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CC SR 20210803 02 - Appeal 30137 Avenida Tranquila PUBLIC HEARING Date: August 3, 2021 Subject: Consideration and possible action to consider an appeal of a Site Plan Review with Neighborhood Compatibility application on the property located at 30137 Avenida Tranquila (Case No. PLSR2019 - 0365). Recommendation: (1) Adopt Resolution No. 2021-__; thereby denying an appeal and upholding the Planning Commission’s denial of an appeal and upholding the Director of Community Development’s conditional approval of a Site Plan Review with Neighborhood Compatibility to allow th e construction of a new 305 sq. ft. third-story addition and construction of an 881 sq. ft. roof deck to an existing split-level residence at 30137 Avenida Tranquila. 1. Report of Notice Given: City Clerk 2. Declare Public Hearing Open: Mayor Alegria 3. Request for Staff Report: Mayor Alegria 4. Staff Report & Recommendation: Maricela Guillean, Assistant Planner 5. Council Questions of Staff (factual and without bias): 6. Public Testimony: Principal Parties 10 Minutes Each. The appellant or their representative speaks first and will generally be allowed ten minutes. If the applicant is different from the appellant, the applicant or their representative will speak following the appellant and will also be allowed ten minutes to make a presentation. A. Appellants: Rick Morales Mayor Alegria invites the Appellant to speak. (10 mins.) B. Co-Applicants: Tatiana and Siamak Esteghball Mayor Alegria invites the Applicant to speak. (10 mins.) C. Testimony from members of the public: The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who intend to speak. 7. Rebuttal: Mayor Alegria invites brief rebuttals by Appellant and Applicant. (3 mins) Normally, the applicants and appellants will be limited to a three (3) minute rebuttal, if requested after all other interested persons have spoken. CITYOF RANCHO PALOS VERDES 8. Council Questions of Appellant (factual and without bias): 9. Council Questions of Applicant (factual and without bias): 10. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Alegria 11. Council Deliberation: The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter. 12. Council Action: The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additional testimony; continue the matter to a later date for a decision. CITY COUNCIL MEETING DATE: 08/03/2021 AGENDA REPORT AGENDA HEADING: Public Hearing AGENDA TITLE: Consideration and possible action to consider an appeal of a Site Plan Review with Neighborhood Compatibility application on the property located at 30137 Avenida Tranquila (Case No. PLSR2019-0365). RECOMMENDED COUNCIL ACTION: (1) Adopt Resolution No. 2021-__; thereby denying an appeal and upholding the Planning Commission’s denial of an appeal and upholding the Director of Community Development’s conditional approval of a Site Plan Review with Neighborhood Compatibility to allow the construction of a new 305 sq. ft. third- story addition and construction of an 881 sq. ft. roof deck to an existing split-level residence at 30137 Avenida Tranquila. FISCAL IMPACT: The Appellant paid the $2,275 appeal fee. If the City Council grants the appeal, the entire $2,275 appeal fee will be refunded to Appellant. If an appeal results in a modification to the project, other than changes specifically requested in the appeal, half of the appeal fee ($1,137.50) shall be refunded to Appellant. If the City Council denies the appeal, the Appellant will not be refunded any of the appeal fee. Amount Budgeted: N/A Additional Appropriation: N/A Account Number(s): N/A ORIGINATED BY: Maricela Guillean, Assistant Planner REVIEWED BY: Ken Rukavina, P.E., Director of Community Development APPROVED BY: Ara Mihranian, AICP, City Manager ATTACHED SUPPORTING DOCUMENTS: A. Resolution No. 2021-___ (page A-1) B. Appeal Letter (page B-1) C. P.C. Resolution No. 2021-07 (page C-1) D. Project Plans (page D-1) E. Public Comments (page E-1) 1 CITYOF RANCHO PALOS VERDES BACKGROUND: A Site Plan Review and Neighborhood Compatibility application was considered and conditionally approved by the Director of Community Development on February 19, 2021, for the construction of a new 305 Sq. ft. third-story addition to an existing 5,851 sq. ft. split-level residence for a new total structure size of 6,156 sq. ft. (garage included) and the construction of a new 881 sq. ft. roof deck at the rear of the residence. The Director- approved project was appealed to the Planning Commission, which denied the appeal and upheld the Director’s decision on May 11, 2021. On May 26, 2021, a timely appeal was filed by the Appellant requesting the City Council overturn the Planning Commission’s decision which is the basis of this staff report. Below is a summary of application milestones: • On November 8, 2019, the Applicant submitted a Site Plan Review and Neighborhood Compatibility applications for the proposed project at 30137 Avenida Tranquila. • On December 6, 2019, after reviewing the initial submittal of the project plans and application, Staff deemed the application incomplete due to missing information. • On December 21, 2021, the application was deemed complete after submittal of additional information. • On January 21, 2021, a public notice was mailed to all property owners within a 500-foot radius of the project site and published in the Palos Verdes Peninsula News. • On February 19, 2021, the Director of Community Development approved, with conditions, a Site Plan Review with Neighborhood Compatibility (Case No. PLSR2019-0365) application. On the same day a Notice of Decision was issued and provided to the Applicant and interested parties, commencing the 15 -day appeal period. • On March 4, 2021, a timely appeal of the Director’s approval (Exhibit C) was filed. • On April 24, 2021, a public notice of this appeal consideration was published in the Palos Verdes Peninsula News and mailed to all property owners within a 500-foot radius from the project site. • On May 11, 2021, the Planning Commission conducted a duly noticed public hearing to consider the appeal of the Director’s approval and subsequently adopted P.C Resolution No. 2021-07, thereby denying the appeal and upholding the Director’s decision to approve the requested Site Plan Review with Neighborhood Compatibility by a vote of 5 -2, with Commissioners Saadatnejadi and Chair Leon dissenting. The meeting minutes are available on the City website. • On May 12, 2021, a Notice of Decision was issued and provided to the Applicant, property owner and interested parties, commencing the 15-day appeal period. • May 26, 2021, a timely appeal (Attachment B) of the Planning Commission’s decision was filed by the Appellant who resides at 30940 Avenida Tranquila , requesting that the City Council consider overturning the Planning Commission’s decision. 2 • July 8, 2021, a public notice of this appeal was published in the Palos Verdes Peninsula News and mailed to all property owners within a 500-foot radius from the project site and interested parties. DISCUSSION: The following sections provides: 1) an overview of project scope including site and project descriptions; 2) a summarized discussion of code considerations and analysis; and 3) bases of appeal and Staff’s response. 1) Site and Project Description The subject property is a 12,525 sq. ft. down sloping lot that is improved with a 5,851 sq. ft. split-level residence (garage included) along with related ancillary site improvements. The site is surrounded by single-family residential uses to the north, south and east and open space recreational area to the west (Los Verdes Golf Course). The project’s site’s General Plan land use and zoning designations are Residential (2-4 D.U./AC) and Single- Family Residential (RS-3). The westerly rear yard of the project site abuts Los Verdes Golf Course as shown in the aerial photo below: . The project before the City Council, as previously approved by the Director of Community Development, consists of the following improvements to the existing residence: 3 • Construction of a new 305 sq. ft. third-story addition to an existing 5,851 sq. ft. split-level residence for a new total structure size of 6,156 sq. ft. (garage included) and the construction of a new 881 sq. ft. roof deck. • The proposed addition will measure 15 ’-8” tall, as measured from the average elevation of the setback line abutting the st reet of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 ’-2” as measured from the lowest finished grade covered by the structure (elev. 85.92 feet) to the highest roof ridgeline (elev. 114.08 feet). The maximum building height for a down-sloping lot is 30’ as measured from the lowest finished grade covered by the structure to the highest roof ridgeline, and 16’ as measured from the average elevation of the setback line abutting the street of access to the highest roof ridgeline. 2) Code Considerations and Analysis Pursuant to Rancho Palos Verdes Municipal Code (RPVMC) §17.02.030(B)(1)(d)(g), the proposed project requires an analysis of Neighborhood Compatibility as the project involves an addition that exceeds 25% of the total square footage of the original structure and the proposed third-floor deck exceeds 80 square feet (881 square feet). Pursuant to RPVMC §17.02.030(B)(3), neighborhood character means the existing characteristics in terms of the following: a) the scale of surrounding residences b) architectural styles and materials of the surrounding area, and c) the front, side, and rear yard setbacks. In addition to an analysis of Neighborhood Compatibility, the proposed project also requires an assessment of privacy infringement pursuant to RPVMC § 17.02.030(D). Below is summary table of the code language/application findings along with Staff’s analysis of the project: Table No. 1: Neighborhood Compatibility Considerations and Analysis Criteria for Neighborhood Compatibility Findings Staff’s Analysis Scale of surrounding residences, including total square footage and lot coverage of the residence and all ancillary structures. While the structure size of the project site will be the largest in the immediate neighborhood, Staff is of the opinion that the project remains compatible. More specifically, the proposed scale of the residence will be compatible with the streetscape because it includes varying rooflines and façade articulations. The proposed lot coverage will be maintained at 40.2%, which is less than the maximum allowable lot coverage in the RS-3 zoning district (45%). No additional footprint will 4 be added or project from the existing building as the proposed third-story addition and roof deck will face west toward Los Verdes Golf Course; the third- story addition is only 305 sq. ft. and will be partially screened by an existing parapet from the public right-of-way. Architectural styles, including facade treatments, structure height, open space between structures, roof design, the apparent bulk or mass of the structure, number of stories, and building materials. The proposed third-story addition incorporates stucco, stone and wood, which are all consistent design elements found in the existing neighborhood. Some features of the residence, such as the flat roof and third-story level, are consistent with some of the homes in the in the neighborhood. For example, the properties at 30175 and 30174 Avenida Tranquila both have the appearance of a flat roof. 30174 Avenida Tranquila also incorporates some more modern design elements such as the tall glass vertical windows. The existing parapet, varying roof heights and second-story balcony in the rear of the residence provide articulation to the front, side, and rear façades of the existing two-story residence. The 305 sq. ft. third-story addition and roof deck will provide additional articulation and visual interest from the public right-of-way. The structure height of the proposed residence will be consistent with the properties west of Avenida Tranquila and is below the 16-foot allowable building height for a sloping lot. Front, side, and rear yard setbacks As the new third-story addition and roof deck are proposed within the footprint of the existing residence, no changes are proposed to the existing setbacks which measure 20 feet in front, 7 feet on north side, 7 feet on the south side, and 42 feet inches on the rear. A roof deck or balcony shall not create an unreasonable infringement of privacy, as defined by the height variation findings discussed in Section 17.02.040(C)(1)(e)(ix) of the occupants of abutting residences. The proposed roof deck will not create an unreasonable infringement of privacy to neighboring properties than what is already observed from the existing second-story balconies that line the rear building elevation of the project site. Staff 5 A complete discussion of Neighborhood Compatibility considerations and analysis is available as part of the May 11, 2021 Planning Commission staff report and associated attachments, which are available at the link below: https://rpv.granicus.com/MetaViewer.php?view_id=5&clip_id=3931&meta_id=94095 3) Bases of Appeal and Staff’s Response The appeal seeks to overturn the Planning Commission’s decision to deny an appeal of the Director’s conditional approval of the requested applications. The Appellant’s bases of appeal (shown in bold) and Staff’s responses are provided below: a. Third-story deck will result in privacy infringement to adjacent properties. Staff Response: As outlined in Table No. 1 above, the proposed roof deck will not create an unreasonable infringement of privacy to neighboring properties . More specifically, the deck will not afford views than those already observed from the existing second-story balconies that line the rear building elevation of the project site. The proposed roof deck and addition will not introduce any new views into adjacent neighbors’ properties as , like most adjacent properties westward of Avenida Tranquila, the subject property has narrow side setbacks and the existing deck on the rear (west façade) of the subject residence currently provides for expansive views into the adjacent properties’ rear yards and decks. Images from the appeal letter dated May 26, 2021 (Attachment B) show views taken from 30127 Avenida Tranquila, which are directly adjacent to the subject site. However, the proposed design includes design features that will mitigate any additional privacy impacts, specifically the construction of extended awnings or eaves, that will block near views. The project plans (Attachment D) previously approved by the Director of Community Development include these decorative awnings extending from the railing of the proposed third-story deck as illustrated in Figure No.1 (see next page) as well as below the parapet to the south in Figure No. 2 (see next page). A site visit to the site confirmed these awnings were installed as detailed on the plans and extended approximately 53 inches as depicted in the images below. The approximate 53-inch extended awning limits near views into neighboring properties. For the reasons above, Staff determined that the new roof deck will not create an unreasonable additional infringement of privacy as defined in RPVMC § 17.02.040(D). conducted several site visits and found that due to the proposed design and location of the roof deck, there will be no additional privacy impacts to the surrounding neighbors. 6 Figure No. 1 Figure No. 2 b. The project is not compatible with the character of the neighborhood. Staff Response: As outlined in Table No. 1 above, the proposed project will be compatible with the immediate neighborhood. Although there are no other three-story homes among the 20 closest properties, the 1,823 sq. ft. lower level is not visible from the public right-of-way and the design of the third-story addition visually presents as a two-story home, which is consistent with the neighborhood. Furthermore, the proposed project utilizes building materials commonly found in the immediate neighborhood and 7 the building height is consistent with the 16-foot / 30-foot “by-right” height envelope for sloping lots found in the homes abutting Los Verdes Golf Course. With respect to the third story, although there are no other three-story homes among the 20 closet properties, Staff visited the immediate area and found a similar three -story design at 30041 Avenida Tranquila (Figure No. 3 below), which is just outside of the closest 20 homes. Property records for 30041 Avenida Tranquila indicate that the City issued building permits in 1993 for a loft. Based on this information, Staff is of the opinion that the proposed construction of the 305 sq. ft. addition resulting in a three-story design (Figure No. 4 below) does not present an anomaly in the neighborhood but rather will be consistent with the streetscape on Avenida Tranquilla, as further seen in the images below: Figure No. 3 Figure No. 4 c. View Impairment due to third-story addition. Staff Response: The proposed addition is within the “by-right” height envelope of 16 feet / 30 feet for a down-slope lot, as outlined in RPVMC § 17.02.040(C); thus, the 8 view ordinance nor view impairment is not triggered and cannot be considered in this application. ADDITIONAL INFORMATION: De Novo Review Section RPVMC § 17.80.070(F) notes that "the City Council appeal hearing is not limited to consideration of the materials presented to the Planning Commission. Any matter or evidence relating to the action on the application, regardless of the specific issue appealed, may be reviewed by the City Council at the appeal hearing." As such, the City Council is not limited to only considering the bases of appeal and may expand the consideration of the appeal hearing to include the concerns relayed by the public and Planning Commission, or any additional concerns raised by the City Council as a result of the public hearing. The Planning Commission based its decision to deny the appeal on the following items as outlined below: • The project meets all development standards set forth in the Zoning Code. • Consideration that previously approved improvements that were not subject to Neighborhood Compatibility impacted the current design of the proposed addition, roof deck and exterior façade of the residence • The roof deck would not introduce any new privacy impacts to adjacent neighbors. Site Visit Although not required, it is recommended that City Council visit the project site and neighboring properties. Staff can provide contact information for the Applicant and Appellant to schedule a site visit. Public Correspondence In response to the public notice issued on July 8, 2021 regarding the City Council appeal hearing, Staff received four public comments (Attachment E). One public comment from the property owner at 30045 Avenida Esplendida raised similar concerns to those outlined in the appeal letter including view impairment and privacy, which have been addressed in the Discussion section above and in both the previous Director-approved project staff report and the Planning Commission staff report. A public comment was presented by the property owner at 30127 Avenida Tranquila who raised concerns about a parapet that is discussed in the table below. The property owners, Bill and Gina Whittlesey, residing at 30157 Avenida Tranquila, raised concerns relating to neighborhood compatibility, privacy and view impairments all which are addressed in Staff’s response under the Bases of Appeal and Staff’s Response Section of the report. All other items raised in the public comment letter are addressed in the table below. Staff also received a public comment from the Applicant in support of the proposed project. The letter was in response to the appeal letter and provides rebuttal to privacy, 9 deck size, neighborhood character and view impairment. More specifically, the letter provided photos and explanations as to why the proposed deck will not further impact privacy than what existing conditions allow; provided examples of how the proposed project is compatible with the neighborhood; and reiterated that this project cannot consider view impairment due to “by-right” building heights. Public Comment Staff Response Planning Commission 5-2 Decision During the May 11 Planning Commission meeting, some Commissioners discussed the Applicant’s choice to renovate the residence in stages through multiple applications. However, the City’s Municipal Code does not stipulate the sequence in which a property owner can apply for applications. Furthermore, all applications approved abide by the development standards set forth in the Municipal Code. Noise/Parking Concerns An assessment of the project’s impact on noise and on-street parking are not considered in a review of Neighborhood Compatibility analysis findings. All potential noise or off-street parking violations should be reported to the Sheriff’s Department for further action. The proposed project will affect property values. A project’s impact on property values is not considered in a review of Neighborhood Compatibility analysis findings. Therefore, Staff cannot consider property values when evaluating the project. Structure Sizes of Residences in the Neighborhood Staff addressed concerns relating to Table No. 2 of the Director-approved project staff report in the May 11, 2021 Planning Commission staff report under Reasons for Appeal Item 2 which can be found on the City website. here. Third-story loft at 30041 Ave Tranquila In the May 11 Planning Commission staff report, similar homes in the neighborhood were presented to detail how the subject site was consistent with streetscape and design of the neighborhood. 10 Public Comment Staff Response Privacy analysis Staff attempted to conduct a privacy analysis at multiple properties in the immediate neighborhood, but due to current health restrictions, Staff was unable to conduct visits to all properties. Staff left business cards with the property owner at 30127 Avenida Tranquila, but no communication or request was received by Staff to conduct a site visit. Roof Pitch/Parapet Design and View Concerns The flat roof and parapet designs were approved through previously approved “over-the-counter” applications, which did not require Neighborhood Compatibility and silhouette flagging, as the improvements are within the “by-right” height envelope of 16 feet / 30 feet. Therefore, this application cannot consider view impacts or previously approved modifications. Neighborhood Consideration As part of the Neighborhood Compatibility application and subsequent appeals, three 15-day public noticing periods have been provided to allow residents within a 500-foot radius of the subject site to submit public comments. All comments have either been incorporated within the staff reports or submitted into the records as late correspondence. Light Pollution Concerns Condition of Approval No. 16 outlined in Exhibit C-1 stipulates that all exterior residential lights shall comply with the standards set forth in Section RPVMC § 17.56.030. