PC RES 2004-002P.C. RESOLUTION NO. 2004-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES APPROVING CASE NO. ZON2003-00335, A
HEIGHT VARIATION AND SITE PLAN REVIEW FOR A 910 SQUARE
FOOT ONE-STORY ADDITION AT THE REAR OF THE EXISTING
RESIDENCE, AND A NEW 1,010 SQUARE FOOT SECOND STORY
ADDITION OVER THE EXISTING ATTACHED GARAGE, RESULTING IN A
5,222 SQUARE FOOT STRUCTURE (GARAGE AREA INCLUDED)
MEASURING 21 -FEET IN OVERALL HEIGHT, ON A DEVELOPED
PARCEL LOCATED AT 27820 PALOS VERDES DRIVE EAST.
WHEREAS, on June 23, 2003, the applicant, Kristi Skelton, representing property
owners Boyd and Yakalene Zack, submitted a Height Variation (hereinafter referred to as
ZON2003-00335), requesting approval for an expansion to the existing one-story residence
and a new second story addition over the existing attached garage at an overall height of
21'-10", for property located at 27820 Palos Verdes Drive East; and,
WHEREAS, on July 16, 2003, the application was deemed incomplete pending the
submittal of additional information and a Site Plan Review application, and,
WHEREAS, on October 31, 2003, upon submittal of the required information,
including the required Site Plan Review application, and the construction and certification of
the temporary 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 ZON2003-00335 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
additions to an existing single-family residential structure; 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 11, 2003, at which time all interested parties were given an opportunity to be
heard and present evidence; and,
WHEREAS, at the December 11, 2003 Planning Commission meeting, the Planning
Commission expressed concerns were expressed regarding the bulk and mass, and the
resulting structure size of the proposed project, and continued the item to the January 13,
2004 Planning Commission meeting
WHEREAS, on December 22, 2003, the applicant submitted an extension to the
Permit Streamlining Act deadline, and submitted plans for a redesigned protect; and,
WHEREAS, on January 13, 2004, the Planning Commission held a public hearing to
consider the item
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 73.3% of
the property owners within 100 -feet of the subject property and 26.5% of the property
owners within 500 -feet of the subject property, who have reviewed the plans.
Section 2: The proposed second story addition and roofime 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: Although the proposed second story addition will be visible from the
upslope residence, the addition will not protect into the view of the harbor or city lights
because the subject property is located ±20 -feet below and because of the topography and
development in the area Further, the addition will maintain shallow sloped roof planes and
will not contain higher plate heights, which cumulatively results in a second story addition
that has been designed and situated in a manner to minimize impairment of a view
Section 5: There is no significant cumulative view impairment caused by granting
the application since the residences to the north, east and south are not oriented toward
the subject property. The upslope residence (Venning residence) at 28032 Palos Verdes
Drive East (to the west) is at a higher elevation, where the subject property is located in the
center and below the Venning's view corridor; while only one other residence is visible from
the Venning's and it is located to the extreme left of the view corridor, and if a second story
addition similar to that proposed were to be constructed on the neighboring residence, the
cumulative view impairment would not be significant due to the orientation and topography
in the area.
Section 6: The proposed two-story addition and roof ridgeline modifications, when
considered exclusive of forage, will not significantly impair a view from the viewing area of
another parcel, due primarily to the orientation of the lots within the neighborhood,
topography and development of the area.
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.
P C Resolution No 2004-02
Page 2
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 second story addition does not create an unreasonable
infringement on the privacy of the occupants of abutting residences due to the topography
of the area.
Section 10: The proposed 910 square foot first story addition complies with all
Development Code standards, including setbacks and lot coverage A foliage analysis
determined that there is foliage on the subject property that significantly impairs a view from
the viewing area of 28032 Palos Verdes Drive East; however, as conditioned, the foliage
will be trimmed so that the view is restored.
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 Case No. ZON2003-
00335, a Height Variation and Site Plan Review for the construction of a 910 square foot
one-story addition along the rear of the existing residence, and a 1,010 square foot second
story addition over the existing attached garage, resulting in a 5,222 square foot structure
(garage area included), and measuring 21 -feet in overall height, subject to the conditions
contained in the attached Exhibit "A"
PASSED, APPROVED, AND ADOPTED this 13th day of January 2004, by the following
vote
AYES Cartwright, Cote, Lyon, Mueller
NOES- None
ABSTENTIONS: None
ABSENT: None
t
L_6r�aig'
Mueller
Vicice--Chairman
poe! tjojas, AICD
irect r of Pianni uilding and
de nforcement; and, Secretary
to the Planning Commission
P.C. Resolution No. 2004-Q2
Page 3
Exhibit "A"
Conditions of Approval
Case No. ZON2003-00335
(Height Variation & Site Plan Review)
1. 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.
