PC RES 2002-030P.G. RESOLUTION NO. 2002-30
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING A HEIGHT VARIATION,
(CASE NO. ZON2002-00151), THEREBY PERMITTING A 2,660
SQUARE FOOT TWO STORY ROOM ADDITION FOR PROPERTY
LOCATED AT 26147 BASSWOOD AVENUE.
Whereas, on March 29, 2002, the property owner submitted an application for a Height
Variation requesting to construct a 2,660 square foot two-story addition to an existing 1,768
square foot single-family residential dwelling unit. The height variation allows the proposed
addition that will measure 26' from the lowest elevation where the finished grade is adjacent to
the building foundation/slab (1005) to the highest roof ndgeline (126.5"), and 25.5' from the
highest elevation where the finished grade is adjacent to the building foundation/slab (101) to
the highest roof ridgeline; and,
WHEREAS, on September 19, 2002, the application for Height Variation, 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 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, Grading Permit, Site Plan Review,
and Minor Exception Permit 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),
and,
WHEREAS, after notice issued pursuant to the requirements of the Ranchos Palos
Verdes Development Code, the Planning Commission held a duly noticed public hearing on
November 12, 2002, 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: That the approved project includes the construction of a 2,660 square foot
two-story addition to an existing 1,768 square foot one-story single-family residential dwelling
unit
Section 2: The Height Variation is warranted since the applicant has complied with
the early neighborhood consultation process established by the city by obtaining 88% of the
property owners' signatures within 100 feet and 73% of the signatures of the property owners'
signature within 500 feet of the subject site.
Section 3: The Height Variation is warranted since the structure does not
significantly impair a view from public property (parks, major thoroughfares, bike ways,
walkways, or equestrian trails), which has been identified in the City's General Plan or Coastal
Plan, as a city -designated viewing area
Section 4: The Height Variation is warranted since the proposed structure is not
located on a ridge or promontory While the property is located near a ridge, the proposed
P C Resolution No 2002-30
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structure is approximately 44 feet away from the ridge of the canyon. Therefore, the proposed
structure does not impact the ridge of the canyon.
Section 5. The Height Variation is warranted since the structure is designed and
situated in such a manner as to minimize impairment of a view. The homes that are located on
the same side of Basswood have a primary view of the canyon on the south side of the subject
parcel; while the homes that are located elsewhere in the tract, have views of the Los Angels
Basin and the ocean. Due to the topography of the area and the layout of the homes in the
tract, there is no significant view impairment caused by the proposed structure
Section 6: The Height Variation is warranted since there is no significant cumulative
view impairment caused by granting the application. As noted in the previous section the
proposed addition does not impact any views from other properties
Section 7: The Height Variation is warranted since the proposed structure, when
considered exclusively of existing foliage, does not significantly impair a view from the viewing
area of another parcel As noted in the previous two sections no view impairment to other
properties is caused by the structure
Section 8: The Height Variation is warranted since the proposed structure complies
with all other code requirements, in as much as the proposal meets all requirements of Title 17
of the City of Rancho Palos Verdes Municipal Code.
Section 9: The Height Variation is warranted since the proposed structure is
compatible with the immediate neighborhood character Based upon an analysis of the
immediate neighborhood, it is found that the proposed structure incorporates architectural styles
and materials found in other homes, the proposed residence has a comparable scale as other
residences, and the front yard setback is similar to other homes in the area.
Section 10: The Height Variation is warranted since the proposed structure does not
result in an unreasonable infringement of the privacy of the occupants of abutting residences.
The design of the house minimizes infringement of privacy by limiting the location of second
floor windows and exceeding the required setbacks.
Section 11: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council Pursuant to Sections 17 02 040 and 17 80 070 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 November 27, 2002.
