PC RES 1999-02811
P.C. RESOLUTION NO. 99-28
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING HEIGHT
VARIATION NO. 884 FOR A NEW TWO-STORY, SINGLE-
FAMILY RESIDENCE WITH ATTACHED GARAGE
MEASURING 6,696 SQUARE FEET, MEASURING 22'3" AS
MEASRED FROM THE HIGHEST PRE -CONSTRUCTION
(EXISTING) GRADE TO BE COVERED BY THE
STRUCTURE TO RIDGE, AND AN OVERALL HEIGHT OF
25 -FEET, ON A VACANT PARCEL LOCATED AT 6270
OCEAN TERRACE DRIVE (LOT 201TRACT 31617).
WHEREAS, on March 26, 1999, the applicant, Sergio Gonzalez representing
property owners Mr. & Mrs Sultan Ahamed, submitted Height Variation No 884,
requesting approval for the construction of a new two-story residential structure measuring
6,696 square feet, up to an overall height of 26 -feet for property located at 6270 Ocean
Terrace Drive (Tract 31617/Lot 20), and,
WHEREAS, on April 14, 1999, the application was deemed incomplete pending the
submittal of additional information; and,
WHEREAS, upon submittal of the necessary information and the verification of the
temporary frame silhouette, Staff deemed the applications generally complete for
processing on June 8, 1999, 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 884 would have a significant
effect on the environment and, therefore, the proposed project has been found to be
categorically exempt under Class 3 (Section 15303) since the project involves the
construction of a new single-family residential structure, 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 27, 1999, at which time all interested parties were given an opportunity to be heard
and present evidence At which time the Planning Commission also raised concerns and
directed the applicant to modify the project, to the extent feasible, and continued the item
to a future date, and,
WHEREAS, on July 28, 1999, the applicant submitted a written statement, which
granted a one-time 90 -day extension of the Permit Streamlining Act deadline of August 7,
1999, and thereby establishing an action deadline of November 5, 1999, and,
WHEREAS, on August 4, 1999, the applicant submitted revised plans for the
proposed two-story residential structure, which were subsequently deemed complete by
Staff; and,
WHEREAS, after re -notice of the application, the Planning Commission held a duly
noticed public hearing on August 24, 1999.
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 89% of the
property owners within 500 -feet of the subject property who have reviewed the plans.
Section 2: The proposed two-story single-family residence does not significantly
impair a view from public property which has been identified in the City's General Plan or
Coastal Specific Plan as a City -designated viewing area because there are no such areas
that overlook the subject property
Section 3: Although the proposed two-story structure is located on a ridge and
promontory, the property contains a flat developable pad area that was graded when the
lots in Tract 31617 were created Further, this is the developable portion of the lot, and
has been designated as such through incorporation of a restricted use boundary line that
is sufficiently setback from the sloped portions of the subject property Further, there have
been past height variations granted for other lots in Tract 31617, which were located on
this particular ridge, and has thus created a precedence
Section 4: The proposed two-story structure, when considered exclusive of
foliage, will project into portions of the view of Santa Catalina Island from the viewing area
of 86, 84, 82, and 80 Seabreeze Avenue (Lots 5, 6, 7, 8, Tract 46651) Although the 25 -
foot high structure will project into the view of the southern portion of Catalina Island (south
of the isthmus) for the residences located at 86 and 84 Saebreeze Avenue; and although
the 25 -foot high structure will project into the majority of the view of the northern portion
of Catalina Island (north of the isthmus) for the residences located at 82 and 84 Seabreeze
Avenue, the Planning Commission finds that this does not constitute significant view
impairment; and,
Section 5: There is no significant cumulative view impairment caused by granting
the application since the height of the structure will be lower than the horizon line and will
not project into the view of Catalina Island when viewed from Crest Road. Further, the
subject property is the last vacant parcel at the end of the cul-de-sac, which then slopes
down into a canyon
P C. Resolution No 99-28
Page 2
Section 6: The proposed two-story structure is designed and situated in such a
manner as to minimize view impairment because it has been determined that no significant
view impairment results from the proposed two-story structure due to a reduced structure
height and pad elevation
Section 7: The proposed structure complies with all other Code requirements in
that all the development standards of the RS -1 district are met and the minimum setback
requirements are exceeded Further, the proposal complies with the performance criteria
of the Natural Overlay Control District (OC -1)
Section 8: The proposed structure is compatible with the immediate
neighborhood character, and is consistent with the mix of two-story and split-level two-
story homes in the neighborhood since there are other such residences, further, the
architectural style and roofing material will be consistent with other homes in the
neighborhood. Furthermore, the structure contains articulated facades, and is located
±110 -feet from the public right-of-way, which reduces the appearance of bulk and mass.