2. The approval shall become null and void after one 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
3. Approval is for the construction of a 910 square foot one-story addition to the rear of the
existing one-story residence, and construct a new 1,010 square foot second story
addition over the existing attached garage.
4. The following minimum setbacks shall be maintained:
• Front yard: 20'-0" minimum (proposed: no change to existing 64'-0" setback)
• Side yard 5'-0" minimum (proposed- no change to existing 38'-10" north side
and no change to existing 8'-6" south side)
• Rear yard: 15-0" minimum (proposed 39'-7")
5. The maximum height of the two-story section shall be limited to 20'-9", as measured
from highest ridgeline to highest -grade elevation adjacent to the structure, which is
located at the new addition along the rear of the residence (west elevation of the one-
story addition) Further, the maximum overall height of the two-story section shall be
limited to 21 -feet, as measured from highest ridgeline to lowest finish grade elevation
adjacent to the structure, which is located at the garage entrance Lastly, the
modifications to the roof over the one-story residence shall be limited to a maximum 16 -
feet in height, as measured from the highest -grade elevation adjacent to the structure,
as specified above, to new ridgeline. Further, the second story addition shall contain a
hip -pitch roof design and a 2.5"12 roof pitch. SUBJECT TO REVIEW AND APPROVAL
BY THE BUILDING OFFICIAL, A RIDGE HEIGHT CERTIFICATION IS REQUIRED BY
A LICENSED LAND SURVEYOR OR ENGINEER PRIOR TO INSTALLATION OF
ROOF MATERIALS.
6. The maximum structure size of the residence, including garage, shall be limited to a
total area of 5,222 square feet Specifically, the first floor will contain 4,212 square feet
(including garage), and the second floor will contain 1,010 square feet SUBJECT TO
REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A STRUCTURE SIZE
CERTIFICATION IS REQUIRED BY A LICENSED SURVEYOR, ENGINEER OR
ARCHITECT PRIOR TO FRAMING SIGN -OFF BY THE BUILDING AND SAFETY
DIVISION.
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7. A minimum of two enclosed garage spaces shall be maintained, with each space being
individually accessed and each maintaining a minimum unobstructed dimension of 9 -
feet -wide by 20 -feet -deep by 7 -feet -vertical clearance
8. No improvements, grading or structures shall be allowed on the transitional slope at the
rear of the parcel, unless separate approval has been granted by the City.
9. The olive tree, oak tree, and coffee berry tree, located along the west (rear) property
line at the top of the transitional slope, shall be trimmed down and maintained at a
height that does not exceed 9 -feet above the elevation of the driveway that paralles the
west property line. The initial trimming shall occur, to the Director's satisfaction, prior to
the issuance of a building permit for the project
10 The pepper tree, located in the front yard area adjacent to the driveway, shall be
trimmed down and maintained at a height of 16 -feet, as measured from the base of the
tree Further, the bottom of the crown of the silk oak tree, also located in the front yard
area adjacent to the driveway, shall be raised and maintained at a minimum height of
30 -feet, as measured from the base of the tree. The initial trimming shall occur, to the
Director's satisfaction, prior to the issuance of a building permit for the project.
11. The chimneys shall not be any taller than the minimum required height for chimneys, as
required by the Uniform Building Code.
12 Construction of the project shall substantially conform to the plans stamped as
approved by the PI 6nning Department with the effective date of this approval.
I
13. Due to the subject ;property's location in the RS -2 zoning district, a maximum of forty
(40%) percent lot Overage shall be allowed on the lot (proposed: 36.5%).
14 In the event that aPlanning requirement and a Building & Safety requirement are in
conflict with one another, the stricter standard shall apply.
15 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
16 The construction site and all adjacent private and public property 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.
17. The maximum eave projection allowed into the required setback areas shall not exceed
6 -inches for each 1 -foot of required setback.
18. The construction site shall be temporarily enclosed with a six (6-0") foot high chain-link
fence during the length of construction
P.C. Resolution No. 2004-02
Page 5
19. 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
20 Outdoor lighting shall be installed in accordance with the provisions of Section
17 56.030 of the City's Development Code No outdoor lighting shall be permitted
where the light source is directed towards or results in direct illumination of a parcel of
property or properties other than that upon which such light source is physically located
P C. Resolution No. 2004-02
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