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. CONCLUSION: Staff is of the opinion that the proposed project, as conditionally approved by the Director and subsequently upheld by the Planning Commission, continues to meet established development standards and code considerations. As such, Staff recommends the City Council deny the appeal of the Planning Commission’s decision thereby upholding the Director’s conditional approval of a Site Plan Review and Neighborhood Compatibility applications to allow the construction of a new 305 sq. ft. third-story addition to an existing 11 5,851 sq. ft. split-level residence for a new total structure size of 6,156 sq. ft. (garage included) and the construction of a new 881 sq. ft. roof deck at 30137 Avenida Tranquila. ALTERNATIVES: In addition to the Staff recommendation, the following alternative actions are available for the City Council’s consideration: 1. Approve the appeal, thereby overturning the Planning Commission's decision to deny an appeal of the Director’s conditional approval of a Site Plan Review with Neighborhood Compatibility and direct Staff to bring back a Resolution memorializing this decision on August 17, 2021. 2. Hear public testimony this evening, identify any issues of concern with the proposed project, and provide Staff and/or the Applicant with direction in modifying the project and continue the public hearing to a date certain. 12 P.C. Resolution No. 2021-07 Page 1 of 8 RESOLUTION NO. 2021-__ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION’S DENIAL OF AN APPEAL AND UPHOLDING THE DIRECTOR OF COMMUNITY DEVELOPMENT’S CONDITIONAL APPROVAL OF A SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY TO ALLOW THE CONSTRUCTION OF A NEW 305 FT2 THIRD-STORY ADDITION AND CONSTRUCTION OF A 881 FT2 ROOF DECK AT 30137 AVENIDA TRANQUILA (CASE NO. PLSR2019-0365). WHEREAS, on November 8, 2019, the Applicant submitted a Site Plan Review with Neighborhood Compatibility application (Case No. PLSR2019-0365) to the Community Development Department requesting approval to construct a 305 ft2 third- story addition and construction of an 881 ft2 roof deck at 30137 Avenida Tranquila; and, WHEREAS, on December 6, 2019, Staff completed an initial review of the application, at which time the application was deemed incomplete due to missing information on the project plans; and, WHEREAS, on November 23, 2020, the Applicant submitted a silhouette certification for the revised design, and on December 21, 2020, Staff deemed the application complete for processing, and, WHEREAS, on February 19, 2021, the Director of Community Development approved, with conditions, a Site Plan Review with Neighborhood Compatibility (Case No. PLSR2019-0365), to construct a 305 ft2 third-story addition and the construction of an 881 ft2 roof deck; and, WHEREAS, on February 19, 2021, the Notice of Decision was provided to the Applicant and interested parties, commencing the 15-day appeal period from the date the application was approved; and, WHEREAS, on March 4, 2021, a timely written appeal of the Director’s approval was filed; and, WHEREAS, on April 24, 2021, pursuant to Rancho Palos Verdes Municipal Code (RPVMC) §17.80.090, a public notice announcing the Planning Commission’s consideration of the appeal on May 11, 2021, was provided to the Applicant, the Appellant and other interested parties, and published in the Palos Verdes Peninsula News; and, A-1 Resolution No. 2021- Page 2 of 8 WHEREAS, on May 11, 2021, the Planning Commission held a duly noticed public hearing to consider the appeal, at which time all interested parties were given an opportunity to be heard and present evidence and, WHEREAS, on May 11, 2021, the Planning Commission conducted a public hearing to consider the appeal of the Director’s approval and subsequently adopted P.C Resolution No. 2021-07, thereby denying the appeal and upholding the Director’s decision to approve the requested Site Plan Review with Neighborhood Compatibility; and, WHEREAS, on May 12, 2021, a Notice of Decision was provided to the Applicant and interested parties, commencing the 15 -day appeal period from the date the application was approved; and, WHEREAS, on May 26, 2021, a timely written appeal of the Director’s approval was filed by the Appellant, who resides at 30148 Avenida Tranquila, which is located north of the project site; and, WHEREAS, pursuant to RPVMC §17.80.050(C), an appeal hearing before the City Council shall be set within 90 days of the filing of the appeal, or no later than August 24, 2021; and, WHEREAS, on August 3, 2021, the City Council held a duly noticed public hearing to consider the appeal, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: The Appellant requests that the City Council overturn the Planning Commission’s May 11, 2021 denial of an appeal upholding the Director’s decision to approve a Site Plan Review with Neighborhood Compatibility for the construction of a 305 ft2 third-story addition and the construction of a 881 ft2 roof deck, for the property located at 30137 Avenida Tranquila, in conformance with the Director-approved plans incorporated by reference. Section 2: The City Council finds that approval of the requested Site Plan Review application with Neighborhood Compatibility, to construct a 305 ft2 third-story addition and the construction of an 881 ft2 roof deck, is warranted based on the findings articulated in the Planning Commission’s Notice of Decision incorporated by reference. In summary: A. The proposed project complies with all applicable Development Code requirements for the RS-3 zoning district, including but not limited to, the minimum required setbacks, building height, off-street parking, and lot coverage. A-2 A. Resolution No. 2021- Page 3 of 8 B. The proposed project is compatible with the character of the immediate neighborhood in terms of the scale, architectural style, and setbacks. The existing neighborhood is comprised primarily of split-level residences that incorporate various architectural styles, design elements and façade treatments. As designed, the proposed addition and deck are designed to match the modern exterior of the previously approved renovation of the home. The addition incorporates stucco, stone and wood, which are all consistent elements found on the existing residence as well as in the neighborhood. Lastly, the proposed addition will provide adequate open space for light and air between structures by complying with the Code required minimum setbacks and remain single story in height. C. The proposed roof deck will not create an unreasonable infringement of privacy to neighboring properties than what is already observed from the existing second - story balconies that line the rear building elevation of the project site. Staff conducted several site visits and found that due to the proposed design and location of the roof deck, there will be no additional privacy impacts to the surrounding neighbors. Section 3: The City Council has considered the bases for the appeal offered by the Appellant, and finds that they are without merit for the reasons described below: A. While the Appellant is concerned that the third-story deck will result in privacy infringement to adjacent properties, an analysis of the project determined that the roof deck will not create an unreasonable infringement of privacy to neighboring properties than what is already observed from the existing second-story balconies that lines the rear building elevation of the project site. The analysis took into consideration the adjacent homes and surrounding neighborhood through a privacy analysis, as discussed in detail in the February 19, 2021, Staff Report and the May 11, 2021 Staff Report. B. While the Appellant asserts that the proposed project is not compatible with the character of the neighborhood, the Neighborhood Compatibility analysis took into consideration that the lower level of the existing residence is not visible from the public right of way and the design of the third-story addition visually presents as a two-story home, which is consistent with the neighborhood. Upon an analysis of the immediate neighborhood, staff found a similar three -story design at 30041 Avenida Tranquila, which is just outside of the clo sest 20 homes. The proposed project was reviewed in light of the scale, architectural style, and setbacks of the existing 20 closest homes within the same zoning district. As such, the proposed construction of the 305 ft2 addition resulting in a three-story design does not present an anomaly in the neighborhood but rather will be consistent with the streetscape on Avenida Tranquila. C. While the Appellant raises concerns with view impairment due to the third-story addition, the City’s view ordinance and view impairment cannot be considered in this application pursuant to RPVMC § 17.02.040(C). A-3 B. C. Resolution No. 2021- Page 4 of 8 Section 4: Any challenge to this Resolution and the findings set forth therein, must be filed within the 90-day statute of limitations set forth in Code of Civil Procedure §1094.6 and RPVMC §17.86.100(B). Section 5: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the City Council of the City of Rancho Palos Verdes hereby adopts Resolution No. 2021-__ , thereby denying an appeal and upholding the Planning Commission’s denial of an appeal and upholding the Director’s decision to approve a Site Plan Review with Neighborhood Compatibility to allow the construction of a 305 ft2 third-story addition and the construction of an 881 ft2 roof deck, subject to the Conditions of Approval contained in the attached Exhibit “A.” PASSED, APPROVED AND ADOPTED this 3rd day of August 2021. _________________________________ Eric Alegria, Mayor ATTEST: ____________________________ Teresa Takaoka, City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF RANCHO PALOS VERDES ) I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the above Resolution No. 2021-__, was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on August 3, 2021. __________________________________ CITY CLERK A-4 Resolution No. 2021- Page 5 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL CASE NO. PLSR2019-0365 (SITE PLAN REVIEW W/ NEIGHBORHOOD COMPATIBILITY) General Conditions: 1. Prior to the submittal of plans into Building and Safety plan check, the Applicant and the 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 Exhibit “A”. 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 Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively “Actions”), brou ght against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the Applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applic able and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 5. Pursuant to RPVMC Section 17.78.040, the Director of Community Development is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Substantial changes to the project shall be considered a revision and require approval by the final body that approved the original project, which may require new and separate environmental review and public notification. 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform A-5 Resolution No. 2021- Page 6 of 8 to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City’s Mu nicipal Code or administrative citations as described in Section 1.16 of the City’s Municipal Code. 8. If the Applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City’s Municipal Code within 180 days of the final effective date of this Notice of Decision, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with t he Community Development Department and approved by the Director. 9. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 10. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this approval. 11. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non-conforming structures on the property, unless the approval of such illegal or legal non-conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 12. The construction site and adjacent public and private properties and streets 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. 13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City’s Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be rem oved on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City’s Building Official. 14. Construction projects that are accessible from a street right-of-way or an abutting property and which remain in operation or expect to remain in operation for over A-6 Resolution No. 2021- Page 7 of 8 30 calendar days shall provide temporary construction fencing, as defined in Section 17.56.050(C) of the RPVMC. Unless required to protect against a safety hazard, temporary construction fencing shall not be erected sooner than 15 days prior to commencement of construction. 15. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Municipal Code. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 16. Exterior residential lighting shall comply with the standards of Section 17.56.030 of the RPVMC. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 17. For all grading, landscaping and construction activities, the Applicant shall employ effective dust control techniques, either through screening and/or watering. 18. PRIOR TO ISSUANCE OF BUILDING PERMITS, the Applicant shall obtain approval of a haul route from the Director of Public Works. 19. The Applicant shall remove the project silhouette within seven days after a final decision has been rendered and the City’s appeal process has been exhausted. Project Specific Conditions: 20. This approval is for the construction of 305 ft² new third -story addition and a new 881 ft2 roof deck to an existing split-level residence. 21. The height of the proposed addition shall be as depicted on the stamped and approved plans and in no case shall the maximum height of the proposed addition exceed 15’-8”, as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28’-2” as measured from the lowest finished grade covered by the structure (elev. 85.92 feet) to the highest roof ridgeline (elev. 114.08 feet). BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO ROOF SHEATHING INSPECTION. A-7 Resolution No. 2021- Page 8 of 8 22. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 40.2% lot coverage. 23. The approved project shall maintain setbacks of 20’-0” front, 7’-0” north side, 7’-0” south side, and 42’-0” rear. 24. No more than 50% of any existing interior and exterior walls or existing square footage may be removed or demolished. Residential buildings that are remodeled or renovated such that 50% or greater of any existing interior or exterior walls or existing square footage is demolished or removed within a two-year period shall be considered a new residence and shall then conform to all current development standards for that zoning district and the most recently adopted version of the Uniform Building Code. 25. A minimum of three enclosed parking spaces shall be provided and maintained as a garage, and a minimum of three unenclosed parking spaces shall be provided and maintained as a driveway. An enclosed parking space shall have an unobstructed ground space of no less than 9 feet in width and 20 feet in dept h, with a minimum 7 feet vertical clearance. An unenclosed parking space shall have an unobstructed ground space of no less than 9 feet in width by 20 feet in depth. 26. Any outdoor furnishings, accessories or plants located on the roof deck shall not exceed a height of 8 feet or the bottom of the roof eave, whichever is lower, as measured from the finished floor of the roof deck. 27. Any outdoor furnishings, accessories or plants located on the roof deck which exceed the height limits established in Section 17.02.040 of the RPVMC, shall not significantly impair a view from surrounding properties. A-8 B-1 Rick Morales 30148 Avenida Tranquila Rancho Palos Verdes, California 90275 May 25, 2021 Rancho Palos Verdes City Council 30940 Hawthorne Boulevard Rancho Palos Verdes, California 90275 Aece,veo MAY 2 6 202t COMMUNITY DEVELOPMENT DEPARTMENT Re: Appeal of Planning Commission decision 30137 Avenida Tranquila Case # PLSR2019-0365 Dear Mayor Alegria and Members of the City Council : First and foremost, thank you for your time and for your service to our City. I am writing, also on behalf of two of my neighbors, to ask for your consideration to reverse the decision of the Planning Commission to approve the project at 30137 Avenida Tranquila. We understand that there are more pressing matters that you should be focusing on, so we do not take this request lightly, but we're compelled to write to you because we think that the Planning Commission made the wrong decision. My property and my neighbor's property, the Miao's and the Whittlesey's, will be negatively affected by this project. We think that the Planning Commission did not fully consider the effects on the privacy, neighborhood character, and view impingement of the proposed project. The following pages will lay out the reasons for our appeal. Privacy The privacy for Debrey and Lawrence Miao, and Gina and Bill Whittlesey, who live directly north and south of the proposed project, will be greatly compromised. The reason stated by the Planning staff to discount this privacy infringement was that an existing second story balcony already exists at the rear of the subject property, and thus, a new third story addition and a new 881 square foot roof deck would not create any additional privacy infringements. We think this was an incorrect assumption. This proposed third story roof deck, which would be larger than a (4) car garage and constructed approximately ten feet higher than the existing second floor balcony, would allow an unprecedented, clear, and uninterrupted view from above the Miao's and the Whittlesey's rear yard. The privacy from the existing second story balcony is presently mitigated by hedges, and unfortunately, these hedges cannot be grown to block the proposed deck because they would impair the view of adjacent neighbors. Additionally, the interior privacy of the Miao's residence at their kitchen, laundry and bedroom will also be compromised by this proposed roof deck. B-2 n L, T cl 13v et:P_ ' , t The succeeding photos illustrate our concern . View from Debrey and Lawrence Miao's rear yard View from Debrey and Lawrence Miao's rear yard B-3 View from Debrey and Lawrence Miao's rear deck View from Gina and Bill Whittlesey's rear yard B-4 1 l T r:i r l .1 1 3 ,:1S'-' # L ::: _ _ 3 · o View from Gina and Bill Whittlesey's rear yard View from Gina and Bill Whittlesey's rear yard B-5 5 View from Debrey and Lawrence Miao's side deck adjacent to a bedroom View from Debrey and Lawrence Miao's laundry room B-6 Below is an email I received from Mrs. Miao expressing their privacy concerns about the project. Debrey Miao <tdsmiao@hotmail.com> Sat. May 22. 2021 at 9:42 PM To : "rick@pvec.com" <rick@pvec.com> Cc "ginawhittlesey@gmail.com" <ginawhittlesey@gmail.com>, Lawrence Miao <lmiao6@yahoo com> Hi, Rick, When they asked me to withdraw from the appeal to the Planning Department, I certainly did not agree with them . They tried to have me sign something, I did not even look at it. I mentioned that I would talk to the group of people who agreed to appeal. When they said they will build a solid wall, they did not mention the height of the wall. Also, they mentioned that to build the roof deck is to have a better ocean view not to have parties. I then texted to Mrs. Cohen on the same night, May 8th, at 22:47: "Spoke with my husband. He does not agreed to withdraw from the appeal. His opinions on our letter to the City stands. We will attend the Zoom meeting." My husband was in the hospital at that time and do not know when he will be discharged. They knew about this and I told them that I may not be able to speak at the Zoom meeting. I did not commit to anything. I stressed to them my concerns are: 1) losing our privacy when in the kitchen and the 5th bed room, 2) loud noise from the party, 3) traffic coming to and leaving from the parties . The two houses are very close to each other and looking down from their roof deck they can see everything explicitly into my house. Our other concern is that when we sell our house we may have difficulty finding buyers having a next-door neighbor loo kin g r ig ht down to the house and the property value will certainly go down. They have exa ctly th e same ocean v iew from their upper-level balcony, if not better(there are no trees or bushes in front of them on the golf course), as most neighbors on this side of the street . The re is definitely no need to go up higher to have a "better view". Building a third floor with kitchen and washroom is so obviously planning to have parties . Let me know if you need any clarification . Debrey B-7 Neighborhood Character We understand that the Planning Commission and the Planning Department have discretion to interpret what the character of a neighborhood is, however we also think that the Commission neglected to fully take into account the existing neighborhood character when approving this project. Our City's Development Code defines, in part, the character of a neighborhood in terms of height, number of stories, and roof design. Unfortunately, the proposed project would be the only one in our neighborhood to have three stories, a flat roof, and a third story 881 square foot deck. It is our opinion that, additionally to the determent of privacy, this project would not preserve the existing characteristics and qualities of our neighborhood. Moreover, although we are aware that the Planning Commission should review project on a case-by-case basis, we think that the approval of this project could set a very wrong presence for future developments. Below is an image from Google maps which illustrates the character of our neighborhood B-8 View Impingement My wife Rosy and I participated in the discussion with the Planning Commission Hearing and were very opposed to the proposed 3rd story addition and roof deck for various reasons. The increase in the ceiling height of the south section of the proposed project along with the solid perimeter parapets, add an additional 8 feet of vertical height. This increased building height significantly eliminates our ocean as shown in the following photographs . Also , I would like to point out that the project was initially submitted and approved without mention of a new roof top deck or addition and no silhouette was initially constructed for neighbors to voice any concerns . View before solid parapet and proposed third story addition and 881 sq . ft . third story roof deck B-9 View with solid parapet and proposed third story addition and 881 sq. ft. third story roof deck In conclusion, my neighbors and I would like to thank you for your consideration. We are not opposed to our neighbors improving their property; however we think that this project does not take into account the privacy and view of its neighbors, nor is it appropriate to the character of our neighborhood. Should you have any questions or would like to visit our homes, below is our contact information. Lawrence & Debrey Miao -30127 Avenida Tranquila Email: tdsmiao@hotmail.com Bill & Gina Whittlesey -30157 Avenida Tranquila Email: GinaWhittlesey@gmail.com Rick & Rosy Morales -30148 Avenida Tranquila Email: rosymo1@cox .net 9 P.C. Resolution No. 2021-07 Page 1 of 8 P.C. RESOLUTION NO. 2021-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DENYING AN APPEAL AND UPHOLDING THE DIRECTOR’S DECISION TO APPROVE A SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY TO ALLOW THE CONSTRUCTION OF A 305 FT2 NEW THIRD-STORY ADDITION AND CONSTRUCTION OF A 881 FT2 ROOF DECK AT 30137 AVENIDA TRANQUILA (CASE NO. PLSR2019-0365). WHEREAS, on November 8, 2019, the Applicant submitted a Site Plan Review with Neighborhood Compatibility application (Case No. PLSR2019-0365) to the Community Development Department requesting approval to construct a 305 ft2 third- story addition and construction of a 881 ft2 roof deck at 30137 Avenida Tranquila; and, WHEREAS, on December 6, 2019, Staff completed an initial review of the application, at which time the application was deemed incomplete