PC RES 1998-040P.C. RESOLUTION NO. 98-40
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING HEIGHT
VARIATION NO. 858 FOR A SECOND STORY ADDITION
OVER THE EXISTING RESIDENCE AT A MAXIMUM HEIGHT
OF 26'-0" AS MEASURED FROM THE LOWEST
FOUNDATION TO TOP OF RIDGE; AND APPROVING SITE
PLAN REVIEW NO. 8243 FOR THE ADDITION OF 443
SQUARE FEET OF FIRST FLOOR AREA TO THE EXISTING
DWELLING UNIT. SAID APPLICATIONS ARE REQUESTED
FOR PROPERTY LOCATED AT 3311 NARINO DRIVE.
WHEREAS, on March 20, 1998, the applicant, Jeff and Susan Wolfrum, submitted
applications for Variance No. 431, Height Variation No 858, and Site Plan Review No
8243 requesting approval for the construction of a new direct -access, 524 square foot,
two -car garage at a 16 -foot setback from the front property line, for the construction of a
450 square foot second -story bedroom with an outdoor deck facing the street at a 20 foot
setback from the front property line to the facade of the second story bedroom at a
maximum height of 22'-6" as measured from lowest adjacent finished grade to top of ridge,
and for conversion of the existing 441 square foot two -car garage to a new master
bedroom, a 36 square -foot expansion of an existing bedroom and construction of a new
253 square foot dining room behind the proposed garage, essentially attaching the garage
to the dwelling unit; and,
WHEREAS, on May 12, 1998, the applications for Variance No 431, Height
Variation No 858, Site Plan Review No 8243 and Grading Permit No. 2022 were 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 Variance No 431, Height Variation No. 858, Site
Plan Review No 8243 and Grading Permit No. 2022 would have a significant effect on the
environment and, therefore, the proposed project has been found to be statutorily exempt
(Section 15270); 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 June 23, 1998, at which time all interested parties were given an opportunity to be
heard and present evidence; and,
WHEREAS, on June 23, 1998, the Planning Commission directed the applicant to
re -design the proposed project and tabled consideration of the item until a future date,
pending the submittal of revised applications and a re -designed project that addresses the
concerns of bulk, mass and articulation, and,
WHEREAS at the Planning Commission meeting of June 23, 1998, the applicant
granted a 90 -day extension of the Permit Streamlining Act deadline, with a subsequent 90 -
day extension granted on October 5, 1998, thereby establishing an action deadline of
January 8, 1999; and,
WHEREAS, on October 22, 1998, the applicant submitted revised plans, which
required only the Height Variation No 858 and Site Plan Review No 8243, and,
WHEREAS on October 28, 1998, Staff determined that the modified proposal was
not subject to a Variance and Grading Permit application, thus Variance No 431 and
Grading Permit No 2022 were administratively withdrawn, and,
WHEREAS on October, 28, 1998, the modified applications for Height Variation No
858 and Site Plan Review No 8243 were deemed complete by Staff; and,
WHEREAS, after re -notice issued pursuant to the requirements of the Rancho
Palos Verdes Development Code, the Planning Commission held a duly noticed public
hearing on December 8, 1998,
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 37% of the
property owners within 500 feet of the subject property, and 75% 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
P C Resolution No 9840
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Section 4: The proposed second -story addition design, does not significantly
impair a view from the viewing area of another parcel, since the residences on the north
side of Narino Drive do not contain views as defined by the Development Code, and the
adjacent properties to the rear (north) are located approximately 75 -feet upslope, which
mitigates any concern of view obstruction
Section 5: There is no significant cumulative view impairment caused by granting
the application since the residences to the north are located approximately 75 feet upslope
from the subject property and are not effected, while the residences on the north side of
Narino Drive do not contain views and construction on other parcels could not contribute
to a cumulative view impairment.
