PC RES 1995-026P.C. RESOLUTION NO. 95 - 26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES UPHOLDING THE APPEAL, THEREBY
OVERTURNING THE DIRECTOR'S DENIAL AND APPROVING HEIGHT
VARIATION NO. 806 FOR CONSTRUCTION OF A 6,953 SQUARE
FOOT (4,110 FOOTPRINT AND 2,824 SECOND FLOOR) NEW TWO
STORY RESIDENCE TO A MAXIMUM HEIGHT OF 261- 011 AT 60
AVENIDA CORONA
WHEREAS, on July 29, 1994, the applicants, Mr. and Mrs.
Mantikas, submitted an application for Height Variation No. 806
to the Department of Planning, Building, and Code Enforcement
for a new 6,935 square foot residence (4,110 footprint and a
2,824 second story) to a maximum height of 261- 011, as measured
from existing grade adjacent to the structure, for the property
located at 60 Avenida Corona; and,
WHEREAS, on April 5, 1995, after the applicants re-
designed the proposed second floor, the Director of Planning,
Building, and Code Enforcement Denied Height Variation No. 806
based on the finding that the project would result in
significant and cumulative view impairment and that the
residence was not compatible with the surrounding neighborhood
character; and,
WHEREAS, the applicants, filed a written appeal on April
5, 1995, within fifteen (15) days of the Director's decision;
and,
WHEREAS, pursuant to the provisions of the California
Environmental Quality Act, Public Resources Code Sections 2100
et. seq. ("CEQA"), the State's CEQA guidelines, California Code
of Regulation, Title 14, Section 15000 et.seq., the City's
Local CEQA Guidelines, and Government Code Section 65952.5(e)
(Hazardous Waste and Substances Statement), there was no
evidence that Height Variation No. 806 would have a significant
effect on the environment. Accordingly, the proposed project
has been found to be categorically exempt (Class III); and,
WHEREAS, after due notice issued pursuant to the
provisions of the Rancho Palos Verdes Development Code, the
Planning Commission held a public hearing on May 9, 1995, June
27, 1995, and July 11, 1995, 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: That pursuant to Section 17.02.040(C) (1) (d)
(i) of the Development Code and the adopted Height Variation
Guidelines, the applicant has complied with the provisions
requiring early neighborhood consultation, in that they
discussed the proposed project and obtained the signatures of
68% of the property owners within a 500 foot radius of the
subject property and 70% of the property owners' signatures
within a 1001 radius of the subject property.
Section 2: That the applicant erected a temporary
silhouette framework to represent the outline of the proposed
addition; the height and location of which was verified by
Staff.
Section 3: That the structure would not significantly
impair a view or vista from public property (parks, major
thoroughfare, bikeway, walkway, equestrian trail) which has
been identified in the City's General Plan, Coastal Specific
Plan or city approved viewing area, since Avenida Corona and
the surrounding area are not identified in the General Plan, or
any other official City document, as part of a view corridor
and the property is not located in the City's Coastal Zone.
Section 4: That the proposed structure is not located on
a ridge or promontory, since the subject property is located at
the lowest of several graded terraces, which were created to
accommodate the subdivision in which the lot is located.
Section 5: That the portion of the proposed structure
over 16 feet in height, when considered exclusive of foliage,
would not significantly impair a view of the San Pedro Harbor
from the residences located on La Vista Verde, since the second
floor would not cover the entire footprint of the home, and the
primary view from the home located on 4 La Vista Verde is
oriented toward the north side of the property.
Section 6: That cumulative view impairment would not be
caused by granting the application since the majority of the
residences on La Vista Verde are upslope of the subject
property and similar second story additions on Avenida Corona
would not result in significant cumulative view impairment from
these properties, since the views are oriented toward the north
side of the property.
P.C. Resolution No. 95 -26
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Section 7: That the architectural style of the proposed
project, including the facade treatments, structure height,
roof design, the apparent bulk and mass of the structure are
compatible with the surrounding neighborhood character. The
front entry porch and balcony together with the wings of the
structure provide building articulation on the front facade
thereby reducing the bulky and massive appearance for the
structure.
Section 8: That the proposed structure would comply with
the minimum setback requirements for the RS -2 zoning district
and is consistent with the front yard setbacks of the other
single family residences in the immediate neighborhood. In
addition, the proposed two story residence complies with all
other applicable standards of the Development Code.
Section 9: The time within which the judicial review of
the decision reflected in this Resolution, if available must be
sought is governed by Section 1094.6 of the California Code of
Civil Procedure.
Section 10: For the foregoing reasons, and based on the
information and findings included in the Staff Report, minutes
and evidence presented at the public hearing, the Planning
Commission of the City of Rancho Palos Verdes hereby Upholds
the Appeal of Height Variation No. 806, thereby Overturning the
Director's denial and Approving a new two story residence to a
maximum height of 261- 011 located at 60 Avenida Corona.
PASSED, APPROVED and ADOPTED this 11th day of July 1995 by
the following vote:
AYES: Commissioners Alberio and Whiteneck, Vice Chair Hayes
and Code Enforcement; and,
Secretary to the Planning Commission
P.C. Resolution No. 95 - 26
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111 411
EXHIBIT "A"
Conditions of Approval
for Height Variation No. 806 - Appeal
60 Avenida Corona
1. The second story addition shall not exceed a maximum of
twenty six feet (26'-0") in height, as measured from the
highest point of existing grade covered by the structure
(elevation 289.5' ) to the highest ridgeline of the
structure (elevation 315. 0' ) . THE RIDGE HEIGHT IS
CRITICAL AND SHALL REQUIRE CERTIFICATION.
2 . A minimum of 60% open space shall be maintained on the
lot.
3 . The following minimum setbacks shall be maintained:
front setback: a minimum of 23 '-6" for the entry porch
and a minimum of 24'- 0" for the garage, rear: 15'- 0" ,
interior sides: 7'- 0" . Certification is required for
the interior side yard setbacks.
4 . The roof eaves shall not project into any required
setback area more than 4" per each one foot of required
setback.
5. The property owner shall submit a notarized Covenant to
Protect Views to the Department of Planning, Building
and Code Enforcement, prior to submittal of plans to the
Building and Safety Division for plan check.
6. The completed project shall substantially conform to the
plans stamped as received by the Planning Division on
May 26, 1995, and the north and west elevations as shown
on the plans received by the Planning Division on July
5, 1995.
7. In the event that a Planning Division requirement and a
Building and Safety Division requirement are in conflict
with one another, the stricter standard shall apply.
P.C. Resolution No. 95 - 26
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_ 110 411
, ,
8. The construction site shall be kept free of all loose
materials resembling trash 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 salvaged materials,
abandoned or discarded furniture, appliances or other
household fixtures.
9. The mature pine trees located in the front of the
property shall be completely removed prior to the
issuance of building permits.
10. The allowable grading shall not exceed 20 cubic yards or
3 '- 0" of cut or fill.
11. The garage shall be a minimum depth of 18'- 0" and a
minimum width of 20'- 0" and shall not exceed 16'- 0" in
height.
12 . The entry porch located on the front facade shall not
exceed 15'- 0" in height.
13 . The upper and lower level of the north and south wings
on the front facade shall be setback a minimum of 5'-0"
from the building line of the front entry of the
residence.
c: [IK]PCHV806.RES)
P.C. Resolution No. 95 - 26
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