PC RES 2003-040P.C. RESOLUTION NO. 2003-40
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING, WITH
CONDITIONS, HEIGHT VARIATION AND SITE PLAN REVIEW
CASE NO. ZON2003-00219 TO ALLOW THE CONSTRUCTION
OF A 125 SQUARE FOOT FIRST STORY ADDITION AND 368
SQUARE FEET OF SECOND STORY ADDITIONS TO AN
EXISTING RESIDENCE LOCATED AT 1301 MOUNT RAINIER.
WHEREAS, on May 5, 2003, Height Variation Permit and Site Plan
Review Case No. ZON2003-00219 was submitted to the Planning Department to
allow the construction of a 125 square foot first story addition and 368 square
feet of second story additions; and,
WHEREAS, on July 24, 2003 the subject application was deemed
complete for processing by Staff, and,
WHEREAS, on July 31, 2003 a public notice was mailed to property
owners within a 500 foot radius of the subject property informing them of the
proposed project Furthermore, a notice was published in the Palos Verdes
Peninsula News on August 2, 2003; and,
WHEREAS, pursuant to the provision of the California Quality Act, Public
Resources Code Section 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 and
Site Plan Review Case No. ZON2003-00219 would have a significant effect on
the environment and, therefore the proposed project has been found to be
categorically exempt (Class' 1, Section 15303(a)), 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 September 9, 2003, at which all interested parties were given
the 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 applicant successfully completed the Early
Neighborhood Consultation process by obtaining 43 of the 76 properties within
the 500' radius, which is 56%, and 7 of the 9 properties within the 100' radius,
which is 78%.
P C Resolution No 2003-40
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Section 2: The subject lot is not located in an area designated by the
City's General Plan and the City's Coastal Specific Plan as a viewing area and
therefore the proposed structure does not impair any public views.
Section 3: The subject lot is located on a manufactured slope that was
created at the time the building pads for the subject tract were graded and is not
located on a ridge or promontory, as defined by the City's development Code
Section 4: Based on an analysis of the existing neighborhood, the
surrounding residences do not have any views through the proposed addition.
Most surrounding properties located on Mount Rainier are located at similar
elevations as the subject property, and developed with two-story homes Any
view of the Harbor, which is located to the east, is currently impaired by
residences located to the east. Furthermore, the properties to the rear (north) of
the subject property are developed with multi family residences, which also
contain views toward the east and not in the direction of the subject property.
Therefore the proposed addition will not significantly impair a view from the
viewing area of another parcel.
Section 5: The proposed project will not create a cumulative view
impairment from surrounding properties in that if the 4 closest properties to the
subject property propose similar additions to the proposed addition, the additions
will not cause a view impairment from another property
Section 6: The proposed structure has been designed to minimize the
impairment of views from surrounding properties by locating the additions to the
front and rear of the residence and not higher than the existing ridgeline
Section 7: The proposed structure complies with the residential
development standards for a RS -4 zoning district in terms of open space, height
requirements, and setbacks Furthermore, in addition to obtaining Planning
approval, building and grading permits must also be obtained for compliance with
the Uniform Building Code, the Development Code and the City's Municipal
Code.
Section 8: The proposed structure will be compatible with the scale of
the immediate neighborhood in that although the resulting square footage of the
proposed structure will be larger than the average structure size within the
immediate neighborhood, the scale of the proposed structure will be within the
scale of the 20 closest residences
Section 9: The proposed structure will be compatible with the
architectural style of the immediate neighborhood in that the surrounding homes
consist mainly of stucco finish with wood trim, and the roof material is mainly
composition shingle or imitation wood shake The existing structure is also
finished with stucco with wood trim and asphalt shingle roof material, and since
the proposed additions are proposed to be finished with similar materials, the
P.C. Resolution No 2003-40
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architectural style of the proposed structure will be compatible with the
architectural style of the homes found in the immediate neighborhood.
