PC RES 1998-025_ - ° 1 9 !
P.C. RESOLUTION NO. 98-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING HEIGHT
VARIATION NO. 861, THEREBY ALLOWING A 296 SQUARE
FOOT SECOND STORY EXPANSION ABOVE AN EXISTING
444 SQUARE FOOT GARAGE WITH A MAXIMUM HEIGHT
OF 21'-1" AS MEASURED FROM THE HIGHEST POINT
COVERED BY THE STRUCTURE TO TOP OF RIDGE, FOR
AN EXISTING RESIDENCE LOCATED AT 6710 EL RODEO
ROAD.
WHEREAS, on April 23, 1998, the applicant, Ernest Hopkins submitted Height
Variation No 861, requesting approval for the construction of a 296 square foot second
story expansion over the existing garage to cover 66% of the garage footprint, and contain
a 22'-6" front setback for structures that exceed 16 -feet in height at a maximum height of
21'-1" as measured from the highest point covered by the structure and 22'-3" as
measured from lowest adjacent finished grade to top of ridge, for property located at 6710
EI Rodeo Road, and
WHEREAS, on May 21, 1998, the application for, Height Variation No 861 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 Regulation, 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 Height Variation No. 861 would have a significant
effect on the environment and, therefore, the proposed project has been found to be
statutorily 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 July 14, 1998, 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 applicant has complied with the Early Neighborhood Consultation
process established by the City by obtaining acknowledgement signatures from 31 % of the
property owners within 500 feet of the subject property, and 70% of the owners within 100
feet of the subject property who have reviewed the plans
Section 2: The proposed addition does not significantly impair a view from public
property that has been identified in the City's General Plan or Coastal Specific Plan as
City -designated viewing areas since there are no City -designated public viewing areas
located in this subdivision, and the subject property is not located within the Coastal
Specific Plan area.
Section 3: The proposed structure is not located on a ridge or promontory since
the property is located within a tract with varying pad elevations. Further, the property is
not located along the coastal bluffs
Section 4: The proposed second- story expansion, when considered exclusive
of foliage, does not significantly impair a view from the viewing area of another parcel,
since most residences on EI Rodeo Road do not enjoy a view, and since the proposed
addition will not significantly impair the views of properties that do contain a view of the
ocean
Section 5: There is no significant cumulative view impairment caused by granting
the application since most residences on EI Rodeo do not contain protected views and no
views will be impacted by the project.
Section 6: Since no protected views from the surrounding properties will be
significantly impaired by the proposed project, and the design of the proposed second
story expansion will be situated above the existing garage without exceeding the existing
ridgeline height of the existing second story portion of the residence, the project is
designed and situated in such a way to minimize view impairment.
Section 7: The proposed structure complies with all other Code requirements
since no additional building footprint shall be created and the existing building setbacks
from the property lines and the existing open space shall be maintained The exception
is the 25 -foot front yard setback for portions of structures that exceed 16 -feet in height
However, the 7-6" encroachment into the 25 -foot setback is considered to be minimal and
is mitigated through appropriate articulation and design of the expanded second story, as
evidenced by the second story expansion being 22'-6" wide, while the overall width of the
first floor is approximately 35 feet, which results in a second floor width that is 35%
narrower than the overall width of the structure Further, the north facade of the addition
will contain a portion with a 26 foot setback, thereby providing for additional articulation
The encroachment of 2'-6" is within the purview of the approval of the Height Variation
Section 8: The proposed structure is compatible with the immediate
neighborhood character since there are other residences that contain second stories, and
the project calls for the expansion of an existing second story The bulk and mass is
P C. Resolution No 98-25
Page 2 of 4
0 6 A
mitigated through appropriate articulation in the facade, a second story expansion that is
35% narrower than the first story overall width, and through varying rooflines
Section 9: The proposed addition will not infringe on the privacy of abutting
residences since the proposal entails an addition towards the front of the property
Further, the proposed windows are at a higher elevation than the existing window of the
abutting residence to the east, and the window is adequately screened by an existing
attached trellis over the window of the abutting residence
Section 10: A foliage analysis was conducted by Staff in conjunction with Height
Variation No. 861 and no foliage on the project site was determined to significantly impair
a protected view from a surrounding residence, therefore no foliage removal is required
Section 11: Any interested person may appeal this decision or any portion of this
decision to the City Council Pursuant to Section 17.02.040 C.1 j of the Rancho Palos
Verdes Municipal Code, any such appeal must be filed with the City, in writing, and with
the appropriate appeal fee, no later than fifteen (15) days following the date of the
Planning Commission's final action.
