PC RES 2013-022 P.C. RESOLUTION NO. 2013-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING A HEIGHT VARIATION AND
SITE PLAN REVIEW FOR 305FT 2 OF FIRST AND SECOND STORY
ADDITIONS TO AN EXISTING TWO-STORY RESIDENCE LOCATED
AT 29137 COVECREST DRIVE.
WHEREAS, on July 30, 2013, the applicant submitted Height Variation and Site Plan
Review applications, requesting approval to construct 305ft' of first and second story additions
to an existing two-story residence; and
WHEREAS, on August 1, 2013, Staff deemed the proposed project incomplete based on
insufficient information; and,
WHEREAS, on September 5, 2013, after receiving additional information and
subsequent reviews, Staff deemed the project complete; and,
WHEREAS, a notice was published on September 9, 2013, pursuant to the requirements
of the Rancho Palos Verdes Development Code; 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 the Height Variation and Site Plan
Review will have a significant effect on the environment and, therefore, the project has been
found to be categorically exempt under Class 1 (Section 15301),- and,
WHEREAS, the Planning Commission held a duly noticed public hearing on October 8,
2013, 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 RANCHOâ–º PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: A Height Variation to allow the construction of a 21.69' tall 140ft2 first and
second story additions to an existing two-story residence can be warranted because:
A. The applicant has complied with the early neighbor consultation process established
by the City by collecting 87,5% of the landowner signatures within the 500' radius
and 27% within the 100' radius.
B. The proposed addition to an existing structure that is above 16' 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 City-designated viewing areas, since none exist in
close proximity.
C_ The proposed new structure is not located on a ridge or a promontory, as defined in
the Development Code.
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D. The area of a proposed new 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 because the building pads of the neighboring properties are either
at the same level or lower than the subject property.
E. There is no significant cumulative view impairment caused by granting the
application because there is no view impairment caused by the proposed project.
F. The proposed structure complies with all other code requirements, including but not
limited to setbacks and open space restrictions, as well as any specific conditions
associated with the pertinent tract approval.
G. The proposed structure is compatible with the immediate neighborhood character,
including scale, architectural style and setbacks. More specifically, the proposed
305ft2 of additions is minimal, given that most of it will be not be readily visible and
the resulting structure size will remain in scale with the neighborhood. Additionally,
the new two-story addition to the side increases the lot coverage by 1.3%, while the
front and rear additions will be located under or above existing structures, resulting in
no increases to the lot coverage. The closest point of the proposed two-story
addition to the south side of the residence will be 56' away from the front property
line and over 12' away from the side property line, screened by lush foliage that
extends over and droops down from the abutting neighbor's property. Additionally,
the existing residence has expansive roof eaves that helps screen the addition even
further. Furthermore, the bay window addition to the second floor will be immediately
above a bay window on the first floor at the rear fagade, creating no changes to the
existing building footprint. Also, no flat fagades are created by the proposed project.
Moreover, the proposed project will maintain the existing setbacks with exception to
a nominal 1.1' reduction to the south side, which remains compatible with the
established pattern of the neighborhood. And, the existing residence will continue to
maintain various roof planes and structure setbacks, resulting in relatively the same
apparent bulk and mass as the existing structure, Lastly, given that the proposed
project will be carefully integrated to the existing structure, the architectural style,
height, building materials and color of the existing residence will be maintained and
will remain compatible with the neighborhood.
H, The proposed new structure that is above 16' in height does not result in an
unreasonable infringement of the privacy of the occupants of abutting residences
because no windows are proposed on the new second story additions facing the
abutting properties.
Section 2: A Site Plan Review to allow 165ft' of single-story additions and skylights
on the roof can be warranted because it meets all City Development standards, including, but
not limited to height, setbacks and lot coverage,
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 the grounds for appeal and
any specific action being requested by the appellant. Any appeal letter must be filed within
fifteen (15) calendar days of the date of this decision, or by 5:30 PM on Wednesday, October
23, 2013. 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 October 23, 2013.
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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, a Height Variation and Site
Plan Review for the construction of a 21.69' tall, 305ft' first and second story additions to an
existing two-story residence at 29137 Covecrest Drive (Case No. ZON2013-00317).
PASSED, APPROVED AND ADOPTED this 8th day of October 2013, by the following vote;
AYES.' Commissioners Gerstner, Lewis, Nelson, Tetreault, Tomblin, Vice Chairman
Leon and Chairman Emenhiser
NOES:None
ABSTENTIONS:None
RECUSALS'None
ABSENT: None
David E m e n h i s e r
Chairman
Joel Ro
'j@sCP
CommunitoD velopment(ire nor and
ry f t
Secretae Planning Co mission
P.C. Resolution No. 2013-22
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR ZON2013-00317
29137 Covecrest 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 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, dumpsters,
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,
8. 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
date of this Resolution.
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10. 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,
11. Permitted hours and days for construction activity are 7:010 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.
12, All grading, landscaping and construction activities shall exercise effective dust control
techniques, either through screening and/or watering,
13. 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:
14. This approval is for 305ft' of additions to the first and second floor of an existing two-
story residence and skylights on the roof,
15. The maximum ridgeline of the approved project is 239.01' (maintain existing height
envelope of 20.87'/21.69')..
16. Unless modified by the approval of future planning applications, the approved project
shall maintain a maximum of 50% lot coverage (21,3% proposed).
117. The approved residence shall maintain setbacks of 20' front (20.5' existing), 15' rear (98'
existing), 5' north side (5.8' existing) and 5' south side (12' proposed).
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