Section 10: The proposed structure will be compatible with the front, side
and rear yard setback of the immediate neighborhood in that the proposed
additions will not alter the appearance of the existing setback since the additions
are proposed to be located above the existing footprint, and the rear addition will
only increase by 6-6", which is not a significant decrease of open space between
the existing structure and the rear property line
Section 11: According to the layout of the proposed addition in relation to
the surrounding 'neighboring, the proposed project will not result in an
unreasonable infringement of privacy since no windows are proposed on the east
and west elevations and the proposed window on the rear elevation will be
located approximately 27' from the rear property line and the property to the rear
is developed with a multi -family residential structure, which do not contain a rear
yard
Section 12: A Notice of Decision shall be given to the applicant and to all
interested parties informing them of the Planning Commission's decision
Section 13: Any interested party 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 adoption of this resolution
Section 14: 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 and Site Plan Review Case No. ZON2003-00219, thereby
approving the construction of a 125 square foot first story addition to the rear of
the existing residence and the construction of 368 square feet of second story
additions, at a height of 23.13', as measured from the point where the lowest
foundation meets finished grade (99.20') to the proposed ridge (122.33'), and
22 33', as measured from the highest elevation of building pad covered by
structure (100.00') to the proposed ridge, subject to the conditions of approval in
Exhibit "A"
P.0 Resolution No. 2003-40
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PASSED, APPROVED, AND ADOPTED this 9th day of September, 2003, by
the following vote:
AYES: commissioners Cote, Tomblin, Cartwright, Lyon, Vice Chair Mueller, and
Chairman Long
NOES: None
ABSTENTIONS: None
ABSENT: Commissioner Duran Reed
"oel (ojas, P/rlcp�
ire or of Panni g, Building
aftd-Code E=ement; and,
Secretary to the Planning Commission
Chairman
P.0 Resolution No 2003-40
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\
Exhibit "A"
Conditions of Approval
Height Variation and Site Plan Review
Case No. ZON2003-00219
1. 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. Failure
to provide said written statement within ninety (90) days of the effective date of
approval shall render this approval null and void.
2 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.
3. The abandonment or non-use of this approval after a period of one (1) year shall
terminate the approval and any privileges hereunder shall become null and void.
4. 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
5 The project shall substantially conform to the plans stamped approved with the
effective date of this approval
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 construction site and 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 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
8 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 soils/geotechnical reports required by the Building and Safety Division
shall be obtained by the applicant and approved by the City's geologist prior to
building permit issuance
11 All applicable permits required by the Building and Safety Division shall be obtained
by the applicant.
12. Based on a site visit, Staff found that there is no foliage on the subject property that
exceeds sixteen (16) feet in height and significantly impairs views from neighboring
properties. Therefore, Staff finds that no foliage shall be removed under this
application request
13 Approval of Height Variation and Site Plan Review (Case No ZON2003-00219)
allows for the construction of a 125 square foot first story addition to the rear of the
existing residence and 368 square feet of second story additions to the front and
rear of the existing residence
PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY, SUBJECT TO
REVIEW AND APPROVAL BY THE DIRECTOR OF PLANNING, BUILDING, AND
CODE ENFORCEMENT AND THE BUILDING OFFICIAL, A STRUCTURE SIZE
CERTIFICATION BY A CERTIFIED CIVIL ENGINEER OR SURVEYOR SHALL BE
SUBMITTED.
14. The proposed front addition above the garage is proposed at the same height as the
existing structure, which is at a height of 23.13', as measured from the point where
the lowest foundation meets finished grade (99.20') to the proposed ridge (12233'),
and 22.33', as measured from the highest elevation of building pad covered by
structure (100 00') to the proposed ridge The proposed rear additions are proposed
at a maximum height of 19.8', as measured from the point where the lowest
foundation meets finished grade (99 2') to the proposed ridge (119 0'), and 19.0', as
measured from the highest elevation of building pad covered by structure (100 0') to
the proposed ridge.
PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY, SUBJECT TO
REVIEW AND APPROVAL BY THE DIRECTOR OF PLANNING, BUILDING, AND
CODE ENFORCEMENT AND THE BUILDING OFFICIAL, A HEIGHT
CERTIFICATION BY A CERTIFIED CIVIL ENGINEER OR SURVEYOR SHALL BE
SUBMITTED.
15 The proposed structure shall maintain the following minimum setbacks
Front
20'-0" (proposed 21'-0")
East Side.
5'-0" (proposed. 8'-9")
West Side
5'-0" (proposed- 7'-0")
Rear-
15'-0" (proposed- 86'-10")
16 The subject property shall not exceed a maximum lot coverage of fifty (50) percent,
as required by the RS -4 zoning district (proposed 43%)
17 All structures located between the front facade closest to the front property line and
Exhibit "A" — Conditions of Approval
HV and SPR Case No. ZON2003-00219
Page 2 of 3
the front property line shall not exceed a height of forty-two (42) inches in height
18 No improvements shall be permitted on "extreme slopes" (35% or greater)
Exhibit "A!- Conditions of Approval
HV and SPR Case No. ZON2003-00219
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