PC RES 2010-021 P.C. RESOLUTION NO. 2010-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A
HEIGHT VARIATION FOR A 587 SQUARE FOOT SECOND-STORY
ADDITION TO THE EXISTING RESIDENCE(CASE NO.ZON2008-
00656) LOCATED AT 6752 EDDINGHILL DRIVE.
WHEREAS, on December 23, 2008, the property owner, Mr. Alon, submitted a Height
Variation application to the Community Development Department for review and processing
requesting approval to construct a new 587 square foot addition to the existing single-story
residence. On January 21, 2009, Staff completed the initial review of the application, at which time
the application was deemed incomplete due to missing information on the project plans; and,
WHEREAS, Staff deemed the application complete on April 19, 2010; and,
WHEREAS, on April 22, 2010, Staff mailed notices to 95 property owners within a 500-foot
radius from the subject property, providing a 30-day time period for the submittal of comments and
concerns. In addition, a Public Notice was published in the Peninsula News on April 22, 2010; 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 would have a significant effect on the
environment and, therefore, the proposed project has been found to be categorically exempt
(Section 15303(e)(2)); 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 May 25, 2010,
at which time all interested parties were given an opportunity to be heard and present evidence;and,
WHEREAS, on May 25, 2010, the applicant granted a 90-day extension to the Permit
Streamlining Act and the Planning Commission continued the public hearing to July 13, 2010 to
allow the applicant to work with the neighbors and consider design modifications; and,
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND
RESOLVE AS FOLLOWS:
Section 1: With respect to the application for a Height Variation to allow the construction
of a 587 square foot second-story addition to the existing residence:
A. The applicant has complied with the Early Neighbor Consultation process established by the
City by obtaining property owners' acknowledgement signatures from 60% of the property
owners within a 500-foot radius of the subject property.
B. The Height Variation is warranted since the proposed two-story addition which exceeds
sixteen feet in height does not significantly impair a view from public property(parks, major
thoroughfares, bike ways, walkways or equestrian trails), which has been identified in the
City's General Plan or Coastal Specific Plan, as there are no City-designated viewing areas
due to the topography in the area and the location of the subject property.
C. The Height Variation is warranted since the proposed two-story addition that exceeds
sixteen feet in height is not located on a ridge or promontory. The subject property is located.
within a fully developed single-family residential neighborhood, on an existing pad lot. The
residence is not located on a ridge or a promontory, as defined in the Municipal Code.
D. The Height Variation is warranted because the portions of the new residence which exceed
sixteen feet in height, when considered exclusive of existing foliage, do not significantly
impair views from the viewing area of another parcel due to the surrounding topography and
configuration of the proposed residence. Specifically, Staff noted that the proposed addition
would impair a less than significant amount of the expansive ocean views from 28349 and
28355 Plainfield as a majority of the existing, protected view as seen from these residences'
living room, kitchen and dining room (same view) would be maintained.
E. The Height Variation is warranted since there is no significant cumulative view impairment
caused by granting the application. Cumulative view impairment shall be determined by: (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. Specifically, the view shed, as seen from the neighboring properties along
Plainfield Drive are orientated toward the west, above the subject property and a majority of
the homes along Eddinghill Dr. are already two-story residences.With the exception of 6758
Eddinghill, the five closest homes on either side of the project are developed as two-story
structures and would not create further view impairments. Due to the fact that 6758 is
located 5 feet below the subject property and 35-40 feet below the neighbors along
Plainfield, any potential view impairment from the construction of a second story at 6758
Eddinghill would be less impairing that the subject addition which does not cause a
significant view impairment. Further, Eddinghill is located over 30 feet below Plainfield and
continues to descend toward the north which would lessen the potential for cumulative view
impairment as seen from the neighbors along Plainfield.
F. The Height Variation is warranted as the proposed addition, with the exception of the
existing non-conforming front yard setback which would not be affected by the proposed
project, complies with all other Code requirements, including the RS-4 zoning district
development standards with respect to lot coverage and setbacks, and the off-street parking
requirements for single-family residences.
G. The Height Variation is warranted as the proposed structure is compatible with the
immediate neighborhood character in terms of the scale of surrounding residences,
architectural style and bulk and mass. The square footage, proposed lot coverage and
setbacks, are consistent with those of the surrounding properties. Specifically,the proposed
residence and new addition would only be 9 square feet above the largest home in the
neighborhood. The architectural style of the proposed residence would utilize similar
architectural materials and styles found in the immediate neighborhood with low-pitched
roofs, stucco siding and evenly proportioned windows along the front facade. Furthermore,
the second story was positioned along the north side of the existing residence, which is
similar to other two-story homes within the neighborhood.
P.C. Resolution No. 2010-21
Page 2 of 6
H. The Height Variation is warranted since the new residence,as conditioned,would not create
an unreasonable infringement of the privacy of the occupants of abutting residences as the
applicant will be required to provide clerestory windows in the north side second-story
fagade and windows are not proposed along the south side facade. Furthermore, the
balcony would not create a privacy impact to the neighboring property to the north as the
applicant reduced the balcony from 116 square feet to 58 square feet and due to the fact
that existing foliage on the neighboring property provides a significant privacy barrier.