due to missing information on the project plans; and, WHEREAS, on November 23, 2020, the Applicant submitted a silhouette certification for the revised design, and on December 21, 2020, Staff deemed the application complete for processing, and, WHEREAS, on February 19, 2021, the Director of Community Development approved, with conditions, a Site Plan Review with Neighborhood Compatibility (Case No. PLSR2019-0365), to construct a 305 ft2 third-story addition and the construction of a 881 ft2 roof deck; and, WHEREAS, on February 19, 2021, the Notice of Decision was provided to the Applicant and interested parties, commencing the 15-day appeal period from the date the application was approved; and, WHEREAS, on March 4, 2021, a timely written appeal of the Director’s approval was filed by the Appellant, who resides at 30157 Avenida Tranquila, which is located two properties south of the project site and those listed on the appeal letter dated March 4, 2021; and, WHEREAS, pursuant to Rancho Palos Verdes Municipal Code (RPVMC) §17.80.050(C), an appeal hearing before the Planning Commission shall be set within 90 days of the filing of the appeal, or no later than June 2, 2021; and, WHEREAS, on April 24, 2021, pursuant to RPVMC §17.80.090, a public notice announcing the Planning Commission’s consideration of the appeal on May 11, 2021, was provided to the Applicant, the Appellant and other interested parties, and published in the Palos Verdes Peninsula News; and, C-1 P.C. Resolution No. 2021-07 Page 2 of 8 WHEREAS, on May 11, 2021, the Planning Commission held a duly-noticed public hearing to consider the appeal, 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: The Appellant requests that the Planning Commission overturn the Director’s February 19, 2021, approval of a Site Plan Review with Neighborhood Compatibility for the construction of a 305 ft2 third-story addition and the construction of a 881 ft2 roof deck, for the property located at 30137 Avenida Tranquila, in conformance with the Director-approved plans attached hereto as Attachment 1 and incorporated by reference. Section 2: The Planning Commission finds that approval of the requested Site Plan Review application with Neighborhood Compatibility, to construct a 305 ft2 third-story addition and the construction of a 881 ft 2 roof deck, is warranted based on the findings articulated in the Director’s Notice of Decision (Case No. PLSR2019-0365) attached hereto as Attachment 2 and incorporated by reference. In summary: A. The proposed project complies with all applicable Development Code requirements for the RS-3 zoning district, including but not limited to, the minimum required setbacks, building height, off-street parking, and lot coverage. B. The proposed project is compatible with the character of the immediate neighborhood in terms of the scale, architectural style, and setbacks. The existing neighborhood is comprised primarily of split-level residences that incorporate various architectural styles, design elements and façade treatments. As designed, the proposed addition and deck are designed to match the mod ern exterior of the previously approved renovation of the home. The addition incorporates stucco, stone and wood, which are all consistent elements found on the existing residence as well as in the neighborhood. Lastly, the proposed addition will provide a dequate open space for light and air between structures by complying with the Code required minimum setbacks and remain single story in height. Section 3: The Planning Commission has considered the bases for the appeal offered by the Appellant, and finds that they are without merit for the reasons described below: A. While the Appellant identified an error in the structure size calculation of one of the homes in the immediate neighborhood, which as a result, skewed baseline comparison figures, based on the updated figures, the average structure size of the 20 closest properties is revised from 4,139 ft2 to 3,985 ft2. This structure size remains above the average in the area; however, the project proposal remains C-2 A. B. P.C. Resolution No. 2021-07 Page 3 of 8 compatible with the neighborhood as outlined in the February 19, 2021 Director- approved project staff report. B. While the Appellant asserts that the proposed roof deck would create a privacy infringement on their property located at 30157 Avenida Tranquila , an analysis of the project determined that the roof deck will not create an unreasonable infringement of privacy to neighboring properties than what is already observed from the existing second-story balconies that lines the rear building elevation of the project site. The analysis took into consideration the adjacent homes and surrounding neighborhood through a privacy analysis, as discussed in detail in the February 19, 2021, Staff Report. C. While the Appellant raises concerns with the implementation of the City’s Neighborhood Compatibility Analysis based on the project scope , pursuant to RPVMC Section 17.02.030 , there are no square footage limitations a property owner can propose to their residence; thus, no square foot limitations have been exceeded. A proposed addition, which exceeds 25 percent of the original building footprint is subject to a Neighborhood Compatibility Analysis. As the proposed project proposes more than a 25 percent expansion (including previous additions) of the original building footprint, the project is being considered under the proper application, i.e. Neighborhood Compatibility. D. While the Appellant raises concerns that there are no other three-story homes amongst the 20 closet properties, the Neighborhood Compatibility analysis took into consideration that the lower level of the existing residence is not visible from the public right of way and the design of the third-story addition visually presents as a two-story home, which is consistent with the neighborhood. Upon an analysis of the immediate neighborhood, staff found a similar three-story design at 30041 Avenida Tranquila, which is just outside of the closest 20 homes. As such, the proposed construction of the 305 ft2 addition resulting in a three-story design does not present an anomaly in the neighborhood but rather will be consistent with the streetscape on Avenida Tranquila. E. While the Appellant asserts that the Director erred in approving the proposed addition and roof deck without taking into consideration the adjacent homes and surrounding neighborhood, the Neighborhood Compatibility analysis took into consideration the adjacent homes and surrounding neighborhood as discussed in detail in the February 19, 2021, Staff Report. The proposed project was reviewed in light of the scale, architectural style, and setbacks of the existing 20 closest homes within the same zoning district. Section 4: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. The appeal shall set forth in writing, the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within 15 calendar days of the date of this decision, or by 5:30 PM on Wednesday, May 26, 2021. A $2,275.00 appeal fee must accompany any appeal letter. C-3 P.C. Resolution No. 2021-07 Page 4 of 8 If no appeal is filed timely, the Planning Commission’s decision will be final at 5:30 PM on Wednesday, May 26, 2021. Section 5: Any challenge to this Resolution and the findings set forth therein, must be filed within the 90-day statute of limitations set forth in Code of Civil Procedure §1094.6 and RPVMC §17.86.100(B). Section 6: 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 adopts P.C. Resolution No. 2021- 06, denying an appeal and upholding the Director’s decision to approve a Site Plan Review with Neighborhood Compatibility to allow the construction of a 305 ft2 third-story addition and the construction of a 881 ft2 roof deck, subject to the Conditions of Approval contained in the attached Exhibit “A”. PASSED, APPROVED AND ADOPTED this 11th day of May 2021, by the following vote: AYES: VICE-CHAIR PERESTAM, COMMISSIONERS CHURA, HAMILL, JAMES, AND SANTAROSA NOES: CHAIR LEON AND COMMISSIONER SAADATNEJADI ABSTENTIONS: NONE RECUSALS: NONE ABSENT: NONE Gordon Leon Chair Ken Rukavina, P.E. Director of Community Development; and, Secretary of the Planning Commission C-4~ 1 \ t P.C. Resolution No. 2021-__ Page 5 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL CASE NO. PLSR2019-0365 (SITE PLAN REVIEW W/ NEIGHBORHOOD COMPATIBILITY) General Conditions: 1. Prior to the submittal of plans into Building and Safety plan check, the Applicant and the 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 Exhibit “A”. 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 Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agenc ies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, t he Applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 5. Pursuant to RPVMC Section 17.78.040, the Director of Community Development is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Substantial changes to the project shall be considered a revision and requi re approval by the final body that approved the original project, which may require new and separate environmental review and public notification. 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform 14C-5 P.C. Resolution No. 2021-__ Page 6 of 8 to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City’s Municipal Code or administrative citations as described in Section 1.16 of the City’s Municipal Code. 8. If the Applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City’s Municipal Code within 180 days of the final effective date of this Notice of Decision, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department and approved by the Director. 9. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 10. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this approval. 11. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non-conforming structures on the property, unless the approval of such illegal or legal non-conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 12. The construction site and adjacent public and private properties and streets 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. 13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City’s Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City’s Building Official. 14. Construction projects that are accessible from a street right-of-way or an abutting property and which remain in operation or expect to remain in operation for over 15C-6 P.C. Resolution No. 2021-__ Page 7 of 8 30 calendar days shall provide temporary construction fencing, as defined in Section 17.56.050(C) of the Municipal Code. Unless required to protect against a safety hazard, temporary construction fencing shall not be erected sooner than 15 days prior to commencement of construction. 15. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Municipal Code. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 16. Exterior residential lighting shall comply with the standards of Section 17.56.030 of the Rancho Palos Verdes Municipal Code. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 17. For all grading, landscaping and construction activities, the Applicant shall employ effective dust control techniques, either through screenin g and/or watering. 18. PRIOR TO ISSUANCE OF BUILDING PERMITS, the Applicant shall obtain approval of a haul route from the Director of Public Works. 19. The Applicant shall remove the project silhouette within seven days after a final decision has been rendered and the City’s appeal process has been exhausted. Project Specific Conditions: 20. This approval is for the construction of 305 ft² new third -story addition and a new 881 ft2 roof deck to an existing split-level residence. 21. The height of the proposed addition shall be as depicted on the stamped and approved plans and in no case shall the maximum height of the proposed addition exceed 15 feet-8 inches, as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet -2 inches as measured from the lowest finished grade covered by the structure (elev. 85.92 feet) t o the highest roof ridgeline (elev. 114.08 feet). 16C-7 P.C. Resolution No. 2021-__ Page 8 of 8 BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO ROOF SHEATHING INSPECTION. 22. Unless modified by the approval of future planning applications, th e approved project shall maintain a maximum of 40.2% lot coverage. 23. The approved project shall maintain setbacks of 20 feet-0 inches front, 7 feet-0 inches north side, 7 feet-0 inches south side, and 42 feet-0 inches rear. 24. No more than 50% of any existing interior and exterior walls or existing square footage may be removed or demolished. Residential buildings that are remodeled or renovated such that 50% or greater of any existing interior or exterior walls or existing square footage is demolished or removed within a two-year period shall be considered a new residence and shall then conform to all current development standards for that zoning district and the most recently adopted version of the Uniform Building Code. 25. A minimum of three enclosed parking spaces shall be provided and maintained as a garage, and a minimum of three unenclosed parking spaces shall be provided and maintained as a driveway. An enclosed parking space shall have an unobstructed ground space of no less than 9 feet in width and 20 feet in depth, with a minimum 7 feet vertical clearance. An unenclosed parking space shall have an unobstructed ground space of no less than 9 feet in width by 20 feet in depth. 26. Any outdoor furnishings, accessories or plants located on the roof deck sh all not exceed a height of 8 feet or the bottom of the roof eave, whichever is lower, as measured from the finished floor of the roof deck. 27. Any outdoor furnishings, accessories or plants located on the roof deck which exceed the height limits established in RPVMC Section 17.02.040, shall not significantly impair a view from surrounding properties. 17C-8 1C-9 CfTYOF RANCHO PALOS VERDES STAFF REPORT TO : FROM : DATE: SUBJECT: PROJECT ADDRESS: APPLICANT: LANDOWNER: APPELLANT: STAFF COORDINATOR: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION KEN RUKAVINA, PE, DIRECTOR COMMUNITY DEVELOPMENT MAY 11, 2021 SITE PLAN REVIEW AND NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) 30137 AVENIDA TRANQUILA RICHARD GROSSI MR. & MS. ESTEGHBALL MS. GINA WHITTLESEY MARICELA GUILLEAN, ~ ASSISTANT PLANNER REQUESTED ACTION: APPEAL THE DIRECTOR-LEVEL APPROVAL OF A 305 FT 2 ADDITION AND 881 FT 2 ROOF DECK TO AN EXISTING SPLIT-LEVEL RESIDENCE. RECOMMENDATION: ADOPT P.C. RESOLUTION NO. 2021-_, THEREBY DENYING AN APPEAL AND UPHOLDING THE DIRECTOR'S CONDITIONAL APPROVAL OF A SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY TO ALLOW THE CONSTRUCTION OF A 305 FT2 THIRD-STORY ADDITION AND CONSTRUCTION OF AN 881 FT 2 ROOF DECK TO AN EXISTING SPLIT-LEVEL RESIDENCE AT 30137 AVENIDA TRANQUILA (CASE NO. PLSR2019-0365). ZONING: LAND USE: CODE SECTIONS: GENERAL PLAN: TRAILS PLAN: SPECIFIC PLAN: CEQA: ACTION DEADLINE: SINGLE-FAMILY RESIDENTIAL (RS-3) SINGLE-FAMILY RESIDENTIAL 17.02, 17.48, 17.70, 17.80, 17.84 & 17.96 RESIDENTIAL 4-6 D.U. /ACRE NIA NIA CATEGORICALLY EXEMPT (SECTION 15301 (e)-EXISTING FACILTIES JUNE 6, 2021 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 2 BACKGROUND The following is a timeline of the proposed project: • November 8, 2019- the Applicant submitted the requested applications. • December 6, 2019- the initial submittal of the project plans and application were deemed incomplete by staff for processing due to missing information. • December 21, 2020- staff deemed the application complete for processing based on revised plan and application submittals. • February 19, 2021- the Director of Community Development conditionally approved the project and issued a Notice of Decision (Attached) to all interested parties providing for a 15-day project appeal period. • March 4, 2021- staff received an appeal of the Director’s conditional approval of the project (Attached). • April 24, 2021- public notice of the appeal hearing was issued and published in the Palos Verdes Peninsula News. SITE DESCRIPTION The project site is a 12,525 ft² down sloping lot that is improved with a 5,851 ft² split-level residence (garage included) along with related ancillary site improvements including decks along the upper level of the rear façade of the residence. The site is surrounded by single- family residential uses to the north, south and east and open space recreational to the west. The project’s site’s General Plan land use and zoning designations are Residential (2-4 D.U./AC) and Single-Family Residential (RS-3). The westerly rear yard of the project site abuts Los Verdes Golf Course. The project site is currently under construction as a result of previously approved “over-the- counter” development applications that include a 227.5 ft2 addition to enclose an existing front porch along with exterior façade improvements (Case No. PLSR2018-0410) and an 889.46 ft2 conversion of an existing basement into habitable area (Case No. PLSR2019- 0197). As the scope of work for both projects is within the footprint of the existing residence and were not subject to a Neighborhood Compatibility Analysis, these previously permitted improvements are not considered in the scope of the project subject of this action. PROJECT DESCRIPTION The Director-approved subject project includes the construction of a 305 ft2 third-story addition to an existing 5,851 ft2 split-level residence for a new total structure size of 6,156 ft2 (garage included) and the construction of a new 881 ft2 roof deck at the rear of the residence. The addition will result in a three-story residence that is within the property’s “by- right” 16 feet/30 feet building height envelope. More specifically, the overall height of the residence and addition will measure a height of 15 feet-8 inches, as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet-2 inches as measured 2C-10 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 3 from the lowest finished grade covered by the structure (elev. 85.92 feet) to the highest roof ridgeline (elev. 114.08 feet). Pursuant to Section 17.02.030.B.1.D of the Rancho Palos Verdes Municipal Code (RPVMC), the subject project requires a Neighborhood Compatibility Analysis to be completed as part of the application review because the project will result in over 25% expansion of the original structure size of the residence (3,740 ft2 including 3 car garage) and because the proposal includes the construction of a roof deck that is larger than 80 ft2 in area. The Director’s approval of the project determined that the addition and roof deck were compatible with the immediate neighborhood and that the project was consistent with development standards of the RS-3 Zoning District including, but not limited to, setbacks, lot coverage, and building height. A copy of the February 19, 2021, Staff Report, which includes a discussion of all relevant permit findings is available for review here. DISCUSSION Reasons for the Appeal The appeal of the Director-approved project was filed by Gina Whittlesey (“Appellant”), the property owner at 30157 Avenida Tranquila which is located two-properties to the south of the project site and those listed on the appeal letter dated March 4, 2021. The following section outlines the Appellant’s bases for appeal (shown in bold) followed by staff’s response. Please note that the Appellant’s reasons for appeal have been copied directly from the appeal letter. 1. Structure size footages entered in Table No. 2 with errors that effect any logical analysis (6,316 ft2 vs 4,661 ft2) Average home is 3, 958 ft2 in this tables example. 2. The second largest reference is clearly misleading as the residence referred to as the largest is 26% smaller than entered (6,316 ft2 vs. 4,661 actual ft2) THIS TABLE IS EVIDENCE THAT THIS HOME WILL CLEARLY BE LARGEST BY AN AVERAGE OF 60% ON A LOT THAT IS AVERAGE 16.5% SMALLER. The Appellant points out calculation errors in Table No. 2 of the Director-approved project staff report, which skewed baseline comparison figures. Table No. 2 analyzed neighborhood compatibility amongst the project site and the 20 closest properties in the area as it relates to lot and structure size as well as the number of stories in the immediate neighborhood. A reassessment of the figures in Table No. 2 by staff determined that there were in- fact errors in the table’s calculations. More specifically, the structure size of 30147 Avenida Tranquila was originally reported as 6,316 ft2, but upon a recalculation, the structure size is 5,201 ft2. The calculation error is in-part due to the limited legibility of an old building permit for the property at 30147 Avenida Tranquila, which staff referenced in calculating its structure size. Based on the updated figures, the 3C-11 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 4 average structure size of the 20 closest properties changes from 4,139 ft2 to 3,985 ft2. While the structure size of the project site continues to be above the average in the area, staff is of the opinion that project proposal remains compatible with the neighborhood as outlined in the February 19, 2021, Staff Report. Specifically, the 1,823 ft2 lower level of the residence is below street grade is not visible from the public right-of-way. In addition, the proposed scale of the residence will be compatible with the streetscape because it includes varying rooflines and façade articulations. As such, staff is of the opinion that despite the updated figures in Table No. 2, the project continues to be consistent with the immediate neighborhood. 3. The roof deck is larger than 80 sq. ft. requiring Neighborhood Compatibility and there are no other roof decks in the neighborhood. The requested roof deck is 881 ft2. Based on an aerial survey of the immediate neighborhood and visits to the project site, there are no other roof decks within the closest 20 homes. Staff did, however, identify a number of properties on both sides of the street that are improved with second-story balconies such as 30127, 30147 and 30148 Avenida Tranquila. These balconies extend from the rear or front building to observe views in a westerly direction of the ocean and the Los Verdes golf course. Staff is of the opinion that the proposed roof deck continues to be compatible with the neighborhood as outlined in the Director-approved project staff report. Specifically, no additional footprint will be added or project from the existing building as the proposed roof deck is being proposed on top of the existing flat roof of the residence. 4. Section 17.02.030 (B)(d)(ii) clearly states cumulative footage percentage limitation has been exceeded regardless of footprint impact (4,962 ft2 original vs. improved 6,351 ft2, 25 % = 6202.5 ft2) 5. Section 17.02.030 (B)(2)(a)(iii) states ‘no property shall be issued a permit for a project that is subject to the same subparagraph more than once in a two-year period without complying with the neighborhood compatibility requirement: iii. 250 sq. ft. or less. LOFT ON ROOF IS 305 sq. ft. The Appellant raises concerns with the implementation of the City’s Neighborhood Compatibility Analysis based on the project scope. Pursuant to RPVMC Section 17.02.030 , there are no square footage limitations a property owner can propose to their residence; thus, not square foot limitations have been exceeded. A proposed addition, which exceeds 25 percent of the original building footprint is subject to a Neighborhood Compatibility Analysis. As the proposed project proposes more than a 25 percent expansion (including previous additions) of the original building footprint, the project is being considered under the proper application, i.e. Neighborhood Compatibility. 