Section 9: The proposed structure does not create an unreasonable infringement
on the privacy of the occupants of abutting residences because the adjacent property to
the east contains foliage along the common side property line that is already at a height
that provides some screening from direct intrusive visual observation, and which over time
will grow to a point that further screens the deck area from the balcony on the proposed
residence
Section 10: 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 11: 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. 884
for a new two-story residential structure measuring 6,696 square feet, up to an overall
height of 25 -feet, subject to the conditions contained in Exhibit "A"
P C Resolution No 99-28
Page 3
•
PASSED, APPROVED, AND ADOPTED this 20 day of August 1999, by the following
vote
AYES Alberio, Cartwright, Clark, Lyon, Paris, Slayden, Vannorsdall
NOES None
ABSTENTIONS None
ABSENT None
Joel R 'as, AICP
irecto of Plan ng Building and
C nforcement; and, Secretary
to the Planning Commission
Planning Commission Chairman
P C Resolution No 99-28
L
Page 4
EXHIBIT'A'
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 884
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 approval shall become null and void after one year from the date of Planning
Commission approval, unless the approved plans are submitted to the Building and
Safety Division to initiate the "plan check" review process
3 The following minimum setbacks shall be maintained.
Front yard- 20'-0" minimum (proposed ±110')
Side yard. 10'-0" minimum (proposed- 10'0" east side/ 225' west side)
Rear yard 15'-0" minimum from trail easement (proposed 20' minimum)
4. Since the subject property is located within the Natural Overlay Control District (OC -
1), the project will be subject to the performance criteria contained in Section
17 40 040 C of the City's Development Code
5 The maximum height of the structure shall not exceed 22'-3", or a ridge elevation
of 233.75 from a benchmark elevation of 211.5' at the highest point of existing
(preconstruction) grade to be covered by the structure. The benchmark is located
at the middle of the rear (south) portion of the structure at the family room Further,
the maximum height of the structure shall not exceed an overall height of 26 -feet,
as measured from the point where lowest foundation meets finished grade to the
highest ridgeline of the structure The lowest finished grade is located at a
benchmark elevation of 208 75, located at the north-east corner of the attached
garage RIDGE HEIGHT CERTIFICATION REQUIRED
6 The proposed structure size of the residence approved with this permit is 6,696
square feet, which includes the attached 946 square foot four -car garage
Specifically, a 5,750 square feet of living area, which includes a 3,650 square foot
first story and a 2,100 square foot second story.
Exhibit "A"
P.C. Resolution No. 99 - 28
Page 11 of 3
7 At a minimum, the residence shall maintain a 3 -car garage, measuring a minimum
of 27 -feet wide by 20 -feet deep, and maintain a minimum vertical clearance of 7 -
feet.
8 Any future additions, conversions and modifications shall require separate Planning
Department review and approval
9 No grading, or construction of structures, walls, fences, etc., shall be allowed in the
restricted use area.
10 No grading, as defined in Section 17 76 040 of the Rancho Palos Verdes
Development Code, is approved under this application
11 All earth material excavated to lower the pad shall be exported in a manner
consistent with the standards established by the Building and Safety Division
12 Prior to the issuance of building permits, the applicant shall receive the necessary
written approvals from Los Angeles County Fire Department.
13 No roof decks are approved under this permit. Further, all balcony areas shall
comply with the definition established by the City's Development Code
14 The restricted use area shall not be landscaped, automatically irrigated, or altered
in any way that introduces new plant species to said area.
15 Access to the trail easement shall not be impaired by construction equipment, and
shall remain open during construction.
16 Due to the RS -1 zoning of the subject property, a minimum of seventy-five (75%)
percent open space shall be maintained on the lot (proposed 79 5%)
17 A maximum of fifty (50%) percent lot coverage shall be allowed within the required
20 -foot front yard setback area. Lot coverage shall include driveways, paved
walkways and parking areas
18 Fences, wall, hedges, pilasters, etc. located between the street of access and the
facade of the structure closest to the front property line shall be limited to a
maximum overall height of 42 -inches, as measured from lowest adjacent grade If
the height exceeds the 42 -inch height limit, separate Planning Department review
and approval shall be required.
Exhibit "A"
P.C. Resolution No. 99 - 28
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19
19 In the event that a Planning requirement and a Building & Safety requirement are
in conflict with one another, the stricter standard shall apply
20 All work, construction, repairs, etc., in the public right-of-way shall require separate
Public Works approval
21 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 on legal holidays
22 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 material may include, but is not 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
23 The maximum eave projection allowed into the required setback areas shall not
exceed 6 -inches for each 1 -foot of required setback.
24 The property shall be temporarily enclosed with a six (6'-0") foot high chain-link
fence during the length of construction of the residential structure
25 The Director of Planning, Building and Code Enforcement is authorized to make
minor modifications to the approved plans or any of the conditions if such
modifications shall achieve substantially the same results as would strict
compliance with said plans and conditions
Exhibit "A"
P.C. Resolution No. 99 - 28
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