Section 2: 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 July 13, 2010, 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 (Case No. ZON2008-
00656)for the construction of a new 587 square foot second-story addition to the existing residence,
located at 6752 Eddinghill Dr., subject to the conditions of approval in the attached Exhibit 'A'.
PASSED, APPROVED, AND ADOPTED this 13th day of July 2010, by the following vote:
AYES: Commissioners Emenhiser, Knight, Leon, Lewis, Tetreault and Vice Chairman
Tomblin
NOES: None
ABSTENTIONS: None
ABSENT: Chairman Gerstner
Bill Gerstner
Chairman
Joel Rojas, IC
Community Dev lopmen irector
P.C. Resolution No. 2010-21
Page 3 of 6
EXHIBIT'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. ZON2008-00656
(Alon, 6752 Eddinghill Dr.)
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 listed below. Failure to provide said
written statement within ninety(90)days following the date of this approval shall render this
approval null and void.
2. Prior to the submittal of plans into Building and Safety plan check, the applicant shall obtain
an encroachment permit from the Director of Public Works for any curb cuts, dumpsters in
the street or any other temporary or permanent improvements within the public rights-of-way.
3. 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.
4. The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the residential
development standards of the City's Municipal Code, including but not limited to height,
setback and lot coverage standards.
5. Failure to comply with and adhere to all of these conditions of approval may be cause to
revoke the approval of the project pursuant to the revocation procedures contained in
Section 17.86.060 of the City's Municipal Code.
6. If the applicant has not submitted an application for a building permit for the approved
project or not commenced the approved project as described in Section 17.86.070 of the
City's Municipal Code within one year of the final effective date of the Notice of Decision,
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.
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 the Notice of Decision.
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:
P.C. Resolution No. 2010-21
Page 4of6
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 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 in this condition.
11. Unless modified by the approval of future planning applications, the approved project shall
maintain a maximum of 50% lot coverage(49.9%proposed)and the following setbacks from
the applicable property lines:
Front 20 feet(12'-4"existing, no change)
North Side 5'-0"feet (5-11"existing and proposed)
West Side 5 feet(5'-8"existing, no change)
Rear 15 feet(20'-6"proposed)
12. Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed
50%.
13. A minimum 2-car garage shall be provided, with each required parking space being
individually accessible and maintaining minimum unobstructed dimensions of 9 feet in width
and 20 feet in depth, with a minimum of 7 feet of vertical clearance.
14. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of
the Rancho Palos Verdes Development Code. No outdoor lighting is permitted where the
light source is directed toward or results in direct illumination of a parcel of property or
properties other than that upon which such light source is physically located.
15. All landscaping and construction activities shall exercise effective dust control techniques,
either through screening and/or watering.
16. All construction sites shall be maintained in a secure, safe, neat and orderly manner.
Temporary portable bathrooms shall be provided on a construction site if required by the
City's Building Official. Said portable bathrooms shall be subject to the approval of the City's
Building Official and shall be placed in a location that will minimize disturbance to the
surrounding property owners.
17. All applicable permits required by the Building and Safety Division shall be obtained by the
applicant prior to the commencement of construction.
18. The second story balcony shall not exceed a maximum of 58 square feet and shall not
extend more than 4'-0" from the second story fagade within the rear yard.
Height Variation Conditions:
19. This approval is for the construction of a new 587 square foot two-story addition to the
P.C. Resolution No. 2010-21
Page 5 of 6
existing residence. Upon completion of the proposed addition, the square footage of the
residence would be 3,090 square feet, including the garage.
20. The new residence shall maintain a maximum height of 22'-2", as measured from the lowest
finished grade adjacent to the building foundation/slab (elevation 102.9') to the highest
ridgeline (elevation 125.0'). BUILDING HEIGHT CERTIFICATION IS REQUIRED. A
LICENSED CIVIL ENGINEER OR SURVEYOR SHALL PREPARE THE CERTIFICATION.
CERTIFICATION SHALL BE SUBMITTED TO THE CITY'S BUILDING OFFICIAL FOR
REVIEW AND APPROVAL PRIOR TO ROOF FRAMING/SHEETING INSPECTION.
21. Other than the required spark arrestors, there shall not be any decorative/architectural
features on the tops of the chimneys. Since a spark arrestor is required for every chimney,
the spark arrestor shall be considered part of the chimney. Therefore, the proposed
chimneys shall not be any higher than the minimum height required by the Uniform Building
Code. The spark arrestors on the chimneys shall be the shortest spark arrestor required by
the manufacturers specifications for the type of fireplace installed.
22. The windows along north facing facade of the second-story addition shall be clerestory
windows. Prior to submittal of plans into Building and Safety Division Plan Check, the
Applicant shall revise the plans so that the window is shown as clerestory.
23. Windows along the south facing fagade of the second-story addition shall be prohibited
without review and approval by the Planning Commission.
P.C. Resolution No. 2010-21
Page 6 of 6