6. Proposed LOFT adds a 3rd story while there are no other 3 story homes and no 4C-12 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 5 roof decks on the street. Although there are no other three-story homes amongst the 20 closet properties, as noted, in item 2, the 1,823 ft2 lower level is not visible from the public right of way and the design of the third story addition visually presents as a two-story home which is consistent with the neighborhood. Additionally, staff visited the immediate area and found a similar three-story design at 30041 Avenida Tranquila, which is just outside of the closest 20 homes. Property records for 30041 Avenida Tranquila indicate that the City issued building permits in 1993 which identified the loft. Based on this information, staff is of the opinion that the proposed construction of the 305 ft2 addition resulting in a three-story design does not present an anomaly in the neighborhood but rather will be consistent with the streetscape on Avenida Tranquila, as further seen in the images below: Proposed Front Façade at 30137 Avenida Tranquila Existing Façade at 30041 Avenida Tranquila Staff’s response to the absence of roof decks in the immediate area is outlined in Appeal Reason No. 3. 7. Privacy Infringement from a roof deck that is 10’ higher than the 2nd level existing deck is a clear privacy issue as evidenced by the a ttached pictures showing the neighbor to the north and the 2 neighbors to the south from the roof deck. 5C-13 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 6 This comment was previously raised by the Appellant and was outlined in the Director-approved project staff report. A summary of the staff’s response indicates that the proposed roof deck will not create an unreasonable infringement of privacy to neighboring properties than what is already observed from the existing second- story balconies (visible in the picture below) that line the rear building elevation of the project site. Furthermore, as part of the appeal process, staff conducted an additional site visit to the property to consider the privacy concerns detailed in the appeal letter. Staff determined that due to the proposed design and location of the roof deck there will be no additional privacy impacts to the property the Appellant’s property at 30157 Avenida Tranquila because as shown in the picture below, the top story of the subject property has a higher roof and parapet (6 feet) adjacent to the deck (blue tarp) and an extended eave which screens views in the southerly direction. The views to the north are the same as observed from the existing second story balcony. Photo taken from proposed deck looking south toward adjacent neighbor’s property at 30147 Avenida Tranquila 8. The Architectural observations noted below further explain the Non- Compatible nature a. First, the design with a separate third-story addition is incongruous with the surrounding neighborhood. The roof is no longer a simple roof form. The design does not match the character of the neighborhood. No other house on this street has a third-story addition on its roof. As a result, the new roof does not appear similar to the roofs typically seen throughout the neighborhood, in terms of either style or pitch. The new roof addition does not appear to be integrated into the existing roof at a similar pitch. 6C-14 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 7 b. Second, the building design is also incompatible with the neighborhood as it appears to have a parapet and other design elements. i. This design does not appear to resemble a typical Rancho Palos Verdes California Ranch, Spanish Colonial or Mediterranean architectural style. It does not blend in with the architectural style and building materials of the immediate neighborhood in terms of scale and character. ii. The surrounding homes are primarily natural materials with stucco and simple roof forms and do not have parapet facades. Previous Planning applications and approvals, which did not require a Neighborhood Compatibility review, included the conversion of the former pitched roof to a flat roof, installation of a decorative roof parapet and other architectural designs that altered the appearance of the home to a more modern exterior façade. As such, the proposed 305 ft2 new third story and 881 ft2 roof deck are designed to match and be consistent with the now modern exterior created by the previously approved renovation of the home. Additionally, some of the features of the residence, such as the flat roof and third-story level are consistent with some of the homes in the neighborhood as outlined in the February 19, 2021, Staff Report. For example, the properties at 30175 and 30174 Avenida Tranquila, both have the appearance of a flat roof. 30174 Avenida Tranquila also incorporates some more modern design elements such as the tall glass vertical windows. Additionally, the proposed third- story addition incorporates stucco, stone and wood, which are all consistent design elements found on the existing residence as well as in the neighborhood. As such, staff is of the opinion that the design of the addition and roof deck is consistent with the immediate neighborhood. ADDITIONAL INFORMATION Public Comments Staff received seven public correspondences from property owners within the neighborhood expressing support for the Appellant’s appeal (Attached). The project Applicant, Tatiana Esteghball, submitted a response letter to the appeal, which has been included as an attachment to this report. The table below outlines the public comments in support of the appeal, which includes a summary of the concern and staff’s corresponding response to the public comment. Public Comment Staff Response The proposed project results in a view impairment due to the proposed addition and parapet feature. The proposed addition is within the “by-right” height envelope of 16 feet / 30 feet, as outlined in RPVMC § 17.02.040.C; thus, view impairment cannot be considered in this application. 7C-15 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 8 The proposed project is not compatible with the neighborhood with respect to structure size, privacy infringement and architectural style. Please see staff response to neighborhood compatibility under Appeal Discussion No. 8 and the Director-Approved Staff Report, dated February 19, 2021. Noise/Parking Concerns An assessment of the project’s impact on noise and on-street parking are not considered in a review of Neighborhood Compatibility analysis findings. All potential noise or off-street parking violations should be reported to the Sheriff’s Department for further action. The proposed project will affect property values. A project’s impact on property values is not considered in a review of Neighborhood Compatibility analysis findings. Therefore, staff cannot consider property values when evaluating the project. Concern that project is not in compliance with California Building Code. The City’s development review process requires that project plans be reviewed by the City’s Building & Safety Division for compliance with applicable building codes prior to issuance of building permits. Roof Pitch/Parapet Design and View Concerns The flat roof and parapet designs were approved through previously approved “over- the-counter” applications, which did not require Neighborhood Compatibility and silhouette flagging, as the improvements are within the “by-right” height envelope of 16 feet / 30 feet. Therefore, this application cannot consider view impacts or previously approved modifications. CONCLUSION Based on the discussion contained herein, it is Staff’s recommendation to Adopt P.C. Resolution No. 2021-__, thereby denying the appeal and upholding the Director’s conditional approval of a Site Plan Review with Neighborhood Compatibility to allow the construction of a 305 ft2 third-story addition and an 881 ft2 roof deck (Case No. PLSR2019- 0365). ALTERNATIVES In addition to Staff’s recommendation, the following alternatives are available for the Planning Commission pursuant to 17.80.060: 8C-16 PLANNING COMMISSION STAFF REPORT – (Case No. PLSR2019-00375) MAY 11, 2021 PAGE 9 1. Approve the Appeal thereby overturning the Director’s conditional approval of Planning Case No. PLSR2019-0375 and direct Staff to return to the Planning Commission with a revised Resolution at the next available Planning Commission meeting. This action would afford the Appellant a full refund of their appeal fee; or 2. Deny the Appeal and approve the application but impose additional or different conditions or guarantees as it deems necessary to fulfill the purposes of Title 16 (Subdivsions) and Title 17 (Zoning) of this code; or 3. Deny the appeal without prejudice upon a finding that all applicable findings have not been correctly made or all provisions of Title 16 (Subdivsions) and Title 17 (Zoning) of this code have not been complied with but that, in either case, the appeal has merit and may possibly be modified to conform with the provisions of Titles 16 (Subdivsions) and 17 (Zoning) of this code; or 4. Identify any issues of concern with the proposed project, provide Staff and/or the Applicant with direction in modifying the project, and continue the public hearing to a date certain. ATTACHMENTS • P.C. Resolution No. 2021-__ o Exhibit “A” – Conditions of Approval o Director-Approved Project Plans o Director-Approved Staff Report, dated February 19, 2021 • Appeal Letter, submitted March 4, 2021 • Public Correspondence (including Applicant’s response to the appeal letter) 9C-17 MEMORANDUM TO: KEN RUKAVINA P.E., DIRECTOR OF COMMUNITY DEVELOPMENT FROM: MARICELA GUILLEAN, ASSISTANT PLANNER DATE: FEBRUARY 19, 2021 SUBJECT: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) PROPERTY: 30137 AVENIDA TRANQUILA APPLICANT: RICHARD GROSSI LANDOWNER: MR. & MS. ESTEGHBALL RECOMMENDATION Approve a Site Plan Review with Neighborhood Compatibility to construct a 305 ft² new third-story addition to an existing 5,851 ft2 split level residence for a new total structure size of 6,156 ft2 (garage included) and the construction of a new 881 ft 2 roof deck, subject to the Conditions of Approval contained in the attached Exhibit “A”. BACKGROUND On November 8, 2019, the Applicant submitted a Site Plan Review application with Neighborhood Compatibility and Foliage Analysis, requesting approval to construct a third-story loft and roof deck to an existing split-level residence. On December 6, 2019, after reviewing the initial submittal of the project plans and application, Staff deemed the application incomplete due to missing information. After submittal of additional information, staff deemed the application complete for processing on December 21, 2020, setting the action deadline to February 19, 2021. On January 21, 2021, a public notice was mailed to all property owners within a 500-foot radius of the project site and published in the Palos Verdes Peninsula News. Staff received 10 public comments in response to the public notice, which are attached and discussed under the “Public Correspondence” section below. SITE DESCRIPTION The subject property is a 12,525 ft² down sloping lot that is improved with a 5,851 ft² split level residence (garage included) along with related ancillary site improvements . The site is surrounded by single-family residential uses to the north, south and east and open space recreational to the west. The project’s site’s General Plan land use and zoning designations are 18C-18 CITY OF RANCHO PALOS VERDES Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 2 Residential (2-4 D.U./AC) and Single-Family Residential (RS-3). The westerly rear yard of the project site abuts Los Verdes Golf Course. PROJECT DESCRIPTION The proposed project includes the construction of a 305 ft2 new third-story addition to an existing 5,851 ft2 split level residence for a new total structure size of 6,156 ft2 (garage included) and the construction of a new 881 ft2 roof deck. The proposed addition will measure a height of 15 feet-8 inches, as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet-2 inches as measured from the lowest finished grade covered by the structure (elev. 85.92 feet) to the highest roof ridgeline (elev. 114.08 feet). CODE CONSIDERATION AND ANALYSIS Site Plan Review The Site Plan Review procedure enables the Director to review development proposals for conformity with the provisions of the Municipal Code (Title 17) and for the manner in which they are applied. Table No. 1 below shows the propo sed projects compliance with the required development standards in the RS-3 zoning district: Table No. 1. Development Code Matrix CRITERIA CODE REQUIREMENT EXISTING RESIDENCE PROPOSED RESIDENCE Lot Size 13,000ft2 12,383 ft2 No Change Structure Size (with garage) N/A 5,851 ft2 (Garage included) 6,156 ft2 (Garage included) Setbacks (minimum) Front 20’-0” 20’-0” No Change Side (north) 5’-0” 7’-0” No Change Side(south) 5’-0” 7’-0” No Change Rear 15’-0” 42’-0” No Change Lot Coverage Maximum (%) 45% 40.2% No Change (square feet) (5,850 ft2) (5,044 ft2) No Change Enclosed Parking (minimum) 3 spaces 3 spaces No Change 19C-19 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 3 CRITERIA CODE REQUIREMENT EXISTING RESIDENCE PROPOSED RESIDENCE Building Height (maximum) Average elevation of the setback line abutting the street of access to the highest roof ridgeline 16’ 14’-2” 15’-8” Point where the lowest foundation or slab meets finished grade to the highest roof ridgeline. 30’ 26’-7” 28’-2” Pursuant to Rancho Palos Verdes Municipal Code (RPVMC) §17.02.030(B)(1)(d)(g), a 25 percent expansion of the total square footage of all of the original structures constructed on the property, including the primary dwelling unit, the garage, and all detached structures , and/or the construction of, or an addition to a deck, balcony or roof deck to a second story or higher story if the total areas of the deck is 80 ft2 or larger or projects more than 6 feet from the existing building shall be compatible with the character of the immediate neighborhood. As the proposed project involves an addition that exceeds 25 percent of the total square footage of the original structure and the proposed third floor deck exceeds 80 ft2 (881 ft2), an analysis of Neighborhood Compatibility is required. Neighborhood Compatibility is achieved when the proposed improvements are designed in a manner that blends in with the characteristics of the immediate neighborhood. Pursuant to RPVMC §17.02.030(B)(3), neighborhood character means the existing characteristics in terms of the following: a) the scale of surrounding resi dences b) architectural styles and materials of the surrounding area, and c) the front, side, and rear yard setbacks. The Code language is noted in boldface below, followed by staff's analysis in normal type. (1) Scale of surrounding residences, including total square footage and lot coverage of the residence and all ancillary structures. Compatibility with neighborhood character is based on a comparison of the proposed project to other existing structures located within the immediate area, which is comprised of the 20 closest properties located within the same zoning district. Table No. 2 below compares the lot size, structure size, and number of stories of the residences found within the immediate neighborhood. Table No. 2. Neighborhood Compatibility Table ADDRESS LOT SIZE STRUCTURE SIZE NUMBER OF STORIES 30077 Avenida Tranquila 14,924 4,540 2 30088 Avenida Tranquila 14,095 3,799 2 20C-20 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 4 ADDRESS LOT SIZE STRUCTURE SIZE NUMBER OF STORIES 30089 Avenida Tranquila 15,046 5,190 2 30104 Avenida Tranquila 16,129 3,440 2 30105 Avenida Tranquila 12,615 4,273 2 30112 Avenida Tranquila 16,402 3,350 2 30115 Avenida Tranquila 12,435 3,649 2 30120 Avenida Tranquila 18,634 4,307 2 30127 Avenida Tranquila 12,497 4,884 2 30130 Avenida Tranquila 17,113 4,509 2 30138 Avenida Tranquila 15,506 4,337 2 30147 Avenida Tranquila 12,449 6,316 2 30148 Avenida Tranquila 14,789 3,410 2 30156 Avenida Tranquila 14,092 3,718 2 30157 Avenida Tranquila 12,327 3,596 2 30165 Avenida Tranquila 12,392 3,498 2 30166 Avenida Tranquila 13,519 2,804 2 30174 Avenida Tranquila 13,646 3,993 2 30175 Avenida Tranquila 13,472 3,985 1 30178 Avenida Tranquila 16,451 3,220 2 Average 14,427 4,139 1.95 30137 Avenida Tranquila Existing 12,383 6,101 2 Proposed 6,351 3 Note: The above calculations for structure size are based on building permits on file with the City and include the garage area, which, if garage area was not documented on the building permit, was calculated based on the Municipal Code’s requirement for two (2) parking spaces with minimum dimensions for each individual parking stall being 9’x20’ (180ft2). As reflected in Table No. 2 above, the immediate neighborhood is primarily comprised of two-story homes with one one-story home that range in size between 3,220 ft² and 6,316 ft², with an average structure size of 4,139 ft². The proposed 305 ft² addition to the existing residence will result in a total structure size of 6,156 ft² (garage included), which will be the second largest residence among the 20 closet properties. However, the scale of the proposed residence is compatible with the surrounding homes when considering 889 ft2 of the residence was approved through a separate permit to convert crawl space to habitable space, which did not impact the footprint of the existing residence. The proposed scale of the residence will be compatible with the streetscape because it includes varying rooflines and façade articulations. 21C-21 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 5 The proposed lot coverage will be maintained at 40.2%, which is less than the maximum allowed lot coverage in the RS-3 zoning district (45%). No additional footprint will be added or project from the existing building as the proposed new third-story addition and roof deck is being proposed on top of the existing flat roof of the residence. In addition, the roof deck will face west towards Los Verdes golf course and the third-story addition is only 305 ft2 and will be partially screened by an existing parapet from the public right-of-way. Therefore, the proposed roof deck and new third-story addition, while visible, will appear small in scale. As such, the size of the roof deck and third-story addition will not pose adverse impacts to the character of the immediate neighborhood. (2) Architectural styles, including facade treatments, structure height, open space between structures, roof design, the apparent bulk or mass of the structure, number of stories, and building materials. The immediate neighborhood is comprised of primarily split-level residences that incorporate various design elements and façade treatments . While there is a common theme in terms of the building design, materials, and color, there is no pre dominant architectural style as most of the homes have elements found in various styles. The easterly side of Avenida Tranquila consists of residences situated on upsloping lots and incorporate architectural styles found in Spanish Colonial styles, such as the incorporation of clay roofing and arched design features. Homes on the westerly side of Avenida Tranquila sit on a downward sloping lots and incorporate a mix of pitched and flat roofs with elements found in California ranch and modern styles. Previous Planning approvals, which did not require a Neighborhood Compatibility review, included the conversion of the former pitched roof to a flat roof, installation of a decorative roof parapet and other architectural designs that altered the appearance of the home to a more modern exterior façade. As such, the proposed 305 ft2 new third story and 881 ft2 roof deck are designed to match the now modern exterior of the previously approved renovation of the home. Additionally, some of the features of the residence, such as the flat roof and third-story level are consistent with some of the homes in the immediate neighborhood. For example, 30175 and 30174 Avenida Tranquila, both have the appearance of a flat roof. 30174 Avenida Tranquila also incorporates some more modern ele ments such as the tall glass vertical windows and the clean line exterior design. Additionally, the proposed third-story addition incorporates stucco, stone and wood, which are all consistent elements found on the existing residence as well as in the neighborhood. Based on an aerial survey, there are no roof decks within the immediate neighborhood, but there are many second-story balconies extending from the rear or front façades that face the westerly views of the ocean and the Los Verdes golf course. The existing parapet, varying roof heights and second-story balcony in the rear of the residence provide articulation to the front, side, and rear façades of the existing two-story residence. The 305 ft2 third-story addition and roof deck will provide additional articulation and visual interest from the public right of way. The structure height of the proposed residence will be consistent with the properties west of Avenida Tranquila and is below the 16-foot allowable building height. Also, as the proposed addition is within the existing building footprint, the project will maintain 22C-22 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 6 adequate open space as well. As a result, staff believes that the proposed architectural style will be consistent with those found within the immediate neighborhood. (3) Front, side, and rear yard setbacks. According to the Development Code, structures on lots zoned RS-3, created prior to City incorporation shall maintain the following minimum setbacks: 20 feet front, 10 feet street side, 5 feet interior side, and 15 feet rear. The existing setbacks are 20 feet-0 inches front, 7 feet-0 inches north side, 7 feet-0 inches south side, and 42 feet-0 inches rear. As the new third-story addition and roof deck are proposed with in the footprint of the existing residence, no changes are proposed to the existing setbacks. Based on the above analysis, the proposed project will be compatible with the character of the immediate neighborhood in terms of scale, architectural style, and setbacks. Privacy Infringement According to RPVMC §17.02.030(D)(4)(a), “A roof deck or balcony shall not create an unreasonable infringement of privacy, as defined by the height variation findings discussed in Section 17.02.040(C)(1)(e)(ix) of the occupants of abutting residences.” The proposed roof deck faces westerly towards the Los Verdes golf course. The proposed deck is at an elevation higher than the abutting neighbors to the north and south allowing for views which extend over the neighbors’ roof line. Based on a site visit, the existing residence has an existing second-story balcony, which lines the rear perimeter of the residence and which has existing views of the golf course and views within both the abutting neighbors’ yards to the north and south. Although the proposed roof deck and third-story addition are at a higher elevation than both th e abutting neighbors, there will be no additional privacy infringements than that already provided from the existing second-story balcony. As such, the proposed roof deck w ill not create unreasonable infringement of privacy to the neighboring residence s. ADDITIONAL INFORMATION Environmental Asse ssment Staff has determined that the proposed project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA), under Article 19, Section 15301 (Existing Facilities) of the California Guidelines for Implementation of the CEQA. Specifically, the project includes an addition to an existing structure that is less than 10,000ft²; is located where existing public services and facilities are available and is not in an environmentally sensitive area. Foliage Analysis A foliage analysis conducted by staff on November 13, 2019, revealed no existing foliage that significantly impairs the view from surrounding viewing areas. 