PC RES 2002-035P.C. RESOLUTION NO. 2002-35
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING A HEIGHT VARIATION,
(CASE NO. ZON2002-00366), THEREBY PERMITTING A 1,201
SQUARE FOOT TWO STORY ROOM ADDITION FOR PROPERTY
LOCATED AT 30486 GANADO DRIVE.
WHEREAS, On July 22, 2002, the applicant submitted a Height Variation application,
requesting to construct a 1,201 square foot addition to the existing 2,915 square foot two-story
single-family residence. The Height Variation allows an addition that measures 25 65' from the
lowest elevation where the finished grade is adjacent to the building foundation/slab (105 45') to
the highest roof ridgeline (131 10'), and 21.79' from the highest elevation where the finished
grade is adjacent to the building foundation/slab (109.31') to the highest roof ridgeline; and,
WHEREAS, on October 31, 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 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
December 10, 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 1,201 square foot
addition to the existing 2,915 square foot residence The approved addition includes a 349
square foot addition to the first story and an 852 square foot addition to the second story.
Additionally, the approval is for a 181 square foot roof deck and a 119 square foot balcony
Section 2: The Height Variation is warranted since the applicant has complied with
the early neighborhood consultation process established by the city by obtaining 77% of the
property owners' signatures within 100 feet and 35% 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. All views and vistas from their designated viewing
areas are in directions away from the project site or there is a significant difference in elevation
from the project site and the viewing area, such that the proposed project will not impair the
view.
P.0 Resolution No 2002-35
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Section 4- The Height Variation is warranted since the proposed structure is not
located on a ridge or promontory.
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 With the views facing to the
south and the existing homes in the area either being at the same approximate elevation, or at a
significantly higher elevation, there will be no view impairment caused by the proposed addition.
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 Inasmuch as the proposal meets all requirements of Title 17
of the City of Rancho Palos Verdes Municipal Code, it meets all other code requirements.
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 maintaining side setbacks that
exceed the minimum requirement
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 January 8, 2003.
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 1,201 square foot addition to the existing 2,915 square foot two-story
single-family residence (Case No. ZON2002-00366); 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. 2002-35
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PASSED, APPROVED AND ADOPTED this 10th day of December 2002, by the following vote.
AYES - Cartwright, Cote, Duran Reed, Long, Lyon, Mueller, Tomblin
NOES -
ABSTENTIONS.
ABSENT.
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B ilding and Code Enforcement, and,
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Chairman
P C Resolution No 2002-35
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Exhibit "A"
Conditions of Approval
(Planning Commission Resolution No. 2002-35)
Height Variation (Case No. ZON2002-00366)
1. This approval is for a Height Variation to allow for the construction of a 1,201 square foot
addition to the existing 2,915 square foot residence, which consists of a 349 square foot
addition on the southwest corner of the first floor and an 852 square foot addition of the west
side of the second floor In addition to the habitable space, the approval allows a 181
square foot roof deck on the south side of the second floor addition and a 119 square foot
balcony on the south side of the existing second floor
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 one hundred eighty (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 a m 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
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
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11. The approved project shall maintain a maximum 45% lot coverage (Proposed. 20%)
12. All 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 -
15' -0" rear (proposed 132')
5'-0" side (proposed 10'-11" on west and 8'-6" on east)
20'-0" front (proposed 26'-9")
15 The addition shall not measure more than 25 65' from the lowest elevation where the
finished grade is adjacent to the budding foundation/slab (105 45') to the highest roof
ridgeline (131 10'), and 21.79' from the highest elevation where the finished grade is
adjacent to the building foundation/slab (109 31') 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 2002-35
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