PC RES 2012-003 P.C. RESOLUTION NO. 2012-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, A
HEIGHT VARIATION AND SITE PLAN REVIEW APPLICATION TO
CONSTRUCT A 25.6' TALL, 1,806FT2 TWO-STORY ADDITION AND
CONVERT 31 FT 2 OF LIVING SPACE TO A STAIRWAY TO AN
EXISTING SPLIT-STORY RESIDENCE LOCATED AT 31003 RUE
LANGLOIS (CASE NO.ZON2011-00250).
WHEREAS, on August 31, 2012, the applicant, Mr. Garth Sheriff, representing the
property owners, Mr. & Mrs. Wellman submitted a Height Variation and Site Plan Review
application, requesting to construct a 25,6' tall, 1,806ft2 addition to an existing split-level home;
and,
WHEREAS, on September 21, 2011, the proposed application was deemed incomplete
based on insufficient information; and,
WHEREAS, on January 2, 2012, the proposed application was deemed complete', 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), the Planning Commission found no evidence that Case No. ZON2011-00250 will
have a significant effect on the environment and, therefore, the proposed project has been
found to be categorically exempt under Class I (Section 15301); and,
WHEREAS, a public notice was mailed to all property owners within a 500' radius from
the subject property and published in the Palos Verdes Peninsula News on January 5, 2012
pursuant to the requirements of the Rancho Palos Verdes Development Code; and,
WHEREAS, the Planning Commission held a duly noticed public hearing on February
14, 2012, 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: The proposed project is for a 31ft' conversion of living space to a stairway
in order to create a connection between the existing two-car garage and the main living area; a
203ft' addition to the rear of the existing main floor a 1,603ft2upper floor addition; a balcony to
the upper floor; a swimming pool, related equipment and outdoor kitchen in the rear yard; pool
fencing along the north and south property lines, measuring 5' to 6' in height-, installation of a
new walkway at the front of the home; and installation of two skylights on the roof.
Section 2: A Height Variation to construct a 255 tall, two-story addition is warranted
because:
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A. The applicant has complied with the early neighbor consultation process established
by the City by collecting 77% of the total number of landowners within 100' radius
and 59% of the total number of landowners within 500' radius of the subject property.
B. The proposed addition to an existing structure that is above 16' in height does not
significantly impair a view from public property which has been identified in the City's
General Plan or Coastal Specific Plan, as city-designated viewing areas, because
the Golden Cove trail segment along Palos Verdes Drive South is located at least 30'
below the proposed project grade elevation and the views are in the westerly
direction while the subject lot is located on the east side of Palos Verdes Drive West.
C. The proposed new structure is not located on a ridge or a promontory, as defined in
the Development Code because the subject property is located within a fully
developed single-family residential tract.
D. The area of a proposed addition to an existing structure that is above 16' in height,
when considered exclusive of existing foliage, does not significantly impair a view
from the viewing area of another parcel due to the existing topographical conditions.
More specifically, the properties located to the north and south are at similar building
pad elevation while the properties to the west are at least 60' lower in elevation and
the properties to the east are at least 50' higher in elevation than the subject
property.
F. There is no significant cumulative view impairment caused by granting the
application, because no view impairment is caused by the proposed project.
F. The proposed structure complies with all other code requirements, including but not
limited to setbacks, lot coverage and parking.
G. The proposed structure is compatible with the immediate neighborhood character.
More specifically, the proposed project maintains the overall style of the residence
and building layout with an increase in height and material upgrade. Additionally, the
split-story feature and the "U" shaped courtyard to the rear will be preserved. The
entire addition will be located to the rear of the home with a with a front yard setback
of 50.9' to the upper story addition. Although the proposed project will result in the
second largest home in the neighborhood, the proposed: design elements such as
extended roof eaves, large front and rear setbacks, various building material and
color adds more articulation to create a less massive and bulky appearing structure.
Furthermore, the minimal change to the open space and setbacks remain consistent
with neighboring properties.