23C-23 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 7 Public Correspondence Staff received 10 public correspondences from property owners within the neighborhood expressing opposition to the proposed project. The neighbors raised concerns with view impairment, neighborhood compatibility, privacy impacts, noise, parking, structure size, and property values which are discussed separately in more detail below. View Impairment Several property owners raised concerns that the proposed third story addition could potentially impair views from those homes on the easterly side of Avenida Tranquila. The proposed addition is within the “by-right” height envelope of 16 feet / 30 feet, as outlined in RPVMC 17.02.040.C; thus, view impairment cannot be considered in this appl ication. Additionally, the applicant adjusted the design on the balcony railings to be glass as to allow neig hbors on the easterly side of Avenida Tranquila to have greater access to the westerly views of the golf course and ocean. Neighborhood Compatibility Several property owners who submitted public correspondences raised concern with the introduction of a third story and roof deck in a neighborhood where there are non e. Staff believes that the proposed new third-story addition and roof deck are compatible with the neighborhood as discussed under the Site Plan Review section above. Privacy Infringement Several property owners raised concerns with the project’s potential privacy impacts. Staff believes that the proposed new third-story addition and roof deck will not create unreasonable infringement of privacy to the neighboring residences as discussed under the Site Plan Review section above. Noise/Parking Concerns Several property owners in the neighborhood expressed concerns regarding potential noise and parking violations as a result of large gatherings on the roof deck. The requested applications do not include permit findings, which assess the project’s impact on noise and off -street parking violations. It should be noted that all potential noise or off-street parking violations should be reported to the Sheriff’s Department for further action. Structure Size Several property owners who submitted public correspondences raised concern with the overall size and square footage of the residence. Staff believes that the proposed structure size is compatible with the neighborhood as discussed under the Site Plan Review section above. 24C-24 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 8 Property Values Staff received three public correspondences expressing concerns over the depreciation of property values. The requested applications do not include permit findin gs that assess the project’s impact on property values. Therefore, staff cannot consider property value when evaluating the project. Compliance with California Building Code One property owner expressed concerns relating to the projects compliance with the California Building Code. The requested applications do not include permit findings that assess the project against the California Building Code. Therefore, staff cannot consider Building Codes when evaluating the project. It should be noted that if this project is approved by the Planning Division, the applicant must submit building plans for review to the Building & Safety Division where the project must comply with all applicable Building Codes prior to the issuance of any Building Permit. CONCLUSION Based on the above discussion, staff recommends that the Director of Community Development approve a Major Site Plan Review with Neighborhood Compatibility to allow the construction of a new 305 ft² new third-story addition and a 881 ft2 roof deck to an existing 5,851 ft2 split-level residence for a new total structure size of 6,156 ft2 (garage included) and the construction of a new 881 ft2 roof deck, subject to the Cond itions of Approval contained in the attached Exhibit “A”. Approved pursuant to staff’s recommendation: _________________ Date: ____02/19/2020_________ Ken Rukavina, P.E. Director of Community Development Attachments: • Exhibit “A” – Conditions of Approval • Site Plans • 10 Public Comment Letters 25C-25 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 9 EXHIBIT “A” CONDITIONS OF APPROVAL CASE NO. PLSR2019-0365 (SITE PLAN REVIEW W/ NEIGHBORHOOD COMPATIBILITY) General Conditions: 1. Prior to the submittal of plans into Building and Safety plan check, the Applicant and the 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 Exhibit “A”. 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 Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equ itable, declaratory, administrative or adjudicatory in nature), and alterna tive dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or an y of its officials, officers, employ ees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project. 3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters, temporary improvements and/or permanent improvements, the Applicant shall obtain an encroachment permit from the Director of Public Works. 4. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, a ll other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 5. Pursuant to RPVMC Section 17.78.040, the Director of Community Development is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Substantial changes to the project shall be considered a revision and require approval by the final body that approved the original project, which may require new and separate environmental review and public notification. 6. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 26C-26 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 10 7. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City’s Municipal Code or administrative citations as described in Section 1.16 of the City’s Municipal Code. 8. If the Applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City’s Municipal Code within 180 days of the final effective date of this Notice of Decision, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community Development Department and approved by the Director. 9. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 10. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this approval. 11. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non- conforming structures on the property, unless the approval of such illegal or legal non- conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 12. The construction site and adjacent public and private properties and streets 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. 13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City’s Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary p ortable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City’s Building Official. 14. Construction projects that are accessible from a street right-of-way or an abutting property and which remain in operation or expect to remain in operation for over 30 calendar days shall provide temporary construction fencing, as defined in Secti on 17.56.050(C) of the Municipal Code. Unless required to protect against a safety hazard, temporary construction fencing shall not be erected sooner than 15 days prior to 27C-27 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 11 commencement of construction. 15. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Municipal Code. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights- of-way before 7AM Monday through Friday and before 9AM on Saturday , in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall p rovide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 16. Exterior residential lighting sha ll comply with the standards of Section 17.56.030 of the Rancho Palos Verdes Municipal Code. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 17. For all grading, landscaping and construction activities , the Applicant shall employ effective dust control techniques, either through screening and/or watering. 18. PRIOR TO ISSUANCE OF BUILDING PERMITS, the Applicant shall obtain approval of a haul route from the Director of Public Works. Project Specific Conditions: 19. This approval is for the construction of 305 ft² new third-story addition and a new 881 ft2 roof deck to an existing split-level residence. 20. The height of the proposed addition shall be as depicted on the stamped and approved plans and in no case shall the maximum height of the proposed addition exceed 15 feet- 8 inches, as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet-2 inches as measured from the lowest finished grade covered by the structure (elev. 85.92 feet) to the highest roof ridgeline (elev. 114.08 feet). BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer PRIOR TO ROOF SHEATHING INSPECTION . 21. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 40.2% lot coverage. 22. The approved project shall maintain setbacks of 20 feet-0 inches front, 7 feet-0 inches north side, 7 feet-0 inches south side, and 42 feet-0 inches rear. 23. No more than 50% of any existing interior and exterior walls or existing square footage 28C-28 Memorandum: Case No. PLSR2019-0365 February 19, 2021 Page 12 may be removed or demolished. Residential buildings that are remodeled or renovated such that 50% or greater of any existing interior or exterior walls or existing square footage is demolished or removed within a two-year period shall be considered a new residence and shall then conform to all current development standards for that zoning district and the most recently adopted version of the Uniform Building Code. 24. A minimum of three enclosed parking spaces shall be provided and maintained as a garage, and a minimum of three unenclosed parking spaces shall be provided and maintained as a driveway. An enclosed parking space shall have an unobstructed ground space of no less than 9 feet in width and 20 feet in depth, with a min imum 7 feet vertical clearance. An unenclosed parking space shall have an unobstructed ground space of no less than 9 feet in width by 20 feet in depth. 25. Any outdoor furnishings, accessories or plants located on the roof deck shall not exceed a height of 8 feet or the bottom of the roof eave, whichever is lower, as measured from the finished floor of the roof deck. 26. Any outdoor furnishings, accessories or plants located on the roof deck which exceed the height limits established in RPVMC Section 17.02.040, shall not significantly impair a view from surrounding properties. 29C-29 (E)42'-0"setback 42'-0" (E)20'-0"setback 45'-6" (E) 4'-0" DECORATIVE FENCECITY LANSCAPE(E) APROACH100'-0"PLCITY LANSCAPECITY LANSCAPE21'-0"44'-6"PL125'-3"(E) 4'-0" DECORATIVE FENCE 40'-0"33'-6"25'-6"29'-0"2% SHEETFLOW(E) DRIVEWAY3'-0"4'-0"PLANTER 2% SHEETFLOW AREA = 609.0 SQ. FT(E) 3-CAR GARAGE5'-7"CLEAR17.5"5'-7"2% SHEETFLOWSIDEWALKPLANTER 23'-6"(N) PORCHSIDEWALK2% SHEET FLOW (E) SOLID BLOCK WALL2% SHEET FLOW SIDEWALK4'-0"3'-0"86'-0"7'-0"setback(E) 2-STORY BUILDING AREA = 5242.46 SQ. FT. 7'-0"(E) CONCRETE WALK 365 SQ. F.TEXEMPT-LESS THAN 500 SQ. FT.PL125'-3"2% SHEETFLOW2% SHEETFLOW(E) 5'-9" SOLID BLOCK WALL(E) GATE(E) LANSCAPE(E) CHAINLINK FENCE2% SHEET(E)FLOW100'-0"PL(N) 3rd FLOOR LOFT=305 SQ. FT. TOTAL =5547.46 SQ. FT. 2 % S H E E T FL O W 2% SHEETFLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEETFLOW2% SHEETFLOW(N) 3rd FloorLOFT 305 SQ. FT.1 :12 SLOPE 20'-0"21'-6"48'-1"(E) SOLID BLOCK WALL (E) SOLID BLOCK WALL 2% SHEET(E)FLOW2% SHEET(E)FLOW(E) LANDSCAPE(N) 3'X4'SKYLIGHT11 :12 SLOPE870 SQ. FT.7'-0"(E) LANSCAPE(E) LANSCAPE(E) LANDSCAPESETBACKSETBACK101.0399.92100.36100.60100.1399.9899.0894.1692.40 87.5799.0599.10100.30100.49100.5497.2496.95101.0299.9497.16 96.9895.5895.4995.5095.4495.3795.6395.4495.5385.9285.5586.73 82.6786.2486.3 4 86.3286.3686.32 86.6685.1984.6484.1482.6682.58100.4792.71AVG GRADE AT SETBACK FINISHED GRADE85.92'8'-0"10'-0"99.08+99.10+97.16/3= 98.44'(E) 5'-9" SOLID WOOD FENCESETBACKAT FOUNDATIONT.O.R =114.08'(UNDER SEPARATE PERMIT)72'-5"3rd floor setback13'-0"45'-6"3rd floor setback26'-0"28'-6"3rd floor setback55'-1"3rd floor setback 7'-0"setbackARCHITECTURALA0 -SITE PLANA0.1- EXISTING SITE/ROOF PLANA1- SURVEYA2 -LOFT LEVEL FLOOR PLAN AND NOTESA3 - PROPOSED ELEVATIONSA3.1 - PROPOSED ELEVATIONSA4 - EXISTING ELEVATIONSA4.1 - EXISTING ELEVATIONSSITE PLANSCALE: 1/8" = 1'-0"ARCHITECTURAL KEY NOTESSHEET INDEXPROJECT INFO.VICINITY MAPA0SITE PLAN &PROJECT INFO. CODE INFO.CITY OF RANCHO PALOS VERDES, BUILDING & SAFETY DEPT. CODE REQUIREMENTS2016 CALIFORNIA RESIDENTIAL CODE2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA GREEN BUILDING STANDARDS2017 TITLE-24 BUILDING ENERGY EFFICIENCYSTANDARDS2017 LOS ANGELES COUNTY FIRE CODENOTE: DIMENSIONS AND CONFIGURATION OFEXTERIOR AND INTERIOR WALLS, WINDOWS,DOORS, AND FLOOR ELEVATIONS ARE BASED ONCONTRACTORS FIELD MEASUREMENTS AND MAYVERY FROM ACTUAL CONSTRUCTION. ALLEXISTING CONDITIONS TO BE FIELD VERIFIED BYCONTRACTOR PRIOR TO START OFCONSTRUCTION. ALL FINDINGS TO BE PROVIDEDTO THE DESIGNER FOR REVIEW PRIOR TOCONSTRUCTION. THE DESIGNER DOES NOTWARRANTY THAT THE EXISTING CONDITIONS AREACCURATE ON THE PLAN AS SHOWN.GENERAL NOTES Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240PROJECT ADDRESS:30137 AVENINDA TRANQUILARANCHO PALOS VERDES, CA 90275PROJECT INFO.:TRACT: 27902BLK: NONELOT: 11A.P.N.: 7588-014-006ZONE: RS-4PARCEL AREA: 12525 SQ.FT.BUILDING TYPE: V-BR3 OCCUPANCY(E) HEIGHT :25'-8"PROJECT DESCRIPTION:EXISTING FIRST FLOOR: 1823.96 SQ. FT.EXISTING SECOND FLOOR: 3418.5 SQ. FT.EXISTING: 5242.46 SQ. FT(N) 3RD FLOOR LOFT W/ 12 BATH: 305 SQ. FT.CONVERT FLAT ROOF (UNDER SEPARATE PERMIT)TO (N) BALCONY: 881 SQ. FT.TOTAL: 5547.46 SQ. FT.PARKING:(E) 3 CAR ATTACHED GARAGE 609 SQ.FT.LOT COVERAGE: 4174.5 + 870= 5044.5/12525= 40.2%1 1:12 ROOF PITCH W/ CLASS "A" HOT MOPP ICC# 28312PROVIDE ELECTRICAL SERVICE AND METERS, LOCATION TO BE COORDINATED & APPROVED BYSERVICE PROVIDER. NOTE: A NEW OR RELOCATED ELECTRICAL SERVICE SHALL BE PROVIDED W/ AGROUNDING ELECTRODE.-THE MAIN SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS.3AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THEDOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THEBUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING4THE CONSTRUCTION SHALL NOT RESTRICT A FIVE FOOT CLEAR AND UNOBSTRUCTED ACCESS TOANY WATER OR POWER DISTRIBUTION FACILITIES ( POWER POLES, PULL-BOXES, TRANSFORMERS,VAULTS, PUMPS, VALVES, METERS, APPURTENANCE ETC.) OR TO THE LOCATION OF A HOOK-UP. THECONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES-WHETHER OR NOT THIS LINESARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/ORADDITIONAL EXPENSES5IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILS INVESTIGATION REPORT MAY BEREQUIRED6A COPY OF THE EVALUATION REPORT AND/PRE CONDITIONS OF LISTING SHALL BE MADEAVAILABLE AT THE JOB SITE7STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. ONE OR MORE OF THEFOLLOWING MEASURES SHALL BE IMPLEMENTED TO PREVENT FLOODING OF ADJACENT PROPERTY,PREVENT EROSION AND RETAIN SOIL RUNOFF ON THE SITE.8LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS WITH AMINIMUM FALL OF 6 INCHES WITHIN THE FIRST 10 FEET (R401.3).9THE PROJECT SHALL RECYCLE/REUSE MORE THAN OR EQUAL TO 50% OF NON-HAZARDOUSCONSTRUCTION/DEMOLITION DEBRIS BY WEIGHT. THIS REQ. WILL BE CHECK BY PUBLIC WORKS10PEDESTRIANS SHALL BE PROTECTED DURING CONSTRUCTION, REMODELING AND DEMOLITIONACTIVITIES AS REQUIRED BY COUNTY OF LOS ANGELES BUILDING CODE CHAPTER 331. ALL CONSTRUCTION DEBRIS MUST BECONTAINERIZED AT ALL TIMES.2. ALL CONTRACTORS, ARCHITECTS,DESIGNERS,& ENGINEERS SHALL MAINTAINA CURRENT CITY BUSINESS LICENSE.3. THE PROJECT HAS BEEN DESIGNED TOCOMPLY WITH CBC CHAPTER 7ACITY NOTES30C-30~ ◊ + + + • 11 + -I 17 ~ I I ' , ~ , + / + ~ I ( ''< • ~ -~ / ---I • • + + 1 1 . I .• ' '1 ...... ' ! , ' l. _,,,. r • i ' Hesse ~ A.11,Jgecres1 l •• .I' \ ,,,, , -. -~·'" Hmlw1dce ltn~rmMf , • j '~ Palk. ,-----------------' ,,.,, ; AgtAmarga .,,, .... ·1 t " , ' I r • \ \ I ,,,., ~ / 1 ,,.,.--.... _..,C..hQ, .... , .... J ieserve I • ~ I "' ~ £ 1/ists Cetahlllll Apanrnems Q _ .. ·-'· I {,.,,. ,,,I .. ' I V , ◊ stmas 1 I I 1 Trel!' Cove r~~ P&intbfilt Q i • 30137 Avenue Traoqu.la ... , -· \ 2l m,' 111 ..... ~ • ' I I \ 4 ' • I ,.,_ \ ,l l • I ~, 9 Po,m• 't \, I ✓ • L ________________ J -<11\t~ \ r' \ adM ....-; "· " " ... -..... .,. 9 Polm Vicente J \ <>..,"' ,,,,. + '\ \ Elememary School • I ~ I ' ~· 4,_ , • \'-,. ,. .. •• _., \ ., ,. .,. 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J + .. • • • • • • • • • • • • • • • • • • ' • • • • <I -. r-: ,1 <I .. • • • • • • J~ • • • • • • • • • • • • • • • • .. • <I +I .. ,1 • • • • • • • • • • • • • • • • • • • • • ·1 '" • • • • • < • • • • • • • • • • • • • • • • 4 • • • • • • • • • • • • • • • • • • • • • • • • .. .. .; . --, .. • .+ • • • • • • • • • • • • • • • • • • • • • <I ... ·<1 .. X LIST O•' BMP, (BEST MANAGEM.E.NT PRACTICES) .. • • • • • • • • • • • • • • • • • • • • • .. • • • • • • • • • • • • • • • • • • • • • • Le. ----• • • • • • • • • • • • • • • • • • • • • • • I. CAl Dewaft'ring Operations -remove sediments from grovnd wElter -- ---- ---- --,1 <I' • • • • • • • • • • • • • • • • • • • • • • • 2. CAJ. 1>a.ving Opcratiom, -reduce di-schari;r;e of pollutants from paving operations. . <I .. .. .. .,1 • • • • • • • • • • • • • • • • • • • • • • • J . CA3 Structure Condruction A.nd Pain.ting -prevent & reduce discharge from construction· 5ites & p,11i11ting projects <I .. • 4. CAl-0 Mat.e-rlal Dt;livexy and Storage.-pr..::vem & reduce d~scharge of_pollutants to ~torm watcr.fMm mate-.rial ddivecy & storage . <I ,! .4 • • • • • • • • • • • • • • • • • • • • • • • ' <I ' 5. CA11 Materlai Use -preYent & redute disi;;h.irge of pollutants to stann wat~r from material me. .. • • • • • • • • • • • • • • • • • • • • • • • • ,1 • • • • • • • • • • • • • • • • • • • • • • • • 6 . CAIZ Spill Pre,•ention and Control Use -prevent & reduc6 discharge of pollutants to storm water systems with good housekeeping. . <I <I • • • • • • • • • • • • • • • • • 7. CA10 Solid Wade ~nagemcnt U:se-pr¢'1'ent & reduce discllarge of poUuuints to stomi water systems from solid -..,astc .:,r consttuctio,1 • • • • • • • .. <I. • • • • • • • • • • • • • • • • • • • • • • • • K. CA21 Haz.anlou! WaJ11tc .M:trutgemcnt-pl'Cvent & reduce di~harge of pollutants to Simm water froru toxic nl.ttertals. ,1 <I .. ... • • • • • • • • • • • • • • • 9. CA12 Cunblmi.natcd Soil Managem.r:nt-prevent & reduce cli:.char:ge or po\Jutant~ trl stonn water from contamJna:ted soil ~ • • • • • • • .. 10. CA23 Concrete \Vwite Mamtgcmeot-prevent & r\!duce discharge ofpollutant_s. to storm water fi-om concrete waste. . . . -,1 <I " ... . . ----. -. . . • • w • • • • • ,1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • JJ. CA14 Sanitary I Septic Waste Man:agement-prevent & rndnce d\sch.argc of pollutnnts tp storm water 5anitE.ry & septic sy5tem.s. • • • • • w • • <I 12. CA30 Vehicle and Equl[UJleot Cleanirig-prevent & reduce disc11arge of pollutants to storm water from cleaning of vehicles o.nd equipment. <I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 4 .</ • • • • • • • • • • • • • • • • • • • • • • • • • • • • IJ. CAJl Vehicle and Equl11me11t Fueling -prevent&. reduce discharge of polJutams to s:torm Wili.er fmm fueling of vehicles & equipment. <J .. ,1·. 14. CAJl Vehicle :illld EqulptnentMaintcn.anc.e-prev-cnt & reduce discharge of t101lutants to st.onn water from maintenance ofveh.icJes & w w • • • w • • .. • • • • • • • • • • • • • • • • • • • • • • • • • • • • .. <I • • • • • • • • • • • • • • • • • • • • • • • • • • • • ~quiprnent, w • • • • w • • .. <I \:: • • • • • • • • • • • • • • • • • • • • • • • • t5. CA40 [mphryee f Sqboont.rdctor Tr.ainini: -SWP-PP Storm Water Pollution Preventim1 Plan. • • • • • • • • • ,1 <I 16. ESCI Schedali!l.g -Sequencing the construction jlT0ject to reduce the uDl0tmt of soil cxpe,sed to erosion, <1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • w • • • • • ' ,1 • • • • • • • • • • • • • • • • • • • • • • • • • • 17. ESC2 P:ffl;M:f\'ilthln of Eli:qtiog Vegemtlon -mlnimlze damage,and erosion by prese1-vlng die existing vegetation. • • w w • • • .. .. ·, • • • • • • • • • • • • • • • • • • • • • • • • • • l S. ESClfl Seeding am] .Pl:mting -minimize ero.sio11 with seeding and planting . 19. E.SCH Mnlcbing ~ for stobUizfag cleared and freshl}' seeded aI'ea.'>. 20. ESC2-0 Geote1.tiles a.11.d Mats-for stabilization of soils 21. ESC?l ;Dust Conirols -reduce dust aocl .!!oil ero~ion. 22, t:.SCU Temporary !'iitrcam Crn!ising-raoommendatiorua forinstallhig ;:i temporary culvert,, ford or bridge. + + 23. ESC23 Construct1oa ijoacl Slabm~.ation -recornn,1endaticms for dust and erosion 0011trul. + 24. ESC24 Stahiliz.ed Construction E•ntra.o.cec-teCOtlJ.l]'\endatiornr for dust, sedimcm and erosion control for public S.U'ei'!fS 25. ESC3 0 .E-nrth Dike-temporary benn o, ridge of compacted sail. ~ 26. ESC31 J'empor,u·y D;ra.im and Swal,e11 -to dive11 off-site runoff around n c.::onstru..:ition sHe. 27. [.SCJ? Slope Drain -temporory pipe to dive;rt rnnoff from tbe top ()fa slopt1,to the bottom without c.aming t::rosion. 23. ESC40 OuttetProtectioo-inst:lllHng rip.rap to reduce sediment i11 tJ1e s'1il. 29. l.:SC4J Cbe<:k Jla.ms-reduces velocity of concentrated si:onn water flows and reduces erosion. 30, ESC42 Slope Roughe':-niing / Tcrrectng-crcatcs m.icroclin,atcs for establishing vegetation. 31. ESCSO Slit 1rcnce •~ for sed.i.nnmtatiou control. 32. ESC!".H Straw Bale &u·rler!rl •-for sedimentation control. 33. E!SC!'i2 Sand Bag Bi.r-Ji.cr-for sedin1entation control. 34. ESC53 ,Bn1;t11h nr RO('k FiJter-for sedime11tati0Ltcootrol and velocity redt1ction 35. ESC54 Storm l)rain ,Inlet Protection -device-s which detain sediment ladoo :runoff 36. ESC55 Sedimeu., Trap-small excavated or benned area for i:;cdimantatlon. 37. ESC56 Sediment· Ba~fo -pond created to u.llc,w excessiYe !>00.iment Lo settle. 42'-0" 42'-0" 30'-0" 55'-6" (E) 4'-0" DECORATIVE FENCECITY LANSCAPEPLOT PLAN (E) APROACHSCALE: 1/8" = 1'-0"100'-0"PLCITY LANSCAPECITY LANSCAPE21'-0"44'-6" PL125'-3"(E) 4'-0" DECORATIVE FENCE 40'-0"58'-6"25'-6"29'-0"2% SHEET FLOW (E) DRIVEWAY3'-0"4'-0"PLANTER 2% SHEET FLOW (E) 3-CAR GARAGE2% SHEET FLOW WALKWAY PLANTER (E) PORCHWALKWAY2% SHEET FLOW (E) SOLID BLOCK WALL(E) LANDSCAPE2% SHEET FLOW 4'-0"3'-0"86'-0"7'-0"(E) CONCRETEPL125'-3"2% SHEETFLOW2% SHEETFLOW(E) 5'-9" SOLID BLOCK WALL(E) 5'-9" SOLID WOOD FENCE3'-0"4'-0"(E) GATE(E) LANSCAPE(E)CHAIN LINK FENCE 2% SHEET(E)FLOW100'-0"PL2 % S H E E T FL O W 2% SHEETFLOW(E) LANSCAPE2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEETFLOW2% SHEETFLOW56'-0"(N) SOLID BLOCK WALL 2% SHEET(E)FLOW2% SHEET(E)FLOW(E) 2-STORY BUILDING(E) LANDSCAPEWALKWAY WALKWAY8'-0"4:124:124:124:124:124:12 4:124:12 A0.1 EXISTINGSITE &ROOF PLAN Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240SITE PLANSCALE: 1/8" = 1'-0"31C-31( I 11 / ~-------------------------.-~ -~ --------------------------------------------------------~-~---, 1 (f----I~ ~-+~------------------1 I I I f------+---' I T I (f-------t) l ,, 0 . 4 " <1" " . ·•"·4 T l r-----------7 I I I L---, I I I I I ' ' ' . ' 1 1 I I I-+-_ _,.. __ - -_o__ _ - - - -_j__ _ --.