PC RES 2000-013T
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION
NO. 901 AND SITE PLAN REVIEW NO. 8822 FOR APPROVAL OF
ADDITIONS TOTALING 1,368 SQUARE FEET, CONSISTING OF A
619 SQUARE FOOT FIRST STORY ADDITION AND A 749
SQUARE FOOT SECOND STORY ADDITION, SUBJECT TO
CONDITIONS, FOR THE PROPERTY, LOCATED AT 28756
LONGHILL DRIVE.
WHEREAS, on January 5, 2000, the applicant, Ms. Irene Hung submitted
applications for Height Variation No. 901 and Site Plan Review No. 8822, thereafter
amended on February 16, 2000 for approval of additions totaling 1,368 square feet,
consisting of a 619 square foot first story addition, and a 749 square foot second story
addition. The proposed height of the second story addition above the garage will be
207', and the proposed height of the first and second story addition at the rear of the
residence will be 22'5" which is the same as the existing residence; and,
WHEREAS, on March 16, 2000 the application package was deemed complete;
EMU
WHEREAS, pursuant to the provisions of the California Quality Act, Public
Resource Code Section 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), Staff found no evidence that Height Variation No 901 and Site
Plan Review No 8822 would have a significant effect on the environment and, therefore
the proposed project has been found to be categorically exempt (Class 1, Section
15301 (e)(1)); and,
WHEREAS, after notices issued pursuant to the requirements of Rancho Palos
Verdes Development Code, the Planning Commission held a duly noticed public
hearing on May 9, 2000, at which 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 Neighbor Consultation
process established by the City by obtaining acknowledgement signatures from 60% of
the property owners within the 500' radius of the subject property
Section 2: The proposed addition does not significantly impair a view from a
viewing area from any public property identified in the City's General Plan, and the
property is not located within the Coastal Specific Plan area, therefore the proposed
addition does not significantly impair a view from public property.
Section 3: The proposed structure is not located on a ridge or promontory
since the highest ridge and the elongated crest in the tract is located to the east of the
subject site. Also, there are no canyons located adjacent to this neighborhood and the
property is not situated along the coastal bluffs.
Section 4: The proposed second story addition, when considered exclusive of
foliage does not significantly impair a primary view since the proposed project is
designed and situated in such a manner as to minimize view impairment, as discussed
below Therefore, the proposed project will not significantly impair a protected view
from the properties to the north, south, east, and west of the subject site
Section 5: No cumulative view impairment will result from granting the
applicant's request since no primary protected views are impacted by the proposed
addition
Section 6: No primary protected views from the surrounding properties would
be significantly impacted by the proposed project as the project is designed and situated
in such a manner as to minimize view impairment.
Section 7: The proposed structure will be constructed in accordance with the
residential development guidelines of the City's Municipal Code. Since the proposal
does comply with all other Code requirements, such as lot coverage, and setbacks, and
the findings related to the Height Variation can be made, the proposed project complies
with the intent of this finding. Furthermore, the proposed addition will also be required
to comply with all safety standards of the Uniform Building Codes, and be reviewed,
inspected and approved by the Building and Safety Division
Section 8: Due to the variation within the tract, the proposed structure is
compatible with the residences along Longhill Drive and within the tract since the total
bulk and mass is comparable to the existing two story level residence sizes. Also, the
apparent mass of the structure will be similar in size and configuration to other two-story
level residences along Longhill Drive, and the proposed 3' in 12' pitched roof is common
throughout this tract
Section 9: The proposed addition will not infringe on the privacy of the
property to the north, at 4926 Elkndge Drive since the neighboring property is a
downslope lot and the residence is below the building pad of the applicant's property
Also, there will be no direct view from the second level into the rear yard area since the
P.0 Resolution No. 2000-13
Page 2 of 3
house is situated approximately 155'0" from the rear property line, and there is existing
vegetation on the transitional slope that provides privacy. Further, the proposed
addition will not infringe on the privacy to the east at 27860 Longhill Drive, or to the
property west at 27850 Longhill Drive since the proposed addition will not afford the
subject properties a significant view into the outdoor gathering area. As a result, the
proposed addition will not create unreasonable infringement to the interior or outdoor
privacy on any abutting residences
Section 10: The Site Plan Review for the proposed 6" deep ornamental pond
conforms to Development Code Section 17.48 030.