Section 6: When considered exclusive of foliage, the proposed second -story
addition will not significantly impair a view from the viewing area of another parcel since
the adjacent properties to the rear (north) are located approximately 75 -feet upslope and
cannot be effected and the adjacent properties on the north side of Narino Drive do not
contain views as defined by the Development Code
Section 7: The proposed second story addition complies with all other Code
requirements, including established setbacks from the property lines, open space and
maximum structure size
Section 8: The proposed second -story addition is compatible with the immediate
neighborhood character since the second story will be over the existing residential
structure, set back 49 -feet from the front property line, and containing similar finish
materials, including stucco walls and tile roofing. The bulk and mass is further mitigated
through appropriate articulation in the facade, a second story expansion that is 34%
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 proposed second story addition contains windows that are oriented
towards the front of the property. No windows are proposed along the sides that directly
look into the yard and private gathering spaces of the adjacent properties
Section 10: The Site Plan Review for the 443 square feet of additional floor area
to the first story footprint, which is not an integral part of the proposed second story
addition, complies with all Code requirements, including height, open space, setback
requirements, and maximum structure size Thus, Site Plan Review No. 8243 is also
approved as part of this application process
P C Resolution No 98-40
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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 Reports, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby approves Height Variation No.
858, thereby approving a 1,105 square foot second story addition over the existing
residential structure, containing a maximum height of 26 -feet as measured from the highest
and lowest grade covered by the structure, to top of ridge Said approval is for property
located at 3311 Narino Drive, and is 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. 98-40
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PASSED, APPROVED, AND ADOPTED this 8th day of December 1998, by the following
vote
AYES- Alberio, Cartwright, Lyon, Paris, Slayden, Vannorsdall
NOES- None
ABSTENTIONS. Clark
ABSENT. None
'Joel ojas, A'cp
31
Direc)br of P annng, wilding and
C,ocJ6 Enforcemekg)nd, Secretary
tohePlanning Commission
A 1HV858\RESO WPD
k -(Fa
Lawrence E Clark
Planning Commission Chairman
P C Resolution No. 98-40
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EXHIBIT "A"
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 858
SITE PLAN REVIEW NO. 8243
General Conditions:
1. 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. The Director of Planning, Building and Code Enforcement is authorized to make
minor modifications to the approved plans or to any of the conditions of approval
if such modifications shall achieve substantially the same results as would strict
compliance with said plans and conditions.
3. If the project has not been established (i.e., building permits obtained) within one
hundred eighty (180) days of approval, or if construction has not been completed
within one hundred eighty (180) days of the issuance of building permits, 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. Otherwise, a height variation
revision must be approved prior to further development.
4. No grading is approved in conjunction with the construction of this project.
5. In the event that a Planning requirement and a Building and Safety requirement are
in conflict with one another, the stricter shall apply.
6. 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.
7. 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.
8. 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
P.C. Resolution No. 98 -40
Exhibit "A"
Page 1 of 2
• •
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.
9. 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.
Site Plan Review Conditions:
10. Approval of Site Plan Review 8243 is for enlarging the existing first story, by a
cumulative of 443 square feet. Specifically, 157 square feet at the rear of the
residence that is currently a covered patio area, and 286 square feet at the front of
the residence.
11. The minimum setbacks for the proposed additions shall conform to the approved
plans, but in no case shall be less than:
• Front yard: 20'-0" minimum (no change to existing: 20'-0")
25'-0" minimum for second story (proposed: 49'-0")
• Side yard: 5'-0" minimum (proposed: 5'-0")
• Rear yard: 15'-0" minimum (no change to existing: 77'-0")
• Hillside: 15'-0" minimum (no change to existing: 20'-0")
12. 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.
13. A minimum 55% open space shall be maintained on the property, as the property
is located within the RS-3 district (proposed: 69.44%).
Height Variation Conditions:
14. Approval of Height Variation No. 858 is for the construction of a 1,105 square foot
second story addition over the existing residential structure, with a 150 square foot
balcony.
15. The second story shall not exceed an overall height of 26-feet as measured from
where the lowest foundation or slab of the existing pad elevation meets grade, to
ridge. Height shall be measured from a 98.7" elevation located at both the south-
west corner of the existing residence, and the north-east corner of the existing
attached garage. RIDGE HEIGHT CERTIFICATION REQUIRED.
P.C. Resolution No. 98 -40
Exhibit "A"
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