--.-- - - ---- ---~ - -~ _ _,.__ '+-1---++----" . <J -• .,. . ' " <I • <1 4 ++-.--, -==::::'::=:::::::::::::!!!::::::====================:::i::.L -" " . "' • " . " " > " " " "' j j " " d " <1 "' ,v I 4 _<IA (1 . <1 j •. <I I" <I .. " " ~ <1 " . 4 <1 " • • l<1 j .• I 4 . .,, <I . • 4 . " . • • 4 ,. " . • . <I -. ·<I 4 • • " . j . . <1 • • 4. •• .. " • <1 .. " 4 • • <1 " <1 4 . d, . <1 • • " . 4 <1 • • <1 . • • <1 . " " . 4 <1 ,,. <1 __,! . . ~ -· -----'---<1 -- -·LI . " <1 . 4 <1 4 .<J l<1 " " .6 " <1 ! " <1 --~ 4 <1 . " ~ 4 .. 4 -A .A LOT 11 OF TRACT MAP NO. 27902 IN THE CITY OF RANCHO PALOS VERDES, COUNTYOF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN M.B. 703, PAGES 7-10 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. LEGAL DESCRIPTION A.P.N. - 7588-014-006AVENIDA TRANQUILAGSGROUND SURFACE LEGEND CONC.TCFLW/A.C.H. HIGHAGGREGATE ASPHALTWITHFLOWLINETOP OF CURBCONCRETEW.M. WATER METERDRWY DRIVEWAYP.A.PLANTING AREAP.P.POWER POLEC.L.F.CHAINLINK FENCEEDGE OF PAVEMENTDESCRIPTIONFD. WATER METER ON PARKWAY AS NOTED100.00ELEVATION (FT.)BENCHMARK NOTE ADDRESS: 30137 AVENIDA TRANQUILARANCHO PALOS VERDES, CA. 90275PROPERTY LINE CENTER LINESCALE: 1" =10'100.00'305.01'100.00'125.25'27'100.00'27'125.25'101.0399.92100.36100.60 100.13 9 9 . 9 8 99.0 8 94.1692.4087.579 9 . 0 5 99.10100.30100.491 0 0 . 5 497.249 6 . 9 5 101.029 9 . 9 4 97.1696.98 95.5895.4995.509 5 . 4 4 95.37 95.6395.4495.53 85. 9 2 8 5 . 5 586.7382.6786.2486.3486.3286.3686.3286.6685.19 84.6 4 84. 1 482.6682.581 0 0 . 4 7A.C. PAVEMENT100.98 TC100.31 FL 99.61 FL 100.01 TC 99.34 FL 99.94 TC 99.27 FLCONCRETE GUTTERW.M. 100.00 *BM* 9 2 . 7 1 12"ØT101.56PLANTER PLANTER PLANTER DRIVEWAY APPROACHCONC. W.W.CONCRETE DRIVEWAYGRASS(GS)DIRT(GS)CONC. WALLCONCRETE DIRT(GS)6'H. W.I.F.6'H. W.F.CONCRETE W.W.GRASS(GS)BRICK WALLBRICK WALLDIRT(GS)CONC. W.W.EXISTING2-STORY DWELLING1st FLOOR F.F. - 86.502nd FLOOR F.F. - 95.60EXISTING3-CAR GARAGECONCRETE W.W.CONCRETE6'H. W.F.6'H. CONC. WALL6'H. C.L.F.2nd FLOOR PATIO LINEDIRT(GS)DIRT(GS)BRICK WALL BRICK WALLDIRT(GS)CONCRETE W.W.S.M.H.101.21 Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 A1SURVEY32C-32-----+ + ----··I\-I I I ,, ,, ,, , , ., , ., , , , , ,, , , , ,, ,, , , , . , ,, , , ,, ,, , ,, " ,, , , , , , " \" l ~) \ • -~~ JI "' I t ~ I --·~ _I i -.,_ 'L -'· \ . ' WI 1111 Ill/ + -~-t , , , , , ,,,,,, r r r r r , , r r c-' • v v v v v , v , , , v v v , v , , , v v , v v , " , " , ., , r r • , r r r r r r r r r r r r r r r r □ , v , v , v , ' , v , a,,.J , , '777, , , , ' , , , . . . ' " . , .fi ·-v , ' c◄ v ,,,.,,. ,,'ii , v '~ ~ v , , v , ,t v , ' ·.) v v " .,,, "' , v , v , I v v ◄ v , ' ' ,J , j "'"' , v , v , v v v , , ' , I -o _, ,,,,,, ,,,,,, ,,,,,, ,,,,,,, ,,,,,, ,,,,, ,,,,,, ,,,,,., ., , ., , ., ., , , , , ., ., , ., , ., ,,,,,, ,, ' I " L -- --_L_ ------_J 7 " v---,____ ~ -----/' -----------·---------------~------------1. If -~ i ~. • • • • • ' ' ' ' • ' • -· ' ' SCUPPER3" 0 DOWN SPOUT46'-11"30'-0" SCUPPER SCUPPER9'-1"13'-0"HOT-MOPP3" 0 DOWN SPOUTROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ICC# 2831ROOFING TO BEHOT-MOPPCLASS "A" FLAT ROOF1:121:12FLAT ROOFFLAT ROOF1:12CLASS "A" ICC# 2831 SCUPPER3" 0 DOWN SPOUT3" 0 DOWN SPOUTROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831FLAT ROOF1:121 % SLOPE CLASS "A" WEATHERWEARTO BE DEX-O-TEX ESR-17571 % SLOPE 3" 0 DOWN SPOUTCHIMENY SCUPPERROOFING TO BE8'-6"5'-8" 7'-0"3" 0 DOWN SPOUT SCUPPER1 % SLOPE1 % SLOPE SCUPPER3" 0 DOWN SPOUT17'-6"BALCONY(N) LOFT(N) DOOR7'-0" X 8'-0" 42" GLASSGUARD RAIL13'-0"GUARDRAIL42" HT.SDCM1:12FLAT ROOF26'-0"(N) WINDOW4-0" X 2'-0" CLG HT: 7'-6"FLAT ROOF1:12(N) BATHCLASS "A" WEATHERWEARTO BE DEX-O-TEX ESR-1757BALCONYROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ROOF PARAPETROOF PARAPETDN3'X4' SKYLIGHT ABOVE3'-2"2'-8"(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)ROOF PARAPET(UNDER SEPARATE PERMIT)42" GLASSGUARD RAIL6'-6"6'-6"5'-7"20'-5"(N) ROOF PARAPETROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ROOFING TO BEHOT-MOPPCLASS "A" ICC# 28311 % SLOPE1 % SLOPEROOF PARAPET(UNDER SEPARATE PERMIT)20'-5"19'-7"(N) BALCONY881 SQ. FT.(N) WINDOW4-0" X 1'-6" (N) WINDOW4-0" X 1'-6" (N) WINDOW4-0" X 1'-6" 3'-1"3'-1" 1 % SLOPE A2LOWER FLOORPLAN &NOTES Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240SCALE: 1/4" = 1'-0"PROPOSED 3RD FLOOR PLAN(E) WALL TO REMAINPROVIDE LIGHT SWITCH ACTIVATED EXHAUST FAN CABABLEOF PROVIDING 50 CFM.-BATHROOM EXHAUST FAN MUST BE ENERGY STAR RATED,DUCTED TO TERMINATE OUTSIDE THE BUILDING, MUST BECONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILYACCESSIBLE AND CAPABLE OF ADJUSTMENT BETWEENRELATIVE HUMIDITY RANGE OF 50 TO 80 %S.D.CMCARBON MONOXIDE ALARM SHALL BE INTERCONNECTED,HARDWIRE WITH BATTERY BACKUP SEE KEYNOTE 2SMOKE ALARM SHALL BE INTERCONNECTED HARDWIREWITH BATTERY BACK-UP. TYPICAL. SEE KEYNOTE 1NEW WALLARCHITECTURAL KEYNOTES1 IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THEBLDG. WIRING AND SHALL BE EQUIPPED W/ BATTERY BACK-UP AND LOW BATTERY SIGNAL. SMOKE ALARMSSHALL BE LOCATED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCES TO A SLEEPIING ROOM,AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMS SHALLBE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THEINDIVIDUAL DWELLING UNIT2 FOR NEW CONSTRUCTION REQUIRED CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING WHERE SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE ANDSHALL BE EQUIPPED WITH A BATTERY BACK-UP. ALARM WIRING SHALL BE DIRECTLY CONNECTED TO THEPERMANENT BUILDING WIRING WITHOUT A DISCONNECTING SWITCH OTHER THAN AS REQUIRED FOROVERCURRENT PROTECTION.3 EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BYMEANS OF EXTERIOR GLAZED OPENINGS IN ACCORDANCE WITH LARC ( R303.1) OR SHALL BE PROVIDED WITHARTIFICIAL LIGHT THAT IS ADECUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT CANDLES OVERAREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL4 IN EVERY BEDROOM AND BASEMENT, PROVIDE ONE OPENABLE ESCAPADE WINDOW MEETING ALL OFTHE FOLLOWING:A) AN OPENABLE AREA OF NOT LESS THEAN 5.7 SQ.FT.B) A MINIMUM CLEAR HEIGHT OF 24"C) A MINIMUM CLEAR WIDTH OF 20"D) A SILL HEIGHT NOT OVER 44" ABOVE THE FLOOR.5 PROVIDE ATTIC ACCESS, 30"x22" MIN. W/ 30" MIN. HEADROOM ABOVE OPENING.6 WALL HEATER WITH SET BACK THERMOSTAT W/ 35,000 BTUH HEATER SHALL BE CAPABLE OF0$,1T$,1,1*$0,1,0805220T(03(5$T85(2))$T$32,1T)((T$%29(T+()/225$1'2)((TFROM EXTERIOR WALLS IN ALL HABITABLE ROOMS AT THE DESIGN TEMPERATURE.7 PROVIDE 70" INCH HIGH NON-ABSORBENT WALL ADJACENT TO TUB/SHOWER AND APPROVEDSHATTER-RESISTANT MATERIALS FOR SHOWER ENCLOSURE-BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWERCOMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2).-GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASUREDVERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.8 BATHROOM FIXTURES PER OWNER. TOILETS SHALL NOT USE MORE THAN 1.28 GALLONS PER FLUSHTUBS-SHOWERS SHALL HAVE A PRESSURE BALANCE OR A THERMOSTATIC MIXING VALVE.-PROVIDE ULTRA FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTIONS. EXISTING SHOWER HEADSAND TOILETS MUST BE ADAPTED FOR LOW WATER CONSUMPTION-PROVIDE 15" MIN. BETWEEN THE CENTER OF WATER CLOSET TO ANY SIDE WALL. (CALIF. PLUMB. CODE407.6)-PROVIDE 24" CLEAR SPACE IN FRONT OF ANY WATER CLOSET. (CALIF. PLUMB. CODE 407.6)9 WATER HEATER. EARTHQUAKE STRAP PER CODE. WATER HEATER MUST BE STRAPPED TO WALL SEEDETAIL 1/A610 PROVIDE LIGHT SWITCH ACTIVATED EXHAUST FAN CABABLE OF PROVIDING 50 CFM.-BATHROOM EXHAUST FAN MUST BE ENERGY STAR RATED, DUCTED TO TERMINATE OUTSIDE THEBUILDING, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE AND CAPABLEOF ADJUSTMENT BETWEEN RELATIVE HUMIDITY RANGE OF 50 TO 80 %11 PROVIDE RANGE HOOD CAPABLE OF PROVIDING 100 CFM. DUCTED TO TERMINATE OUTSIDE THEBUILDING12 MIN. 1 GFCI ELECT. OUTLET PER COUNTER SPACE OVER 12" IN WIDTH. MAX. 48" BETWEEN OUTLETS @COUNTER WALLS.13 PROVIDE FLOURECENT LIGHTING FIXTURES PER 2013 N.E.C.14 PROVIDE DRYER EXHAST DUCT SHALL BE 4" DIA. AND LENGNTH SHALL BE LIMITED TO 14'-0 W/ 2 ELBOWS.THE DUCT LENGTH SHALL BE REDUCED BY 2 FT. FOR EVERY ELBOW IN EXCESS OF 2.15 EVERY DWELLING UNIT SHALL BE PROVIDED WITH A WATER CLOSET, LAVATORY, BATHTUB ORSHOWER, AMD A KITCHEN (R306.1 AND R306.2)16 KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRY TUBS AND WASHING MACHINEOUTLETS SHALL BE PROVIDED WITH HOT AND COLD WATER AND CONNECTED TO AN APPROVED WATERSUPPLY (R306.4).17 PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVEDSEWAGE DISPOSAL SYSTEM (R306.3).18 DUCTS SHALL BE SIZED PER CHAPTER 6 OF THE MECHANICAL CODE19 ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED (R303.6). ALL STAIRWAYS SHALL HAVE ANILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN ONE FOOT CANDLE (11 LUX)20 GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN IMPACTLOADS OF SECTION R308.3 (SEE EXCEPTIONS) (R308.4):A. FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOOR ASSEMBLIES.B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEARESTVERTICAL EDGE IS WITHIN A 24 INCH ARC OF THE DOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESSTHAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.C. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANELTHAT MEETS ALL OF THE FOLLOWINGCONDITIONS:1) EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET.2) BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR.3) TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR.4) ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE GLAZING.D. GLAZING IN RAILINGS.E. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASUREDVERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.F. GLAZING IN WALLS AND FENCES ADJACENT TO INDOOR AND OUTDOOR SWIMMING POOLS, HOT TUBS ANDSPAS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A WALKING SURFACE ANDWITHIN 60 INCHES, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE WATER'S EDGE.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF AWALKING SURFACE WHEN THE SURFACE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE PLANE OF THEADJACENT WALKING SURFACE.H. GLAZING ADJACENT TO STAIRWAYS WITHIN 60 INCHES HORIZONTALLY OF THE BOTTOM TREAD OF ASTAIRWAY IN ANY DIRECTION WHEN THE EXPOSED SURFACE OF THE GLAZING IS LESS21 HANDRAILS SHALL SATISFY THE FOLLOWING:A) PROVIDE CONTINUOUS HANDRAILS ON BOTH SIDES FOR STAIRS W/ 4 OR MORE RISERS. EXCEPTION:STAIRWAYS 44 IN. OR LESS IN WIDTH MAY HAVE ONE HANDRAIL EXCEPT THAT SUCH STAIRWAYS OPEN ONE ONEOR BOTH SIDES SHALL HAVE HANDRAILS PROVIDED ON THE OPEN SIDE OR SIDESB) HANDRAIL SHALL BE 34 TO 38 IN. ABOVE THE NOSING OF TREADS.C) OPENING BETWEEN INTERMEDIATE BALUSTER SHALL PRECLUDE THE PASSAGE OF A 4 IN. DIAM. SPHERE.THE TRIANGULAR OPENING FORMED BY THE RISER, AND TREAD AND BOTTOM ELEMENT OF HANDRAIL SHALLPRECLUDE THE PASSAGE OF A6 IN. DIAM. SPHERE.D) THE HANDGRIP PORTION OF HANDRAIL SHALL BE NOT LESS THAN 1 1/4" IN. NOR MORE THAN 2" IN CROSSSECTIONAL DIMENSIONE) RETURN HANDAIL TO NEWEL POST OR WALL22 DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BECONSTRUCTED OF A MINIMUM NO. 26 GAGE SHEET STEEL OR OTHER APPROVED MATERIAL AND THERE SHALL BENO OPENINGS FROM THE DUCTS INTO THE GARAGE (R302.5.2).23 OTHER PENETRATIONS OF GARAGE/DWELLING CEILINGS AND WALLS ARE TO BE PROTECTED AS REQUIREDBY SECTION R302.11, ITEM 4 (R302.5.3).24 GROUND FAULT PROTECTION (GFCI) IS REQUIRED FOR ALL GRADE ACCESS EXTERIOR OUTLETS. OUTLETS INBATHROOMS, KITCHENS, BASEMENTS, CRAWL SPACES, GARAGES, AND WITHIN 6' OF ANY WATER SOURCE.25 ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 AND 20 AMP RECEPTACLE OUTLETS SHALLNE PROTECTED BY (AFCI) ARC-FAULT INTERRUPTERS.26. CONTRACTOR TO VERIFY ALL LOCATIONS OF SMOKE ALARMS AND CARBON MONOXIDE ALARMSTHROUGHOUT EXISTING DWELLING MEET CODE.LEGEND(E) WALL TO DEMONEW CONC. WALLEF33C-33◊ ,, .. , 1 I " I I < " I I-I \ I _J \_ 11 ~ \! ~ ~ I\ ' " . I, ,, . I, • ,. , .. '-----'Ii " . . _J " • < [] \ . If --"N.~ \ ~ I 0 0 -! ' ~ ,. « ..... --.. I, . . , . . \ . I \. ' \ • -: \ \-I I ~ . ~ i I I . . ' ' ', I 0 I I 0 D C :::J IZZZZZZ Z ZZ ZI 28'-2"GRADE: 85.92'PROPOSED WEST ELEVATIONREARSCALE: 1/4" = 1'-0"3'-6"7'-0"9'-0"8'-0"G.I. WEEP SCREEDF.F.(E) BUILDING7'-0"(E)CHIMENY(E) BUILDING25'-8"SOIL12'-0"8'-0"3'-0"F.F.(E) BUILDINGG.I. WEEP SCREED(E) BUILDING8'-6"W/2 # 15 FELTWHERE PLYWOODOCCURS (7/8" MIN)SMOOTH FINISH STUCCO55'-6"30'-0"DECORATIVE AWNINGFRONT PROPERTY LINESOIL SCALE: 1/4" = 1'-0"SIDEPROPOSED NORTH ELEVATIONGARAGE(E) BUILDING(E)PARAPET WALLDECORATIVE AWNING3'-0"8'-0"F.F.G.I. WEEP SCREED(E) BUILDING(E) BUILDING(E) BUILDING(E) BUILDING28'-2" 8'-0"G.I. WEEP SCREEDF.F.GRADE: 85.92'30'-0" MAX. HIGH3'-6"42" GLASS RAILINGDECORATIVE AWNING9'-0"SMOOTH FINISH STUCCOOCCURS (7/8" MIN)WHERE PLYWOODW/2 # 15 FELTSMOOTH FINISH STUCCOWHERE PLYWOODW/2 # 15 FELT15'-8"16'-0" MAX ALLOWEDAVGGRADE:(E)PARAPET WALL42" GUARD RAIL98.44'T. O.R : 114.08'T. O.R : 114.08'SETBACK LINE T. O.R : 114.08'20'-0"(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)42" GUARD RAIL(E)PARAPET WALL(UNDER SEPARATE PERMIT)A3ELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 34C-34. . \ " ' \ ./ . trn< :~ •.. • ... ~11: :\ : : '.:;',· 1 •.· .... .... ·-~I ..·,. . \ . ·. • . .. -:-••,•. '•0: ·, . •. " ' -.,, ..... :·,;_ -.. .. ~--~ . ··:: :-~ -~~ ·,• ' . ~-. · . . . ·"\<•/'.'·: . -·· . ·.· LJ • " :--..... \c ,, \e,, \, \c fl ~ fl )(" ,'\ )( ,'\ " " )C" )C " " " fl fl • ' .. , . q fo R ~ nnr .r{ nr ~ .-. : ,c " ,l ,, k ~ . . . JC '1)~ 7f:;f''; >c;J,L 7f:;f''; . ·• it.'F Jf::. 't:::r 't:::r 't:::r 't:::r 't:::r 't:::r 't:::r ,; . ;r '-a ;;:. ;;:. rq R R p:. R R Fl R R R ·---.. ,.,"~I )C" " ' , ___ Js ' J '1 RM y:. Mfo \, ;, )(" ,'\ )( ,'\ )< )C" )C " )( " R fo R ~ .r{ .r{ ~ .r{ nr " JC 'w ~~ 7f:;f'~ >c;J,L ~ ~ RR JS:. p:. ~ ' Jt{ JQ; p:. ' J '1 y:. r M J9 y:. Mfo I I I I )c "?I }C -;,1 \, )c I I K " )( " )C " K" " " )C " R fo R ;.:;,, ;.:;,, r .r{ nr ,c " ){7( ')(°"') )0( )('_,I )C:,( '-LJ LJ u LJ II fl ,.,..., .14 pa p fl t ~ fl fl J:{ JQ; J fl ~ fl fl ~ fl fl :fl ,, ;e,, ;, "" RA ::{J ~ , ___ ' ' , ___ ' ' ', -'i,. I I I I I DD I , ___ . . ' ' . ' ' ' ,, .. '. \ DD DD -' , ___ fl " /; ' " ' " I, , ~ ~ ' "~ ' ' ' 3'-0"8'-0"AVGFRONTF.F.SCALE: 1/4" = 1'-0"(E) 56'-0" X 5'-0" LANDINGPROPOSED EAST ELEVATION19'-6" 9'-6"8'-10"F.F.SOIL3'-6" 15'-8"GRADE: 98.44'SMOOTH FINISH STUCCOWHERE PLYWOODW/2 # 15 FELT(E)PARAPET WALL(E)PARAPET WALL42" PARAPETT. O.R : 114.08'28'-2"PROPOSED SOUTH ELEVATION PLANSIDESCALE: 1/4" = 1'-0"42" GLASS RAILINGDECORATIVE AWNING(E) BUILDINGSMOOTH FINISH STUCCOOCCURS (7/8" MIN)WHERE PLYWOODW/2 # 15 FELT3'-0"CHIMENY(E) BUILDING(E)PARAPET WALLF.F.8'-0"(E) BUILDINGG.I. WEEP SCREED12'-0"(E) BUILDING(E)PARAPET WALL(E) BUILDING(E)PARAPET WALLDECORATIVE AWNING3'-0"G.I. WEEP SCREEDSOILF.F.8'-0"SMOOTH FINISH STUCCOOCCURS (7/8" MIN)WHERE PLYWOODW/2 # 15 FELTAVGGRADE: 98.44'42" GLASS RAILINGT. O.R : 114.08'GRADE: 85.92'T. O.R : 114.08'15'-8" 16'-0" MAX ALLOWED(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)A3.1ELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 35C-35. . ' Ill 111111 I 11 II n 11 ii 111 n 11 ' HF q ~fa q" p::, q IQ ~ H "" l<,c H h~ q q~ cc ; A J::f 'JC. ' \,--)( ,1 \,---,1 \c 111 111111 II 11 II n II II 11111 II r;:.,_p:;r,~ I l<. (S:-J )( 7( l<.....J ii 111111 II 1111 ' I 11 Ill 11111 II • ' ' ~ ~ JQ. Jt " cc t-A ']t;{ 'JC. ' .: ~111 ' 111111 11-11 II n 11~11 111 n II ,,--.,, l· )C ,1 Jc-,1 Hi R R ~ )<.-?._( }Q( )( ]( )<. N R N ~ • . r \ • " ~ I \ I . ' .. '• ·:.,. '·,•. ·-.: 'I .. • ::_ . .-,. ::····:,·· . ,. 1 ·• . .. .-•.: -~ ,, .. .• _· .. ~··. -·· _: .. _ ... . ' .: _. "· " ' " •:: "· •' •.· .. • . " • ,, . l . ll [1 --11 II // II II /I /I 0 . .. • • ,. ,. . "' . '--" ~L -1/ . ' • ' GRADE: 85.92'EXISTING WEST ELEVATIONREARSCALE: 1/4" = 1'-0"7'-0" 9'-0"8'-0"G.I. WEEP SCREEDF.F.(E) BUILDING7'-0"(E)CHIMENY(E) BUILDING26'-7"SOIL9'-0"8'-0"F.F.(E) BUILDINGG.I. WEEP SCREED(E) BUILDING30'-0"FRONT PROPERTY LINE SOILSCALE: 1/4" = 1'-0"SIDEEXISTING NORTH ELEVATIONGARAGE(E) BUILDING8'-0"F.F.(E) BUILDING(E) BUILDING(E) BUILDING(E) BUILDING26'-7" 8'-0"G.I. WEEP SCREEDF.F.GRADE: 85.92'9'-0" 14'-2" EXISTING AVGGRADE:98.44'SETBACK LINE 20'-0"(E) RAILING(E)ROOF(E)ROOF(E)ROOF(E)ROOFCHIMENY124124124(E) RAILING(E) RAILING(E) RAILINGT. O.R T. O.R A4EXISTINGELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 36C-36, ,. • . _, ' I· I' " " " J; , 'I 'I . _, " " .. . " ~ r " I\ . ·1 " J = f== r J \ ;- ~ - A-JL ~ :':::.: , •• ::;,'.'.: I 1$:;i . " / / I J B f== f== E3 ~~ - I w Bl J J ,._ JL " . . . - I ,._ , , ,. . . , " " • . " " • • ~~· FRONTSCALE: 1/4" = 1'-0"(E) 56'-0" X 5'-0" LANDING26'-7"EXISTING SOUTH ELEVATION PLANSIDESCALE: 1/4" = 1'-0"(E) RAILING(E) BUILDINGCHIMENYF.F.8'-0"(E) BUILDINGG.I. WEEP SCREED9'-0"(E) BUILDING(E) BUILDINGG.I. WEEP SCREEDSOILF.F.8'-0"AVGGRADE: 98.44'(E) RAILINGGRADE: 85.92'14'-2" 16'-0" MAX ALLOWED 8'-0"F.F.EXISTING EAST ELEVATION17'-7" 9'-0"F.F.SOIL13'-6"(E)ROOFT. O.R (E)ROOF(E)ROOF(E)ROOF124124124124T. O.R T. O.R A4.1EXISTINGELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 37C-37K< . . • ' ~ ~ I ~~ ~~ ~~, • ,, Ill 111111 II II 1111 II II 11111 II [E;Jl@ [E;Jl@ ' ' Ill 111111 II II 1111 11 II 11111 11 0 1J 0 1J ' ~ : : [ ' II 111111 II II 1111 11 Ill 11111 11 ~ ~ ' ' • -111 111111 11-II 1111 11~11 11111 11~ • ' ' fil□g filD□ ~ ~&] ~&] • I.. ~ ' ~ . • A lfu.,_ • ' r...F'...F",,_ ~ ' -I I ~~ I ' ~ . I I ll [I --II 11 ' ' ' ' ' • ........., ' ~L 1/ . . ' ' February 19, 2021 NOTICE OF DECISION NOTICE IS HEREBY GIVEN that the Director of Community Development of the City of Rancho Palos Verdes has approved, with conditions, a Site Plan Review with Neighborhood Compatibility to allow the construction of a 305 ft2 new third-story addition to an existing 5,851 ft2 split-level residence for a new total structure size of 6,156 ft2 (garage included) and the construction of a new 881 ft2 roof deck (Case No. PLSR2019-0365). LOCATION: 30137 AVENIDA TRANQUILA APPLICANT: RICHARD GROSSI LANDOWNER: MR. & MS. ESTEGHBALL Said decision is subject to the Conditions of Approval set forth in the attached Exhibit “A”. This decision may be appealed, in writing, to the Planning Commission. The appeal shall set forth the grounds for appeal and any specific action being requested by the appellant. Any appeal letter must be filed within fifteen (15) calendar days of the approval date, or by 5:30 PM on Monday, March 8, 2021. A $2,275.00 appeal fee must accompany any appeal letter. If no appeal is filed timely, the Director’s decision will be final at 5:30 PM on Monday, March 8, 2021. If you have any questions regarding this application, please contact Assistant Planner, Maricela Guillean, at (310) 544-5232 or via email at mguillean@rpvca.gov. Ken Rukavina, P.E. Director of Community Development Cc: Applicant/Landowner Interested Parties 38C-38 C ITYOF RANCHO PALDS VERDES 1 Maricela Sagarnaga-Guillean From:Louis Huang <chipong.h@gmail.com> Sent:Thursday, February 4, 2021 5:17 PM To:Maricela Sagarnaga-Guillean Subject:Fwd: Case No. PLSR2019-0365 ---------- Forwarded message --------- From: Louis Huang <chipong.h@gmail.com> Date: Thu, Feb 4, 2021 at 5:06 PM Subject: Fwd: Case No. PLSR2019-0365 To: <mquillean@rpvca.gov> On Thu, Feb 4, 2021 at 5:02 PM Louis Huang <chipong.h@gmail.com> wrote: Maricela Guillean, Assistant Planner: In response to your notice of January 21, 2021, for the 30137 Avenida Tranquila site plan review with neighborhood compatibility, we are concerned the new third-story with the new roof deck is incompatibility with our neighborhood - architectural style and materials. 30115 Ave Tranquila, Rancho Palos Verdes, CA 90275 39C-39 1 Maricela Sagarnaga-Guillean From:baiyok ishikawa <calwok@gmail.com> Sent:Friday, February 5, 2021 11:28 AM To:Maricela Sagarnaga-Guillean Subject:Fwd: Site plan review with neighborhood compatibility (case #PLS2019-0365) Here's the email I sent you yesterday! Please acknowledge when received, thank you! Baiyok Ishikawa ‐‐‐‐‐‐‐‐‐‐ Forwarded message ‐‐‐‐‐‐‐‐‐ From: baiyok ishikawa <calwok@gmail.com> Date: Thu, Feb 4, 2021 at 12:13 PM Subject: Site plan review with neighborhood compatibility (case #PLS2019‐0365) To: <mquillean@rpvca.gov> To Ms.Maricela Guillean, My husband, Ken and I (Baiyok) moved into our house at 30179 Avenida Tranquila, in Rancho Palos Verdes in November, 1979 and have lived in the house since. A lot of changes have been made since then and some of the changes have not been good, especially the business center at 30175 Avenida Tranquila??!!! (which the neighborhood objected but was overridden by the state) We used to have a block party to celebrate the 4th of July and also Labor Day but that has not happened because of the changes in the neighborhood! We certainly don't agree and object to someone in the neighborhood getting a permit for a roof deck ( assuming for social gathering or parties to show off the view ) so we are writing to you objecting to the plan for the approval of the roof deck at 30137 Avenida Tranquila as no one in the neighborhood has a roof deck and if this request is approved, it might set precedent for another homeowner to make the similar request in the future We want this cul de sac street to be safe and quiet (this is one of the reasons we bought the house we have 41 years ago). We do not want an increase in noise gatherings and traffic! Please disapprove the request for the permit for the roof deck! I am sure our neighborhood does not want it! Ken and I can be reached at 310‐541‐9270 for any additional info. Thank you for your consideration! Baiyok Ishikawa 30179 Avenida Tranquila, Rancho Palos Verdes, Ca. 90275 40C-40 41C-41 Ofl1,,,/,,€0 IJ 11-c.1-CJ/'I '2 I --- --~{LVJ!b'JIIGX)_ TQ_~ --~~-----fAAPI-G>--C--C>M--1.-JLl-~V--I---- Thank you for the opportunity to review the plans for the project located at 30137 Avenida Tranquila. Since the proposed project includes an addition in excess of 750 feet, this property requires a Neighborhood Compatibility analysis and a certified silhouette. Our concerns with this proposed project are: 1. The size of the addition is incompatible with the surrounding neighborhood. a. The size of each of the surrounding homes are between 3000 and 4500 square feet with one home exceeding 6000 square feet. i. The proposed project would make this house the largest on the street and incompatible with the surrounding neighborhood. The structure may appear overwhelming and disproportionate in size and scale to the surrounding neighborhood. 2. The design of the addition is incompatible with the surrounding neighborhood for two reasons: The design of the addition is incompatible with the surrounding neighborhood. As noted in the Neighborhood Compatibility Notebook, the architectural styles in Rancho Palos Verdes typically resemble California Ranch, Spanish Colonial and Mediterranean architectural styles. These typical homes are generally constructed with natural materials, muted earth tones and simple roof forms. a. First, the design with a separate third‐story addition is incongruous with the surrounding neighborhood. The roof is no longer a simple roof form. The design does not match the character of the neighborhood. No other house on this street has a third‐story addition on its roof. As a result, the new roof does not appear similar to the roofs typically seen throughout the neighborhood, in terms of either style or pitch. The new roof addition does not appear to be integrated into the existing roof at a similar pitch. b. Second, the building design is also incompatible with the neighborhood as it appears to have a parapet and other design elements. i. This design does not appear to resemble a typical Rancho Palos Verdes California Ranch, Spanish Colonial or Mediterranean architectural style. It does not blend in with the architectural style and building materials of the immediate neighborhood in terms of scale and character. ii. The surrounding homes are primarily natural materials with stucco and simple roof forms and do not have parapet facades. 