Section 12: 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 Height Variation No.
861, thereby approving a 296 square foot second story expansion over the existing garage
to cover 66% of the garage footprint, and contain a 22'-6" front setback for structures that
exceed 16 feet in height at a maximum height of 21'-1" as measured from the highest point
covered by the structure and 22'-3" as measured from lowest adjacent finished grade to
top of ridge, for property located at 6710 EI Rodeo Road, subject to the conditions
contained in Exhibit "A", attached hereto and made a part hereof, which are necessary to
protect the public health, safety and welfare in the area.
P C. Resolution No 98-25
Page 3 of 4
PASSED, APPROVED, AND ADOPTED this 14th day of July 1998, by the following vote*
AYES Clark, Alberio, Cartwright, Lyon, Paris, Slayden, & Vannorsdall
NOES None
ABSTENTIONS. None
ABSENT None
r clofz'�
-�
PlanningLawrence Clark
0*1
oel Rojas, Aic
Ire for of Plan g, Building and
e Enforcement, and, Secretary
to the Planning Commission
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P C. Resolution No 98- 25
Page 4 of 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 861
Prior to the submittal of plans into Building and Safety plan check, the applicant
and/or 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 approval
Failure to provide said written statement within ninety (90) days following the date
of this approval shall render this approval null and void
2 No increase to the existing building footprint is approved as part of this Height
Variation approval. Therefore, the minimum setbacks for the addition shall conform
to the approved plans, but in no case shall be less than
Front yard 22'-6" minimum for second story (existing first floor- 15'0")
Side yard- 5'-0" minimum (proposed 12'-6")
Rear yard 15'-0" minimum (existing 35'-6")
3 The Director of Planning, Building and Code Enforcement is authorized to make
minor modifications to the approved preliminary plans or any of the conditions if
such modifications shall achieve substantially the same results as would strict
compliance with said plans and conditions
4 The abandonment or non-use of this approval after a period of six months from the
date of approval shall terminate the approval and any privilages granted hereunder
shall become null and void
5 The proposed addition shall not exceed 296 square foot, and 21'-1" as measured
from the highest grade covered by the structure to ridge and 22'-3" as measured
from the finished grade adjacent to the lowest foundation to ridge RIDGE HEIGHT
CERTIFICATION REQUIRED.
6 No grading is approved in conjunction with the construction of this project.
7 A minimum 54% open space shall be maintained on the property, as the property
is located within the RS -4 district (proposed- 65%)
8 In the event that a Planning requirement and a Building and Safety requirement are
in conflict with one another, the stricter shall apply
P.C. Resolution No. 98 - 25
HV No. 861; Exhibit "A"
Page 1 of 2
9 The project shall be constructed in substantial conformance with the approved
plans stamped and submitted to by the Planning Department by the applicant
and/or owner
10 The hours of construction shall be limited to 7*00 a.m. to 7 00 p m , Monday through
Saturday. No construction shall be permitted on Sundays or legal holidays.
11 The construction site shall be kept free of all loose materials resembling trash and
debris in excess of that material used for immediate construction purposes Such
excess materials 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 The appearance and color of the stucco and the roofing materials for the proposed
addition shall be compatible with the existing structure, as determined by the
Director of Planning, Building and Code Enforcement
13. The applicant shall maintain a minimum, unobstructed, interior dimension of 18'-0"
(width) by 20'-0" (depth) for the parking and storage of automobiles within the
existing two -car garage on the subject property.
P.C. Resolution No. 98 - 25
HV No. 861; Exhibit "N'
Page 2 of 2