greve Drive will not
directly overlook primary outdoor living areas or create more privacy infringement for
these abutting residences than currently may exist from the second floor of the
house at 3667 Greve Drive.
Section 2e The Planning Commission makes the following findings of fact with
respect to the application for site plan review to allow the construction of 199-square-foot
1St-story additions to the subject property:
P.C. Resolution No. 2007-63
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A. The proposed 177-square foot expansion of the garage and a 22-square-foot
enclosure within the existing covered entry fully comply with the development
standards for the RS-3 zoning district.
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)(j) 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 fee, no later than fifteen (15)days following
October 23, 2007, 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. ZON2007-00130)for the construction of
199-square-foot 1st-story additions and 752-square-foot 2nd-story additions to an existing
2,261-square-foot 2-story single-family residence, located at 3667 Greve Drive, subject to
the conditions of approval in the attached Exhibit 'A'.
P.C. Resolution No. 2007-63
Page 3 of 7
PASSED, APPROVED, AND ADOPTED this 23 'd day of October 2007, by the
following vote:
AYES: Commissioners Karp, Knight, Lewis and Tetreault, Chairman Gerstner
NOES: none
ABSTENTIONS: none
ABSENT: Commissioner Ruttenberg and Vice Chairman Perestam
RECUSALS: none
Bill Gerstner
Chairman
Joe OJ S, AICP
Dir
k
,Ictor f Planni g, uilding
andCoe Enforcement; and,
v
SecVreary to the Planning Commission
P.C. Resolution No. 2007- 63
Page 4 of 7
E HI IT W
CONDITIONS F APPROVAL FOR
PLANNING CASE NO. ZON2007-00130
(Panetta, 3667 Greve rive)
General Conditions:
1 o 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 199-square-foot 1 st story additions and 752-square-foot 2nd-story
additions to an existing 2,261-square-foot 2-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-3 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.
Otherwise, a height variation and/or site plan review revision must be approved prior
to further development.
P.C. Resolution No. 2007-63
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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.
Height Variation Conditions:
11. This approval is for 752-square-foot 2nd-story additions to an existing 2-story single-
family residence. BUILDING AREA CERTIFICATION REQUIRED, to be provided
by a licensed land surveyor or civil engineer prior to building permit final.
12. The maximum ridgeline of the approved project is 225.80'. BUILDING HEIGHT
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to roof sheathing inspection.
Site Plan Review Conditions:
13. This approval is for 199-square-foot 1 st-story additions to an existing 2-story single-
family residence. BUILDING AREA CERTIFICATION REQUIRED, to be provided
by a licensed land surveyor or civil engineer prior to building permit final.
14. The approved residence shall maintain setbacks of 51.0' front, 20.67' rear, 41.0'
west side and 5.0'east side. BUILDING SETBACK CERTIFICATION REQUIRED,
to be provided by a licensed land surveyor or civil engineer priorto foundation forms
inspection.
15. The approved project shall maintain a maximum of 45% lot coverage (21.9%
proposed).
P.C. Resolution No. 2007-63
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16. 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.
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P.C. Resolution No. 2007-63
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