42C-42 3. As noted previously, the proposed addition significantly affects the view from our front windows from every vantage point. a. We respectfully request that the measurements used to determine the average of 15’8” be recalculated. Please confirm the measurements of the elevation of the setback line abutting the street of access to the ridge line which were used to determine the average elevation of 15’8”. We were previously notified that the average elevation was 15’6”. b. Unfortunately, the height of the proposed structure was not carefully designed to respect views, as defined in Section 17.02.040 of the RPVMC, as the viewing area of our neighboring property was blocked. The obstruction of our view was not taken into account when designing the project with a 15’8” height. Thank you for reviewing our concerns about this project. 43C-43 1 Maricela Sagarnaga-Guillean From:ginawhittlesey@gmail.com Sent:Wednesday, February 3, 2021 8:39 AM To:Maricela Sagarnaga-Guillean Cc:Ken Rukavina Subject:Response to site plan review with neighborhood compatibility (CASE # PLSR2019-0365) February 3, 2021 To: City of Rancho Palos Verdes Attn: Community Dev. Dept. Re: 30137 Avenida Tranquila, Rancho Palos Verdes Case #: PLSR2019‐0365 1) This letter is requesting denial of the proposed 3rd story addition and roof deck at the property located at 30137 Avenida Tranquila pursuant to Section 17.02.030(B) #5 2) It would not be compatible with the neighborhood, as there are no other three story houses on our street or any roof top decks in our neighborhood. The architectural style would not match the surrounding homes. This would not match the ‘character of the neighborhood’ as defined in the City’s Development Code. 3) The 3rd story and roof top deck would create lack of privacy for our backyard and does not match the ‘character of the neighborhood’ as defined in the City’s Development Code. 4) The increase in noise from people using the roof top deck would infringe on our property and privacy. 5) The additional items that would be on top of the roof top deck, for example; patio umbrellas, BBQ, outdoor furniture, tables, etc. would increase obstruction of views and increase noise. This would not match the ‘character of the neighborhood’ as defined in the City’s Development Code. 6) The increase in total square footage of the home would be larger than any of the surrounding homes and would not be compatible with the neighborhood. This does not match the ‘character of the neighborhood’ as defined in the City’s Development Code. 7) This precedent cannot be allowed. It would ruin the neighborhood and decrease home values. 8) This is not Hermosa or Manhattan Beach. We live in a quiet neighborhood and respect the privacy of others. 44C-44 2 9) The parapet walls on the roof with required handrails and a roof top deck, does not fit the compatibility of the neighborhood or existing homes. This would not match the ‘character of the neighborhood’ as defined in the City’s Development Code. We would appreciate that the neighborhood be respected and this construction project be denied. If this construction project passes it allows for other properties to do the same and obstruct views and lead to potential “party” houses in the neighborhood. Containing noise within a property in the backyard is acceptable, but the noise that would come from a roof top deck on a property would be excessive with the sound traveling a long distance away. We all would like to preserve our views and quiet neighborhood. For the purposes of Neighborhood Compatibility, the immediate neighborhood is normally considered to be at least the twenty (20) closest residences within the same zoning district. The 500 foot rule notification that the city has given is not sufficient in this case. Cordially, Bill and Gina Whittlesey Avenida Tranquila, RPV 45C-45 1 Maricela Sagarnaga-Guillean From:Kelly <kelly1209@aol.com> Sent:Thursday, February 4, 2021 3:02 PM To:Maricela Sagarnaga-Guillean Subject:Proposed building at 30137 Avenida Tranquila To whom it may concern ‐ It came to my attention just yesterday that there are plans to add a third story addition to a house on my street (Avenida Tranquila). Case number PLSR2019‐0365 This will undoubtedly affect the view of the neighbors and is unlike any other house on the street in size at over 6100sq feet (most are approx 3000 sq feet). This is completely incompatible with the neighborhood. Thanks for the opportunity to voice my concern. 46C-46 1 Maricela Sagarnaga-Guillean From:Richard Gianvecchio <rgianvecchio@gmail.com> Sent:Tuesday, February 2, 2021 5:21 PM To:Maricela Sagarnaga-Guillean Cc:Richard Gianvecchio Subject:Written Response to Construction at 30137 Avenida Tranquila Attachments:IMG_7934.jpeg; 5F828D4E-728C-4290-AE7E-B6A37CDFE6CE.jpg; IMG_7573.jpeg As the owners of the property directly across the street from this home, we would like to lodge the following concerns with the work that has been done, and is planning to be done, on the home at 31037 Avenida Tranquila. We enclose photographs to demonstrate our concerns. 1) The roof parapets were never flagged for review by neighbors, and had they been we would have been in a position to provide feedback prior to their installation. When we moved into our home in 2015, our lower level bedrooms, both of them, had some nice tree and ocean views, to the south and west (on both sides of 30137 Avenida Tranquila) which have now been impacted by what appears to be a looming wall across the street. The expanded loft area will eliminate entirely the ocean and tree views to the northwest from our lower bedrooms as well. Reduction and/or elimination of ocean views from various rooms in the home will come at a great cost to the value of our home. 2) The large deck on the roof will be built to accommodate a great many potential guests, and we are concerned about ambient party noise attenuating into the neighborhood and street congestion right in front of our home in the event of large parties. It is our hope that the city will consider these concerns and/or the new owner will find a means to compensate us for the value lost in our home in the event this additional work is approved. Regards, Richard and Hsiang‐mei Gianvecchio 30138 Avenida Tranquila Rancho Palos Verdes, CA 90275 47C-47 48C-48 Lawrence and Debrey Miao 30127 Avenida Tranquila Rancho Palos Verdes , CA 90275 Community Development Department City of Rancho Palos Verdes February 2, 2021 Re: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CAS E NO. PLSR2019-0365) Location:30137 Avenida Tranquila Dear Ms. Maricela Quillean We are expressing our concerns of the subject matter: • There is no 3rd story and roof deck on any home of our street, we are right next door to the house and the deck is facing our windows, any person on the deck can look DOWN right into our house that leaves us no privacy. • The ROOF DECK and 3rd STORY ADDITION introduce large gatherings and OPEN AIR parties that will bring loud noise, nuisance, and many vehicles disturbance our peace. • This is a relatively quiet and private street, with a few small children living here. When there are more vehicles coming to and leaving from the party, it can cause danger to chi ldren playing on the street. Further more, too many visitors coming to the party can block our driveway, sometimes park right in front of our mailbox interfering mail delivery. • Our city has VIEW RESTORATION rules. We were demanded by our neighbor across the street to keep our trees and plants not to exceed the ridge of the roof. As we recall, the rule is to restore views back to 1963. Another words, restoring the view is extremely important to residents living in our city, especially on our street; we have beautiful island/golf course/ocean view. Adding the 3 rd floor should not be allowed. We strongly suggest that DO NOT let their request get through. Best wishes , 49C-49 January 27, 2021 Maricela Guillean, Assistant Planner City of Rancho Palos Verdes Community Development Department Email Address: mguillean@rpvca.gov Page 1 of 3 RESPONSE TO NEIGHBORHOOD COMPATIBILITY (RPVMC Section 17.02.030.B) Subject: 30137 AVENI DA TRANQUILA NEW TOTAL SQUARE FOOTAGE: 6,156 square foot NEW ROOF DECK: 881 square feet ISSUES & CONCERNS: ISSUE No. 1: The existing subject residence and the proposed 3 rd story addition does not comply in size and scale of surrounding homes and is 62 % larger than the average of square footage of the nine (9) homes surrounding it on Avenida Tranquila. See EXHIBIT A (analysis) ISSUE No. 2: All nine homes surrounding the subject property along with many other homes on Avenida Tranquila have gable roofs. This home now has a relatively flat roof and a proposed roof deck with 3 to 4 feet perimeter tall solid parapets & guardrails that does not match the architectural style of any home on the entire street. See EXHIBIT B (before & present construction) ISSUE No. 3: The original home had a gable roof that matched all other properties which would allowed neighbors an unfettered view of the ocean. The tall solid parapets & guardrails around the perimeter of the roof are not common to any home on Avenida Tranquila are substantially different architecturally in style to all other homes. These tall parapets significantly obstruct the original ocean view acquired upon purchase of homes. The addition of a third story will further decrease and obstruct the original ocean view for many homeowners located across the street who purchased their homes for the purpose of having an ocean view. See EXHIBIT C (before). It is unacceptable for this neighbor to gain value at the expense of other neighbors whose properties become devalued. 50C-50 Subject: 30137 AVENI DA TRANQUILA Page 2 of 3 ISSUE No. 4: There are no three (3) story homes along Avenida Tranquila or in the local area and it would be substantially different architecturally both the scale and style to all other homes. ISSUE No. 5: The name of the street is Avenida Tranquila or Tranquil Avenue in Spanish. The construction of a roof deck will disrupt the peace that the residents enjoy. Roof decks are not at all common for the local area as they are for homes in Hermosa and Redondo Beach. There are no homes on Avenida Tranquila with a roof deck. A roof deck is built with the intention of holding large gatherings and parties. My neighbors and I will be subjected to loud noise, nuisance, disturbance of peace and loitering which will result in having to call the Sheriff. Who will be responsible for these disturbances? The long-term peaceful status of the neighborhood is at risk. Construction of a roof deck is a foreseeable threat to our peaceful neighborhood but can be avoided. My neighbors and I are entitled to the peace of our neighborhood. Roof decks are not common for the local area. There are no homes on Avenida Tranquila with roof decks. ISSUE No. 6: There are no three (3) story homes in the area but you may have a two story home over a basement if you meet specific requirements. Per the 2019 California Residential Building Code, a three story home is only allowed if the present first floor level is submerged more than 50 % into the existing soil grade or "grade plane" where it can be qualify as a basement, thus, allowing two floors above. The lower floor level at the subject property is not submerged more than 50 % thus no third level is allowed. See EXHIBIT D ISSUE No. 7: The 2018 International Building Code requires (2) methods of egress for a roof deck where this project has only one. See EXHIBIT E 51C-51 Subject: 30137 AVENIDA TRANQUILA Page 3 of 3 CONCLUSIONS: The 3 rd story addition should not be permitted as it is non-compatible architecturally with surrounding homes in the area and restricts the original ocean view for neighboring properties. The roof deck should not be permitted as it is non-compatible architecturally with surrounding homes in the area it will cause loud noise from gatherers on the deck that affect the privacy, tranquility and peace that is normal for residents on Avenida Tranquila. The tall solid perimeter roof parapets & guardrails should be removed as they are non-compatible architecturally with surrounding homes in the area and restricts the original ocean view for neighboring properties. The existing first or lower floor is not submerged more than 50% into the existing soil grade to be considered as a basement to allow a third level. Therefore, a third story is not allowed by the Building Code. The proposed roof deck has only one method of egress while the Building Code requires two methods of egress. Therefore, a roof deck is not allowed. 52C-52 C ITVOF RANa--to PALOS VERDES COMMUNITY DEVELOPMENT DEPARTMENT January 21 , 2021 NOTICE NOTICE IS HEREBY GIVEN that the Director of Community Development of the City of Rancho Palos Verdes will consider an application for the following project: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) -A request for the following improvements to an existing single- family residence : • Construction of a 305 ft2 new third-story addition to an existing 5 851 ft2 split level residence for a new total structure s ize of 6 , 156 ft2 (garage included) and the construction of a new 881 ft2 roof deck . The proposed addition will measure 15 feet 8 inches , as measured from the average elevation of the setback line abutting the street of access (elev. 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet 2 inches as measured from the lowest finished grade covered by the structure (elev . 85 .92 feet) to the highest roof ridgeline (elev . 114.08 feet). LOCATION : APPLICANT: LANDOWNER : 30137 AVENIDA TRANQUILA R ICHARD GROSSI TA TIANA & SAM ESTEGHBALL This project is categorically exempt pursuant to California Environmental Qual ity Act, Section 15301 Existing Facilities . Pursuant t o the prov is io ns of the Rancho Palos V erdes Muni cipal C ode (RPVMC), no p u blic heari ng is required for this project. However, RPVMC Section 17.02 .030 .B requ ires a finding of 'Neighborhood Compatibility" for the proposed addition . In making such a finding , the City will review the proposed project relative to the following criteria for the immediate neighborhood : 1) scale of surrounding residences ; 2) architectural style and materials , and 3) front, side and rear yard setbacks . The reason you are receiving this notice is because your property is located within 500 feet of the proposed project. A temporary frame structure (silhouette) has been constructed on the project s ite outlining the height and bulk of the proposed project. This frame will be in place throughout the duration of the public comment period to better assist you and the City in assessing any potential project impacts . 53C-53 If you have any comments or concerns about th e proposed project, please communicate those thoughts in writing to Assistant Planner , Maricela Guillean , by 5 ~30 pm on Thursday , February 4 2021 By doing so , you will ensure that your comments are taken into consideration for the staff analysis of the project. Please note that written materials , including emails , submitted to the City are public records an d rnay be po sted on the City 's website . Acco rdingly . you may wish to omit personal 1nformat1on from your written materials as it may become part of the public record . Only those who have submitted written comments will receive notification of the decision . The Director's decision may then be appealed , in writing , to the Planning Commission . If you would like the opportunity to review application materials , the information is on file in the Community Development Department at 30940 Hawthorne Boulevard , Rancho Palos Verdes , and is available for review from 7 :30 a.m . to 5 :30 p .m . Monday through Thursday , and from 7 :30 a .m . to 4 :30 p .m . Fr iday . To limit public contact and help prevent the spread of COVID-19, City Hall is temporarily closed to the public, but services are available by telephone, email, online and limited curbside service. If you have any questions regarding this application or to view the project plans , please contact Maricela Guillean at (310) 544-5232 or via em a il at mg uill ea n @ rpv ca .g ov . Ken Rukavina , PE Director of Community Development NOTE: STATE GOVERNMENT CODE SECTION 65009 NOTICE: If you challenge this application in court, you may be limited to raising only those issues you or someone else raised in written correspondence delivered to the City of Rancho Palos Verdes during the public review period described in this notice. PLEASE PUBLISH IN THE PENINSULA NEWS ON THURSDAY, JANUARY 21, 2021. .. 54C-54 1/27/20 2 1 30137 Ave Tranqu il a -Googl e M ap s G o g le vtaps 30 1 37 Ave Tranqui l a Imagery ©202 1 Google. Imagery ©20 21 Maxar Technolog ies, U.S. Geolog ical Survey, Map data ©20 21 50 ft 30137 Ave Tranquila Ra ncho Pa lo s Verdes, CA 90275 Building • ® @ @ @ Directions Save Nearby Send to your Share phone Ph o tos A 5 16 ) ~ ~.:.11 ,::..,r a. 1. It ?-[~0 /1~ ! ~'fCio ,:--r"'-<t [,om] ~ < ~ ,,,sc ,=;rl.. ~ ~ ro,~~ '1,.fo,/ ,_,,-,.. 't r~o 1SJ 3S/? F-7,.. / ,1-ve.~~~ D~ C°C/) -/-foM~ q (?01~ \ !? -4;'/-00 /C'T '-- [i_ cflA>\ lP' ,, .,~1 ~ ro/3;, 7 2 3/ '-, ~ f'-'7 \1 ,;'ol'-13 \ /5 • 3, 0 '=5 ~7 l 3ot__r") ? :2 7?~ ,'7L / https://www.g o ogle .c om/ma ps /place/30137+Ave + Tranqu i la ,+Ran c ho+Palo s+Verdes ,+CA+90275/@3 3.76068 ,-1 18 .3992893 , 193m/data=!3m1 ! 1 e 3!4m5 ... 1/2 :>38.:J /c;/5 C .,.__. Q~ ;;;z. 6c;__"-Ora 55C-55 1/27/2021 real tor.com · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise < Rancho Palos Verdes, CA r qu1la Rancho Palos Verd e" Cal1forri1a View on Google Ma ps 30115 Aven ida Tranquila , Rancho Palos Verdes , CA 90275 -realtor .com ® X Q G Use realtor.com with Google C ru s R1 k To create your account , Google will share your name , email address , and profile picture with realtor.com . See realtor.com's privacy pol icy and terms of service . Pubh X Owner Est. $2,205,900 0 I ~ View up to 3 home estimates 9 5 4 3,837 0.29 Map beds baths sq ft acres lot Q FEMA Zone X (est.)· Flood '• Factor 1 /1 0 Commute Time 30115 Avenida Tranquila , Rancho Palos Verdes, CA 90275 https ://www .realtor.com/realestatea ndh~!!:1aHo1~-&a~ran lla_Ranchd:,s-Verdes_CA_90275_M27793-45828 J \/V 1/9 56C-56 1/27/2021 30127 Ave Tranq uila , Ran c ho Pa los Verdes , CA 9 02 75 I Redfin f-Search 30127 Ave Tranquila Ranch o Palos Ve rd es , CA 90275 Bui lt: 1970 $3,011,718 Re dfi n Estimate 5,490 Sq . Ft. $549 / Sq. Ft. Statu s: So ld Source: Pub li c Record s Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $3,011,718 +$1.9M s in ce sold in 1988 a. G Sign in to Redfin Real Estate with Google X _ontinJe s R c To create your account, Google will share your name , ema il address , and profile picture with Redfin Real Estate . See Redfin Real Estate's privacy pol icy and terms of service . Track Thi s Estimate 1 year 5 years $3.5M ~ $30M http s:/ /www .red fin .com/CA/Rancho-Palos -Ve rdes/301 27-Ave-T ranquila-90275/home/77 50109 1/27 57C-57 1/27/2021 30147 Ave Tranquila . Rancho Palos Verdes , CA 90275 I Redfin f-Search 30147 Ave Tranquila Rancho Palo s Verdes, CA 90275 Built: 1970 $2,482 ,658 Redfin Estimate 4,661 Sq. Ft. $533 I Sq . Ft. Status: Sold Source: Publi c Records OFF 'VIARKE T Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $2 ,482 ,658 +$1.4M since sold in 2000 https ://www. red fin .com/CA/Rancho-Palos-Verdes/3 014 7 -Ave-Tranquila-90275/h ome/7750107 $1 ,075,000 Last Sold P rice Track This Estimate 1 year 5 years $30M __,-$251\,1 1/28 58C-58 1/27/2021 30157 Avenida Tranquila , Rancho Palos Verdes , CA 902751 MLS# V922233 I Redfin f--Se arch 30157 Avenida Tranquila Rancho Pa los Ve rd es , CA 90 2 75 Built: 1973 St atu s: Clos ed Sal e $2,028,720 Re dfin Esti m ate 3 ,517 Sq . Ft. $577 I Sq . Ft. Redfin Estimate Edit Home Facts t o improve accuracy. Create an Owner Estimate $2 ,028,720 +$329K s ince sold in 2006 https ://www.redfin .com/CA/Rancho-P alos-Verdes/30157 -Ave-Tranquila-90275/home/7750106 $1,700,000 La st Sold P rice Track This Estimate 1 year 5 years $2 4rvl $22M ___ , ,,20M 1/28 59C-59 1/27/2021 real tor.com · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise Rancho Palos Verdes, CA Rancho Palos Verdes, California View on Google Maps 9 Map 4 beds 4 baths 30120 Avenida Tranquila , Rancho Palos Verdes , CA 90275 -realtor.com® 3 ,400 sq ft X 0.43 acres lot Q ..:, Use realtor.com with Google Co ~ n ., R To create your account, Google will share your name , email address , and profile picture with realtor.com. See realtor.com's privacy pol icy and terms of service . X Owner r, Est . $2,186,900 0 12 View up to 3 home esti mates ~ FEMA Zone X (est .)· Flood '• Factor 1/10 Commute Time 30120 Avenida TranllX aff o ;aa v,derA 90~ https ://www.realtor.com/realestateandhomes-detail/30120-Avenida-Tranquila_Rancho-Palos-Verdes_CA_90275_M28267-85373 1/9 60C-60 1/27/2021 rea l tor.com · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise Rancho Palos Verdes, CA L__ 9 5 4 .5 Map beds baths 4 ,487 sq ft 30130 Aven ida Tranquila . Rancho Palos Verdes . CA 90275 -realtor.com® X 0.39 acres lot Q J Use realtor.com with Google ') t To create your account , Google will share your name, email address , and profile picture with realtor.com . See realtor.com's privacy policy and terms of service. 0 X Owner Est. $2,451,700 0 ~ View up to 3 home estima t es '• £!: FE M A Zone X (est.) • Flood Factor 1/1 0 I w Commute Tim e 30130 Avenida Tranquila, Rancho Palos Verdes , CA 90275 https ://www.realtor.com/realestateand homes-detail/30130-Avenida-T ranquila _Rancho-Palos-Verdes _C A_ 90275 _ M28380-39687 1/9 61C-61 1/2 7/202 1 30148 Aven ida Tranquila , Rancho Palos Verdes , CA 90275 -realtor.com® real tor.corn · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise Rancho Palos Verdes, CA , X 9 4 3 3 ,085 0 .34 Map beds baths sq ft acres lot Q. '...:I Use realtor.com with Google C nJe dS R k To create your account, Google will share your name , email address , and profile picture with realtor.com. See realtor.com's privacy policy and terms of service . X Pub 11 Owner Est . $1, 941, 9 Q Q 0 12:' View up to 3 home estimates ~ FEMA Zone X (est .) • Flood '• Factor 1 /10 w Commute T i me 30148 cxa Hn,Banc;o ;.los Verdes, 140275 https://www.realtor.com/realestateandhomes-detail/30148-Avenida-Tranqui1a_Rancho-Palos-Verdes_CA_90275_M28202-63833 1/10 62C-62 1/27/2021 30138 Av en ida Tranquila , Rancho Palos Verdes , CA 90275 I MLS# PV14193039 I Redfin f-Search • 30138 Avenida Tranquila Rancho Palos Verdes , CA 90275 Built: 1968 St atus: Clo sed Sale $2,064,894 Redfin Estimate 3 ,673 Sq. Ft. $562 I Sq. Ft. $1,550,000 Last Sold Price Owner Estimate for 30138 Avenida Tranquila B ased on rec e nt homes sales selecte d by the homeowner. $---,--- Create an Owner Estimate Redfin Estimate Edit Home Facts to improve accura c y. $2,064,894 Track This Estimate +$515K since so ld in 2014 Estimate histo ry not avai lable -we'll add it here when w e have enough quality d ata . https ://www.redfi n .com/CA/Ra ncho-Pa los-Ve rdes/30138-Ave-T ranquila-90275/home/7 750099 1/4 63C-63 1/27/2021 rea ltor.com · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advert ise : Rancho Palos Verdes, CA 30156 Avenida Tranquila , Rancho Palos Verdes , CA 90275 -realtor.com® $ Use realtor.com with Google To create your account , Google will share your name, email address , and profile picture with realtor.com. See realtor.com's privacy policy and terms of service. X Owner Est. $1 ,83Q,4QQ 0 9 4 3 2 ,7 99 sq ft 0 .32 acres lot 12:-View up to 3 home estimates 9. ,!:£ FEMA Zone X (est.)