H. The proposed addition to an existing structure that is above 16' in height does not
result in an unreasonable infringement of the privacy of the occupants of abutting
residences because only clear-story windows are proposed along both side fagades.
Additionally, the proposed upper story windows along the rear fagade will not create
additional privacy impacts than what can already be seen from the existing lower
story windows.
Section 3: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council, The appeal shall set forth in writing, the grounds for
appeal and any specific action being requested by the appellant. Any appeal letter must be filed
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by 5.30 PM on Wednesday, March 1, 2012, A $2,275.00 appeal fee must accompany any
appeal letter. If no appeal is filed timely, the Planning Commission's decision will be final at
5:30 PM on March 1, 2012.
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 approves, with conditions, Case No.
ZON2011-00250, for a request to construct a 25.5' tall, 1,806ft2 addition to an existing split-story
residence located at 31003 Rue Langlois.
PASSED, APPROVED AND ADOPTED this 14th day of February 2012, by the following vote:
AYES: Commissioner Emenhiser, Gerstner, Leon, Lewis, Vice Chairman Tetreault,
Chairman Tomblin
NOES: None
ABSTENTIONS: 'None
RECUSALS: None
ABSENT: None
David L. Tomblin,
Chairman
Joel Roja , Al P
Communi Uy� D veloprrL�Director and
c
Secretary f e Planning Commission
P.C. Resolution No. 2012-03
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EXHIBIT `A'
CONDITIONS OF APPROVAL
CASE NO. ZON2011-00250 (31003 Rue Langlois)
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 the date of this
approval shall render this approval null and void.
2. Prior to conducting any work in the public right of way, such as for curb cuts, clumpsters,
temporary improvements and/or permanent improvements, the applicant shall obtain an
encroachment permit from the Director of Public Works.
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 Community Development Director 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 by the final body that approved the original project, which may require new and
separate environmental review.
5. 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.
& 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.
7. 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 this Resolution,
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 Community Development Department and
approved by the Director.
& 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.
9. 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
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date of this Resolution.
10. This approval is only for the items described within these conditions and identified on the
stamped APPROVED plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
APPROVED plans.
11. 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.
12. 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,
13. All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering.
14. 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.
Project Specific Conditions:
15. This approval includes the following:
■ Convert 31 ft2 of living space to a stairway in order to create a connection between the
existing two-car garage and the main living area;
■ Construct a 203ft2 addition to the rear of the existing main floor;
• Construct a new 1,603ft2 upper floor addition;
■ Construct a balcony to the rear of the new upper floor;
■ Construct a swimming pool in the rear yard;
■ Install pool equipment and outdoor kitchen in the rear yard;
■ Construct new pool fencing along the north and south property lines, measuring 5' to
6' in height;
■ Install a new walkway at the front of the home; and,
■ Install two skylights on the roof,
16, The maximum ridgeline of the approved project is 326.15'. BUILDING HEIGHT
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to roof sheathing inspection. Additionally, prior to the framing of walls, a
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FINISHED FLOOR ELEVATION CERTIFICATION shall be provided by a licensed land
surveyor or civil engineer, showing the Finished Garage Floor Elevation at 300,63'.
17. Unless modified by the approval of future planning applications, the approved project
shall maintain a maximum of 50% lot coverage (45.8% proposed).
18. The approved residence shall maintain setbacks of 20' (25' existing) front, 15' (69'
proposed) rear, 5' north side and 5' (8' existing) south side. BUILDING SETBACK
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer prior to foundation forms inspection,
19. Maximum hardscape coverage within the 20-foot front-yard setback area shall not
exceed 50%.
20. The pool equipment shall maintain a 3' setback from all property lines and the noise
levels from mechanical equipment shall not exceed 65dBA as measured from the
closest property line.
21. The proposed pool fencing along the north property line at a length of 20.8' shall be of a
material that allows at minimum 80% transmission of light, air or vision. This includes
wrought iron, louvered glass, transparent glass, or other similar material.
22. The new retaining wall in the front yard shall not exceed 42" in height.
23. The Star Pine tree located at the rear of the property shall be removed prior to Building
Permit Issuance.
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