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 the Height Variation to allow
for the construction of a 2,660 square foot two-story addition to an existing 1,768 square foot
one-story single-family residential dwelling unit (Case NO. ZON2002-00151), subject to the
conditions contained in Exhibit W, 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. 2002-30
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PASSED, APPROVED AND ADOPTED this 12th day of November 2002, by the following vote:
AYES : Cote, Lyon, Mueller, Tomblin, Chairman Cartwright
NOES: Duran Reed
ABSTENTIONS:
ABSENT: Long
,f‘*-fr°0
Jon S. Cartwright,
Chairman
Ada A
oel "ojas, AICP,
Direc or of Plann ng, =uilding and Code Enforcement; and,
•ec -tary to the ' = ning Commission
P.C. Resolution No. 2002- 30
Page 3 of 5
Exhibit "A"
Conditions of Approval
(Planning Commission Resolution No. 2002-30)
Height Variation (Case No. ZON2002-00151)
1. This approval is for a Height Variation to allow for the construction of a 2,660 square
foot two-story addition (764 square feet on the first floor and 1,895 square feet on
the second floor) to an existing 1,768 square foot one-story single-family residential
dwelling unit. This approval shall not be construed to mean approval for any off site
improvements
2. Approval of this Height Variation shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State, County, and
City laws and regulations Unless otherwise expressly specified, all other
requirements of the City of Rancho Palos Verdes Municipal Code shall apply
3. The approval shall become null and void after 180 days 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 if, 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.
4. The applicant/property owner shall submit to the City a statement, in writing that they
have read, understand and agree to all conditions of approval listed below Said
statement shall be submitted to the Director of Planning, Building, and Code
Enforcement prior to submittal of plans to "plan check" or within ninety (90) days of
the effective date of approval, which ever occurs first Failure to provide said written
statement shall render this approval null and void
5. 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.
6. Permitted hours of construction are 7 00 am to 7.00 p m Monday through
Saturday No work is permitted on Sundays or legal holidays
7. The project shall substantially conform to the plans stamped, and dated the effective
date of this resolution, approved by the Planning Commission.
8 The construction site, adjacent public and private properties 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 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.
Resolution No. 200 2-30
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9 In the event that a Planning requirement and a Building & Safety requirement are in
conflict with one another, the stricter standard shall apply.
10 All applicable permits required by the Building and Safety Division shall be obtained
by the applicant prior to the commencement of construction.
11. The approved project shall maintain a maximum 52% lot coverage. (Proposed- 47%)
12. Ali structures located within the required twenty (20) foot front yard setback area
shall not exceed a height of forty-two (42) inches in height.
13. The required twenty (20) foot front yard setback area shall be at least fifty (50)
percent landscaped.
14 The proposed structure shall maintain the following minimum setbacks:
154" rear (proposed- 16'-0")
64' side (proposed: 6' on west and 7'-2" on east)
20'-0" front (proposed: 20'-0")
SETBACK CERTIFICATION IS REQUIRED. A LICENSED CIVIL ENGINEER OR
SURVEYOR SHALL PREPARE THE CERTIFICATION. CERTIFICATION SHALL
BE SUBMITTED TO THE CITY'S BUILDING OFFICIAL FOR REVIEW AND
APPROVAL PRIOR TO THE POURING OF FOUNDATIONS.
15 The proposed additions shall not exceed a height of 26', as measured from the
lowest elevation where the finished grade is adjacent to the building foundation/slab
(100.5') to the highest roof ridgeline (126 5"), and 25 5', as measured from the
highest elevation where the finished grade is adjacent to the building foundation/slab
(101') to the highest roof ridgeline. BUILDING HEIGHT CERTIFICATION IS
REQUIRED. A LICENSED CIVIL ENGINEER OR SURVEYOR SHALL PREPARE
THE CERTIFICATION. CERTIFICATION SHALL BE SUBMITTED TO THE CITY'S
BUILDING OFFICIAL FOR REVIEW AND APPROVAL PRIOR TO ROOF
FRAMING/SHEETING INSPECTION.
P C Resolution No 2002-30
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