Section 11: For the foregoing reasons based on the information and findings
included in the Staff Report, and other record of proceeding, which are attached hereto
by reference, the Planning Commission of the City of Rancho Palos Verdes hereby
approved Height Variation No 901 and Site Plan Review No. 8822 for approval of
additions totaling 1,368 square feet to the existing residence, consisting of a 619 square
foot first story addition, a 749 square foot second story addition to the existing 2,409
square foot two story residence, and a 6" deep ornamental pond for the property located
at 28756 Longhill Drive, 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
PASSED, APPROVED, AND ADOPTED this 9th day of May 2000, by the
following vote:
AYES: Cartwright, Clark, Long, Lyon, Mueller, Paulson, and
Vannorsdall
NOES:
ABSENTATIONS:
ABSENT:
.--
J el R jas, AICP
D ect r of Planning, 6 ding
an ode Enforcement, and
Secretary to the Planning Commission
Frank Ly
Chairman
P.0 Resolution No. 2000'13
Page 3 of 3
EXHIBIT "A"
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 901 AND
AND SITE PLAN REVIEW NO. 8822
GENERAL
Prior to the submittal of plans into Building and Safety "plan check", the
applicant shall submit to the City a statement, that they have read,
understand and agree to all the conditions of approval contained herein
Failure to provide said written statement within ninety (90) days of approval
shall render this approval null and void.
2 The approval shall be null and void after one (1) year from the date of
approval unless the approved plans are submitted to the Building and Safety
Division to initiate the "plan check" review process, pursuant to Section
17 86.070 of the City's Development Code. This approval shall become null
and void after initiating the "plan check" review process, or receiving a
building permit to begin construction, said "plan check" or permit is allowed to
expire or is withdrawn by the applicant
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 one (1) year
shall terminate the approval and any privileges granted hereunder shall
become null and void
5. The project shall substantially conform to the stamped approved plans dated
the effective date of this approval.
HEIGHT VARIATION
6. The proposed addition shall not exceed 1,368 square feet in area which
consists ,of: a 619 square foot first story addition, a 460 square foot second
story addition above the new first floor footprint, and a 289 square foot
second story addition above the existing garage footprint.
7 The applicant shall provide to the Building and Safety Division a certification
that the proposed ridgeline for the second story addition above the garage
does not exceed 207', as measured from the highest existing grade covered
by structure (elevation of 102 6') to the proposed ridgeline (elevation of
Resolution No. 20003 —0
Exhibit "A"
May 9, 2000
Page 2
123.3') Also, certification shall be provided that the ridgeline for the addition
at the rear of the residence does not exceed 22'5" in height, as measured
from the highest existing grade covered by structure (elevation of 102.6) to
the proposed ridgeline (elevation of 12510). RIDGE HEIGHT
CERTIFICATIONS ARE REQUIRED
8 No windows shall be located on the eastern or western side of the new
second story addition area
9. No balconies or roof decks are permitted with this approval
10. Prior to submittal of plans to "plan check" in the Building and Safety Division,
the applicant shall submit a geology trust deposit for the City's Geotechnical
Engineer to conduct a site visit to determine if a geology/soils report is
required for the proposed project. The applicant shall comply with any
recommendation of the City's Geotechnical Engineer
SITE PLAN REVIEW
11. The depth for the ornamental pond that will be located at the rear of the
property shall not exceed twenty-four (24") inches.
MISCELLANEOUS
12. The minimum setbacks shall conform to the approved plans, but in no case
shall be less than:
Front: 20' Sides: 5' Rear: 15'
13 The maximum lot coverage shall not exceed fifty-two (52%) percent
(proposed: 21.3%).
14 No grading has been proposed or approved in conjunction with the
construction of this project
15 No foliage is required to be removed during the time of construction
16. 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.
17. The construction site shall be kept free of all loose materials resembling trash
and debris in excess of that material used for immediate construction
t , 4 -1 N
Resolution No. 20003
Exhibit "A"
May 9, 2000
Page 3
purposes Such excess 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