PC RES 2000-036P.C. RESOLUTION NO. 2000-36
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 910
AND SITE PLAN REVIEW NO. 8977 FOR A 210 SQUARE FOOT TWO-
STORY ADDITION AT THE NORTHEAST CORNER OF THE EXISTING
TWO STORY RESIDENCE, ROOF MODIFICATIONS ON THE EAST SIDE
OF THE STRUCTURE THAT RESULTS IN A 26 -FOOT HIGH STRUCTURE,
AND A 350 SQUARE FOOT DECK ON THE FIRST FLOOR, ON A
DEVELOPED PARCEL LOCATED AT 28983 PALOS VERDES DRIVE
EAST.
WHEREAS, on April 28, 2000, the applicant, Robert Garstein representing property
owner Ron Eddings, submitted Height Variation No 910, requesting approval for the
construction of a 210 square foot two-story addition at the northeast corner of the existing
two-story residential structure, and modifications to the roof ndgeline over the kitchen and
living room areas to provide for clearstory windows, resulting in an overall structure height
of 26 -feet, for property located at 28983 Palos Verdes Drive East; and,
WHEREAS, on May 17, 2000, the application was deemed incomplete pending the
submittal of additional information; and,
WHEREAS, on August 22, 2000, additional information was submitted, and Site Plan
Review No. 8977 was submitted for a 350 square foot deck on the first floor under the
existing second story balcony; and,
WHEREAS, on August 26, 2000, upon verification of the temporary frame silhouette,
Staff deemed the applications generally complete for processing; 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. 910 and Site Plan Review
No. 8977 would have a significant effect on the environment and, therefore, the proposed
project has been found to be categorically exempt under Class 1 (Section 15301) since the
project involves the construction of an addition to an existing two-story, single-family
residential structure; and,
WHEREAS, after nonce issued pursuant to the requirements of the Rancho Palos
Verdes Development Code, the Planning Commission held a duly noticed public hearing
on October 10, 2000, 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 70% of the
property owners within 100 -feet of the subject property and 41 % of the property owners
within 500 -feet of the subject property, who have reviewed the plans.
Section 2: The proposed two-story addition and roofline modifications do not
significantly impair a view from public property which have 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: The property is not located on a ridge and promontory as there are
other parcels with varying pad elevations, the subject parcel is not located on a hilltop or
elongated crest, and it is not located on a mass of land which overlooks or projects onto
a lowland
Section 4: The proposed two-story addition and roof ridgeline modifications are
designed and situated in a manner that minimizes view impairment due to the topography
of the area, where adjacent parcels are at lower pad elevations, and the residences are not
oriented in the direction of the subject parcel.
Section 5: There is no significant cumulative view impairment caused by granting
the application since the view analysis of individual lots surrounding the project site
determined that the views from the adjacent properties are not in the direction of the
subject parcel.
Section 6: The proposed two-story addition and roof ridgeline modifications, when
considered exclusive of foliage, will not significantly impair a view from the viewing area of
another parcel, due primarily to the orientation of the lots within the neighborhood. The
views from nearby lots are not directed towards the subject parcel.
Section 7: The proposed two-story addition and roof ridgeline modifications
comply with all other Code requirements in that all the development standards of the RS -2
district are met and the minimum setback and lot coverage requirements are met.
Section 8: The proposed structure is compatible with the immediate
neighborhood character and will blend with the existing varied architectural features found
in the neighborhood, and the exterior finish materials will be consistent with the existing
materials
Section 9: The proposed two-story addition and roof ridgeline modifications do
not create an unreasonable infringement on the privacy of the occupants of abutting
residences Further, the existing configuration of the subject residential structure contains
windows at the living room and a balcony along the second story west elevation, and
P C Resolution No. 2000-36
Page 2
windows and a deck at the bedrooms along the first story west elevation, which currently
results in visibility of the adjacent neighboring property Thus, the incremental increase in
observation of the adjacent neighboring property from the new kitchen window on the
existing second floor is not significant since direct observation currently exists from the
aforementioned areas of the existing second floor
Section 10: The proposed 350 square foot first story deck will comply with all
Development Code standards, including setbacks and lot coverage, and a foliage analysis
determined that there is no foliage on the subject property that significantly impairs a view
from the viewing area of another parcel
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 910
and Site Plan Review No 8977 for the construction of a two-story addition at the northeast
corner of the existing two-story residential structure, modifications to the roof ridgleine over
the kitchen and living room areas that will result in a structure with an overall height of 26 -
feet, and the construction of a 350 square foot deck on the first story on the east side
elevation, subject to the conditions contained in the attached Exhibit "A"
P C Resolution No 2000-36
Page 3
PASSED, APPROVED, AND ADOPTED this 1 oth day of October 2000, by the following
vote:
AYES: Cartwright, Clark, Long, Lyon, Mueller, Paulson, Vannorsdall
NOES None
ABSTENTIONS None
ABSENT None
41 Ro)as,
ACCP
Di(ectgf of Planni g, uilding and
Cdda4---nforceme O?-nd, Secretary
to the Planning Commission
-Z
Frank Lyon
Planning Commission Chairman
P C Resolution No. 2000-36
Pagj-4
EXHIBIT 'A'
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 910
and
SITE PLAN REVIEW NO. 8977
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 I
2. Approval of Height Variation No. 910 is for the construction of a 210 square foot two-
story addition at the northeast corner of the existing two-story residence to expand the
existing bathrooms. Further, approval is for two roof line modifications over the
existing kitchen and living room areas, thereby raising the roof over these two
locations to accommodate the construction of clearstory windows. Lastly, a new
garden window is approved on the second floor east elevation that will incorporate the
new clearstory window over the kitchen.
3. Approval of Site Plan Review No. 8977 is for the construction of a 350 square foot
deck on the first floor, at the rear (east) of the structure, under the existing second
floor balcony.
4. The following minimum setbacks shall be maintained:
Front yard: 20'-0" / 23'-0" for second story, minimum (Proposed: 23'0"
minimum)
Side yard 6-0" minimum (Proposed: no change to existing side setbacks)
Rear yard: 20'-0" minimum (Proposed no change to existing)
5. The maximum overall height of the addition and roofline modifications shall not exceed
26 -feet, as measured from the lowest finished grade elevation covered by the
structure, to highest ridgeline elevation The lowest grade elevation covered by the
structure is at the southeast corner of the existing structure. RIDGE HEIGHT
CERTIFICATION REQUIRED.
6. A foliage analysis was also conducted during a field visit to verify the temporary
silhouette During this site visit, Staff found that no vegetation impairs a view.
7. Since the property is located within the RS -2 Zoning District, the property shall not
exceed 40% lot coverage (proposed 14%).
8. No grading is approved under this permit
9. Construction of the project shall substantially conform to the plans stamped as
approved by the Planning Department with the effective date of this approval.
10. In the event that a Planning requirement and a Building& Safety requirement are in
conflict with one another, the stricter standard shall apply
11. 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.
12 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
13. 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
P.C. Resolution No. 2000-36
Exhibit "A" - Conditions of Approval
HV No. 910 and SPR No. 8977