PC RES 2003-001 P.C. RESOLUTION NO. 2003-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING A HEIGHT VARIATION
(CASE NO. ZON2002-00249), THEREBY PERMITTING A 608 SQUARE
FOOT SECOND STORY ROOM ADDITION FOR PROPERTY
LOCATED AT 30778 GANADO DRIVE.
WHEREAS, on May 22, 2002, the applicant submitted a Height Variation application,
requesting to construct a 642 square foot addition to the existing 2,664 square foot two-story
single-family residence. This application was later modified to reduce the size of the addition to
608 square feet. The Height Variation allows an addition that measures 21.75' from the lowest
elevation where the finished grade is adjacent to the building foundation/slab (96.5') to the
highest roof ridgeline (118.25'), and 21.35' from the highest elevation where the finished grade
is adjacent to the building foundation/slab (96.9')to the highest roof ridgeline; and,
WHEREAS, on October 24, 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 Rancho Palos
Verdes Development Code, the Planning Commission held a duly noticed public hearing on
December 10, 2002, January 28, 2003, and February 11, 2003, 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 608 square foot
second story addition to the existing 2,664 square foot residence.
Section 2: The Height Variation is warranted since the applicant has complied with
the early neighborhood consultation process established by the city by obtaining 70% of the
property owners' signatures within 100 feet and 42% 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 these 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.C. Resolution No. 2003-01
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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. The proposed addition is on the
front of the residence, while this causes a minor impairment to the ocean view to the property
located at 30770 Ganado, the addition has been designed to minimize this impairment.
Furthermore, the addition does not impair the view of Catalina Island.
Section 6: The Height Variation is warranted since there is no significant cumulative
view impairment caused by granting the application. Due to the topography of the area, and
that the majority of the residences are existing two story homes, the addition does not contribute
to any cumulative view impairment.
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. The addition does cause a minor impairment to the view of the pacific
Ocean from the property located at 30770 Ganado Drive; however, do to the extent of the view
and the addition is not blocking Catalina Island, this impairment is not considered significant.
Section 8: The Height Variation is warranted since the proposed structure complies
with all other code requirements, including setbacks and lot coverage.
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 addition has all windows, except a small bathroom window, on the front of the
house, overlooking the street.
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 February 26, 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, thereby
allowing the construction of a 608 square foot second story addition to the existing 2,664 square
foot two-story single-family residence (Case No. ZON2002-00249); 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. 2003-01
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PASSED, APPROVED AND ADOPTED this 11th day of February 2003, by the following vote:
AYES : CARTWRIGHT, COTE, DURAN REED, LYON, LONG, MUELLER, TOMBLIN
NOES:
ABSTENTIONS:
ABSENT:
Thomas Long,
Chairman
Al
Joel -oja- AICP
Dire for of 'lanni • :uilding and Code Enforcement; and,
Secr= a the P . ng Commission
P.C. Resolution No. 2003-01
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Exhibit "A"
Conditions of Approval
(Planning Commission Resolution No. 2003-01)
Height Variation (Case No. ZON2002-00249)
1. This approval is for a Height Variation to allow for the construction of a 608 square foot
addition to the existing 2,664 square foot residence, which is located on the northwest side
of the 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 (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 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.
11. The approved project shall maintain a maximum 45% lot coverage. (Proposed: 20%)
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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: 82')
5'-0" side (proposed: 16'-4" on north and 7'-5" on south)
20'-0"front (proposed: 20')
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 addition shall not measure more than 21.75' from the lowest elevation where the
finished grade is adjacent to the building foundation/slab (96.5') to the highest roof
ridgeline (118.25'), and 21.35' from the highest elevation where the finished grade is
adjacent to the building foundation/slab (96.9') 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.
16. The bathroom window on the north side of the second floor shall be made of translucent
glass.
P.C. Resolution No. 2003-01
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