· Flood Factor 1/1 O ' " Map beds baths Commute Time 30156 Avenida Tranquila, Rancho Palos Verdes, CA 90275 F:> Share , Ed it Facts Property Overview -30156 Avenida Tranquila, Rancho Palos Verdes , CA 90275 is a single fami ly home built in 1969. This property was last sold for $536,000 in 1987 and c urrently has an estimated value of $1 ,830,400 . The median sales price for t he South Bay area is $815,000 . The $1,830,400 estimated value is 101 .14% greater than the median listin g price of $910,000 for the South Bay area . Re ad More~ http s:/ /www .realto r.com /rea lestatea nd ho mes-detail/30156-Aven id a-Tra nqui la _Rancho-Palos-Ve rd es_ CA_ 9027 5 _ M281 7 1-33493 1/7 64C-64 6/4/2020 20200601_ 163956.jpg got:$? A-ve,Urc,A- ,~~ Qc.J t {_ /).. https://mail .google .com/mail/u/0/?tab=rm&ogbl#inbox/KtbxlxgFzwmjtPGDZMrXNhgxZzhvfxxcjB?projector=1&messagePartld=0 .3 1 /1 65C-65 11 /2/2020 20201031_ 133345.j pg :3 o /'Y 7 4 vc;.. .,,..r,6 rJ ~~~.,.,.s-S-v,~ https :/ I mai I .google .com/mail/u/0/?tab=rm&og bl#inbox/KtbxlthhqPVCkGISWC FvvfPcvJcwfL wxdq ?projector= 1 &messagePartld=0 .2 1/1 66C-66 1/27/2021 Go gle Maps Ra ncho Palos Ve rd es, Cal iforn ia P Goog le Street Vie w 30137 Ave Tranquila e,xl-f tB 1-r 30137 Ave Tranquila -Goog le Maps Image capture : Jan 2018 © 2021 Google C https ://www.goog le .com/ma ps/@33. 7606351 ,-1 18 .3994881 ,3a,41 .3y,258.13h ,84 .05Uda ta=!3m6!1 e1 !3m4!1sl K540m li_quxPJEp0S pwHQ !2e0!7i16384!... 1/1 67C-67 3J o I 3 7 A,-" l:_!:'"r b 4- 7· /2....~ µ-9--<J< ~ ~ r' ✓ .,, ----/S ~OA:.._ /-:_.: r=-Go O " / .J' 7""-c> ,6 ... ...c ~ ,8 .,."'1 i-<-<'e. _, /4 c:, 4. E; -?".,4,') ~ -._9 ~/a 7"" &u~l. ,,=...~ h=:r A-8 A-.l'f:: M ~ AJ-r r ""~ C:...,d C. 68C-68 9/2/2020 .. .. 30137 AveTran .PNG ,. /l1HCj/.. 1-~.c-.s 7,./f~ __s'o/4 01c Low~<J7..... ;t::--uo" S::v~/1---1£-~66-b "' .. https ://mail .google .com/mail/u/0/?tab=rm&ogbl#search/mguillean¾40rpvca .gov/QgrcJ HsH kxj DpwCzZPCmbfpcLWV gXbKsJcL ?projector= 1 &message .. . 1 /1 69C-69 2/1/2021 G o g le do roof decks require two methods of egress -Google Search do roof decks require two methods of egress X Q. Al l Gl Images @ News G Videos : More Settings Tools About 1,580,000 results (0 .4 6 seconds) Levels that are required to be accessible are also required to have at least two accessible means of egress (Section 1009.1) where two or more means of egress are required . In one -, two-and three-story buildings , the accessible means of egress can be met by the two exit stairways to the roof. Oct 7, 2019 w ww.iccsafe.org , bu1ld1ng-safety-journal , bs1-techntcal Throu g h t he roof: Occup ied roo f s i n the 2018 In terna ti onal ... @ About fea tu red snippets .. Feedback www.woodworks .o rg , expert11p > occup1ed-rooftopro Does an occupied rooftop/roof deck need to be included in May 2 , 2017 -Does an occupied rooftop/roof deck need lo be included 1n allowable building Ho wever, per the defintlton of a story 1n IBC Chapter 2 , occupied ro of ... The means of egress system se rving any story or occupied roof shall be .. People also search for occupant load for roof deck roof deck vs rooftop rooftop patio live load outdoor patio occupant load roof deck ra ilin g height chicago bu ilding code occupancy load www.designbuilde rs md .com , blog , what-is-egress-an What Is Egress , and Why Is It Important for Rooftop Decks in May 11 , 2020 -In the constru ction world , certain proJects requir e a means of egress . to rooftop decks, egress can mean a number of different entrances and ... up .codes , egress-from-stones-or-occupied-roofs ., Egress From Stories or Occupied Roofs I UpCodes The means of egr ess system serving any story or occupied roof shall be ... The required number of exits, or exit access stairways or ramps providing ... path of egress travel distance do not exceed the values in Table 1006 3.2(1) or 1006 3 .2 (2). P e ople also as k Does a rooftop deck count as square footage? Is roof access requi red by code? Can you bu ild a deck o n your roof? Is a roof deck considered a story Phil ippines? V V V V Feedback loftsixfour.com • blog > code-interpretation-when-bu1I.. Understanding the Code Requirements When Building a J ul 14 , 2020 -The means of egress system serving any story or occupied roof shall be ... a roof deck as a story 1f the height of the deck d o es not exceed 2-3 ... www.askcodeman .com , v1ewtopic .. Ask Codeman Build ing Code Q & A -AskCodeMan .c om Ju l 27 , 20 18 -Th e roof deck has e levator access plus a sta irwell that 1s enclosed that goes E ~/4--18 1r Per 1006 3 1 and 1006.3 1, two ex1ts /acce to 2 exits are requ i red ." I will reference the IBC , ~ https://www.google com/search ?q =do+roof+decks+req u1re+two+methods+of+egress&rlz= 1 C 1 C HB F _ en U S907US908&oq=do+roof~requ 1re+tw . . . 1 /2 70C-70 2/1/2021 Understanding the Code Requirements When Building a Rooftop Deck There's no question that there has been a substantial rise in the popularity of roof decks across the country. With so many new developments taking advantage of previously underut1l1zed roof op space, the International Code Council has begun to respond with code language to clarify requirements within the International Building Code (IBC) There used to be more room for code interpretation on the matter 1n the 207 2 and 207 5 IBC . Th e latest installment 1n 207 8 has added prov1s1on s th at clarify, but also ca n further limit, what will be permitted on rooftops. There are three main sections of code to consider when building a rooftop deck. They are as follows · 503 7 .4 Occupied roofs 1004.1.2 Areas without fixed seating 1 006.3 Egress from stories or occupied roofs The successful design of rooftop amenities depends on understanding these code sections and their effect on occupancy, egress, and overhead structures. IBC Rooftop Reference Sheet Save time with our IBC Rooftop Cheat Sheet. FIRS T NAME* EMAI L* LAST NAME* COUNTRY* United States https://loftsixfour.com /blog/code-interpretation-when-building-a-rooftop-deck/ United States SIG ME UP A BALANCIN( ACT: HOW TO BLEND PUBLIC ANI PRIVATE SPACES Read More Related Pos1 6STEPSTO MITIGATE RISKS WHEN BUILDING ROOFTOP AMENITI 2/5 71C-71 2/1/2021 Understanding the Co de Req uirements When B ui ld ing a Rooftop Deck Occupancy and Egress Se ction 1006 3 sets forth the requirements for occupied roof exits based on occupant load . The means of egress svstem servmg any story or occupied roof shall be provided with the number of separate and d1stmct exits or access to exits based on the aggregate occupant load served in accordance with this section. The minimum number of exits or access to exi ts per occupied roo f is determined by the occupant load . For 7-500 occupants, 2 exits are required 507-1,000 occupants require 3 exits, and more than 1,000 require 4. Table 1004 1.2 Maximum Floor Area Allowances per Occupant can be used to determine the design occupant load . For rooftop space, simply use the function of space that is the most re latable to the outdoor program. For example, an outdoor lounge area could relate to the unconcentrated assembly without fixed seats function and therefore have an occupant load factor of 15. In the end, f111al approval of each occupant load designation will need to be worked out with the local authority. But. by understanding these general rules, architects can confidently prepare the necessary exiting plans . Overhead Structures Before the 2018 IBC, most overhead structures on rooftops were approved by cities. String lights and shade pergolas were allowed if they enclosed a limited area of the roof. The following updated 2018 language, however, complete ly rules out exterior overhead elements on the top of buildings. Elements or structures enclosing the occupied roof areas shall not extend more than 48 inches above the surface of the occupied roof https://loftsixfour.com/blog/code-i nt erpreta tion-when-bu ilding-a-rooftop-deck/ Now, more than ever, rooftop amenities are a profit source f deve lopers and buildi ng owne SPORTS & HEALTH ROOFTOP AMENITI THAT MAKE YOUR BUILDING MORE COMPETITIVE! As the amenity revolution continues to impact the residential scene, architects a developers are looking ... 6 THINGS ARCHITECTS Mus· KNOW ABOUT ROOFTOP AMENITI {PART 1) City skylines are drastical ly changing, architects agree . There's a new amenity at the t oL 3/5 1 Maricela Sagarnaga-Guillean From:alinaksz@yahoo.com Sent:Thursday, February 4, 2021 3:40 PM To:Maricela Sagarnaga-Guillean Subject:30137 AVENIDA TRANQUILA, RANCHO PALOS VERDES - BUILDING EXPANSION PROJECT As a resident of Avenida Tranquila we would like to participate and voice our opinion on the expansion project at 30137 Avenida Tranquila, Rancho Paos Verdes. We DO NOT object to the actual square footage of the residence as desired by the home owner, we understand the desire to maximize the living space in this exceptional and in demand neighborhood. We can support any horizontal expansion, utilizing the lot to its maximum building potential. In light of the topography of that side of the street, the land slopes down towards the gulf course so the building can gain a lot of square footage building down the slope in the back yard. HOWEVER, we ADAMANTLY OBJECT to building and expanding vertically to gain height and as a consequence obstruct any views for surrounding neighbors. The fear is that this will set forth a precedent and open doors for future construction projects to further push and create demands that will further obstruct views. The views are the hallmark of the peninsula, it is what adds to and supports the valuations of our properties. We should work towards the optimization of views for everyone equally, never at the expense of others. This should be a common and communal goal that dictates the decision process, nonetheless each project should be evaluated on an individual basis. Every project should be analyzed, evaluated and based on the land and topographical characteristics, allowing for creativity and creative expansion. This will certainly further add to high values of our properties and neighborhoods, HOWEVER view obstruction SHOULD NEVER BE ALLOWED !!! thank you, Avenida Tranquila Residents 72C-72 TO: Ken Rukavina, Planning Commission & City Council Members FROM: See list of individual Appellants DATE: March 4, 2021 RE: 30137 Avenida Tranquila – Case #PLSR2019‐0365 APPEAL FOR DECISION ON: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY – CASE # PLSR2019‐0365 SECTION I. Appellants 1) Bill and Gina Whittlesey – 30157 Avenida Tranquila Email: GinaWhittlesey@gmail.com 2) Rick and Rosy Morales – 30148 Avenida Tranquila Email: rosymo1@cox.net 3) Lawrence and Debrey Miao – 30127 Avenida Tranquila Email: tdsmiao@hotmail.com 4) Jenny and TS Sunu – 30165 Avenida Tranquila Email: jmsunu@gmail.com 5) Ken and Baiyok Ishikawa – 30179 Avenida Tranquila Email: calwok@gmail.com 6) Shawn and Judy Razipour – 30042 Avenida Tranquila Email: jcr.razi5@yahoo.com 7) Elizabeth Graves Email: Bethmeyerhoff@yahoo.com SECTION II. Decision being appealed 1) Appellants are requesting an appeal on the city’s (Ken Rukavina) decision to approve the construction of a 305 square foot new third story addition and construction of a new 881 square foot roof deck located at 30137 Avenida Tranquila. SECTION III. Grounds for appeal 73C-73 RPVMC 17.02.030(B)(1)(d)(g) clear intent is to protect owners of single family residences from abuse by aggressive owner/builders. Neighborhood Compatibility analysis by staff is evidence of poor review or possible error with intent which create cause of further investigation. Extracted pages 3 – 7 from Case No. PLSR2019‐0365 are attached for further explanation of the items listed: 1. Structure size footages entered in Table No. 2 with errors that effect any logical analysis (6316 sq. ft. vs 4661 sq. ft.) Average home is 3958 sq. ft. in this tables example. 2. The second largest reference is clearly misleading as the residence referred to as the largest is 26% smaller than entered (6316 vs. 4661 actual sq. ft.) THIS TABLE IS EVIDENCE THAT THIS HOME WILL CLEARLY BE LARGEST BY AN AVERAGE OF 60% ON A LOT THAT IS AVERAGE 16.5% SMALLER 3. The roof deck is larger than 80 sq. ft. requiring Neighborhood Compatibility and there are no other roof decks in the neighborhood. The requested roof deck is 881 Sq. Ft. 4. Section 17.02.030 (B)(d)(ii) clearly states cumulative footage percentage limitation has been exceeded regardless of footprint impact (4962 sq. ft original vs. improved 6351 sq. ft., 25 % = 6202.5 sq. ft.) 5. Section 17.02.030 (B)(2)(a)(iii) states ‘no property shall be issued a permit for a project that is subject to the same subparagraph more than once in a two‐year period without complying with the neighborhood compatibility requirement: iii. 250 sq. ft. or less. LOFT ON ROOF IS 305 sq. ft. 6. Proposed LOFT adds a 3rd story while there are no other 3 story homes and no roof decks on the street. 7. Privacy Infringement from a roof deck that is 10’ higher than the 2nd level existing deck is a clear privacy issue as evidenced by the attached pictures showing the neighbor to the north and the 2 neighbors to the south from the roof deck. 8. Architectural observations noted below further explain the Non‐Compatible nature a. First, the design with a separate third‐story addition is incongruous with the surrounding neighborhood. The roof is no longer a simple roof form. The design does not match the character of the neighborhood. No other house on this street has a third‐ story addition on its roof. As a result, the new roof does not appear similar to the roofs typically seen throughout the neighborhood, in terms of either style or pitch. The new roof addition does not appear to be integrated into the existing roof at a similar pitch. b. Second, the building design is also incompatible with the neighborhood as it appears to have a parapet and other design elements. i. This design does not appear to resemble a typical Rancho Palos Verdes California Ranch, Spanish Colonial or Mediterranean architectural style. It does not blend in with the architectural style and building materials of the immediate neighborhood in terms of scale and character. ii. The surrounding homes are primarily natural materials with stucco and simple roof forms and do not have parapet facades. 74C-74 75C-75 Memorandum: Case No. PLSR201 9-03 65 February 1 9, 2021 CODE CRITERIA REQU I REMENT Building Height (maximum} Average elevation of the setback l in e abutting the street 16' of access to the highest roof ridaeline Point where the lowest foundation or slab meets 30' finished grade to the highest roof ridaeline. EXISTIN G PROPOSED RESIDENCE RESIDENCE 14'-2" 15•.a· 26'-7" 2a·-2· Pursuant to Rancho Palos Verdes Municipal Cooe (RPVMC) §1 T.02.030(B ) f )@)(g), a 25 percent expansion of the total square footage of all of the origi nal structures constructed on the property, including the primary dwelling uni1, the garage, and an detached structures , and/or the construction of, or an addition to a deck_._ balcony or roof deck to a second sto or higher story if the total areas of the deck 1s 80 ft2 or larger or projects more than 6 feet from the existing building stiall be compati61e with the charac er ofUi e 1mme ,ate neighborhood. As t he proposed proJect involves an addition Ufa exceecf s 2 percen of the to I square footage of the original structure and the proposed third floor deck exceeds 80 ft2 {881 ft2 ), an anal sis ofNeighborhood Compatibility is required . There are no other roof decks and surely not of this size & volume Neighborhood Compatibih ,s ac 1ev w en l e propose improvements are designed in a manner that blends in with the characteristics of the i mmediate neighborhood. Pursuant to RPVMC § 17 .02.030(6)(3), neighborhood character means the existing characteristics in tem1s of the following : a) the scale of surrounding residences b) architectural styles and materi als of the surrounding area, and c) the front, side, and rear y ard setbacks. The Code language is noted in boldface below, followed by staffs analysis in nom,al type. (1) Sc ale o f surrounding residences, inclu ding t o tal square footage a nd l ot coverage of the residen ce and all ancillary structures. Compatibility with neighborhood characte r is based on a comparison of the proposed project to other existing structures located within the immediate area, which is comprised of the 20 closest properties located within the same zoning district. Table No. 2 below compares the lot size, struc1ure size, and number o f stories of the residences found within the immediate neighborhood. Table No . 2. Neighborhood Compati bility Table NUM BER ADDRESS LOTSIZE STRUCTURE OF SIZE STORIES 30077 Avenida Tranauila 14,924 4 ,540 2 30088 Avenida Tranquila 14,095 3,799 2 Page3 76C-76 Memora ndum: Case No. PLSR2019-03 65 February 19, 2021 ADDRE SS LOT SIZE 30089 Avenida Tranquila 15,046 30104 Avenida Tranquila 16,129 30105 A venida Tranquila 12,615 30112 Avenida Tranquila 16,402 30115 Avenida Tranquila 12,435 30120 Avenida Tranquila 18,634 30127 Avenida T ranquila 12,497 30130 Avenida T ra nq u ila 17,113 30138 Avenida T ranquila 15,506 30147 Avenida Tranquila 12,449 30148 Avenida T ranquila 14,789 30156 Avenida Tranquila 14,092 30157 Avenida Tranquila 12,327 30165 Avenida Tranq uila 12,392 30166 Avenida Tranquila 13,519 30174 A ve nida Tranquila 13,646 30175 Avenida Tranqu ila 13,472 30178 Avenida Tranquila 16,4 51 Average 14 ,427 30137 Aven ida Existing 12,383 Tranquila Proposed NUMBER STRUCTUR E OF SIZE STORIES 5 ,190 2 3 ,440 2 4,273 2 3 ,350 2 3 ,649 2 4 ,307 2 4,884 2 4,509 2 4 ,337 2 6 ,316 2 14661 actual 3,410 2 3,718 2 3 ,596 2 3 ,498 2 2 ,804 2 3 ,993 2 3 ,985 1 3 ,220 2 4 ,13 9 1.95 i 3958 actual I 6 ,101 2 6 ,351 3 N ote: The .above c.>lculabOns for s=vre size are ba.sed on building ... rmits on file wrlh lh<! C,ty a nd include lhe g 3rage ar e3, w hich. if gar3ge 3re3 was noi documented on the buikfmg pennrt. w3s C3lculated based on the I Municipal Code's r equirement for two (2) p.:i riting s paces with m inimum dimens,ons for each individu3J pa r11i'pll,,iilllill,,----- being o-x.20· c1s0ft~). Wrong footage As refl ected in Table No . 2 above , the immediate neighborhood is primarily comprise twerstory homes with one one-story home that range in siz.e between 3 ,220 ff and 6 ,316 ff, an average structure size of 4 .139 ff. The proposed 305 ft2 addition to the existing residence will result in a total structure size of 6 ,156 ft2 (garage included), which will be the d largest residence among the 20 closet properties. However, the scale of th e pro~ sidence is compatible with the surrounding homes when considering 889 ft'2 of the 11 • nee was approved through a separate permit to convert crawl space to habitable sp • which did not impact the footprint of the existing residence. The proposed scale of th 1dence w ill be compatible with the streetscape because i t includes varying rooflines ~ade articulations. A. There is no other larger residence B Section 17 .02 030 (B)(d)(ii) clear1y states cumulative footage percentage limitation which has been exceeded regardless of footpnnt impact Page4 77C-77 Memorandum: Case No. PLSR2019 -0365 February 19, 2 021 The proposed lot coverage will be maintained at 402%, which is less than the maximum allowed lot coverage in the RS-3 zoning district (45%). No additional footprint will be added or project from the existing building as the proposed new third-story addition and roof deck is being proposed on top of the existing flat roof of the residence. In addition, the roof deck will face west towards Los Ve rdes golf course and the third-story addition is only 305 ft2 and will be partially screened by an existing parapet from the public right-of-way. Therefore, the proposed roof deck and new third-story addition, while visible, will appear small in scale. As such, the size of the roof deck and th ird-story addition will not pose adverse impacts to the character of the immediate neighborhood . (2) Ar c h it ectu ral st y les. in clud ing f acade t reatments, structure height, open space between structures, roof design, the appar ent bulk or mass of the structure, n u mber of stories, and bu ilding mater ials. The immediate neighborhood is comprised of primarily split-level residences that incorporate various design elements and fa9ade treatments. While there is a common theme in terms of the building design, materials. and color, there is no predominant architectural style as most of the homes have elements found in various styles. The easterty side of Avenida T ranqulla consists of residences situated on upsloping lots and incorporate architectural styles found in Spanish Colonial styles, such as the incorporation of clay roofing and arched design features. Homes on the westerly side of Avenida Tranqulla sit on a downward sloping lots and incorporate a mix of pitched and flat roofs with elements found in California ranch and modem styles. There is not Previous Planning approvals. which did not require a Neighborhood Co mpatibility review, ~~~ce included the conversion of the former pitched roof to a fla t roof, installation of a decorative roof ded< parapet and other architectural designs that altered the appearance of the home to a more indicating modem exterior fa~ade . As such, the proposed 305 ft2 new third story and 881 tt2 roof deck are non- designed to match the now modern exterior of the previously approved renovation of the home . con1>atl bl l1ty Additionally, some of the features of the res idence, such as the flat roof and third -story level are ----- consistent with some of the homes in the immediate neighborhood. For example, 30175 and 3017 4 Avenida T ranquila, both ha ve the appearance of a flat roof. 3017 4 Avenida T ranquila also incorporates some more modem elements such as the tall glass vertical windows and the clean line exterior design. Additionally, the proposed third-story addition incorporates stucco, stone and wood , which are all consistent elements found on the existing residence as well as in the neighborhood. I Appearance or a flat roof is not a accessible roof deck I Based on an aerial survey. there are no roof decks within the immediate neighborhood, but there are many second-story balconies extending from the rear or fron t fa9ades that face the westerly views of the ocean and the Los Verdes golf course. The existing parapet, varying roof heights and second-story balcony in the rear of the residence provide articulation to the front. side, and rear fa9ades of the existing two-story residence. The 305 ft2 third-story addition and roof deck will provide add itional articulation and visual interest from the public right of way. The structure height of the proposed residence will be consistent with the properties west of Avenida T ranquila and is below the 16-foot allowable building height. Also, as the proposed addition is within the existing building footprint, the project will maintain Page5 78C-78 Memorandum: Case No. PLSR2019-0365 No roof ded<S indicate non-compatibility w ith the February 19, 2021 neighbortlood adequate open space as well. As a result, staff believes that the proposed architectural style will be consistent with those found within the immediate neighborhood. (3) Front, side, and rear yard setbacks. According to the Development Code, structures on lots zoned RS-3, created prior to City incorporation shall maintain the following minimum setbacks: 20 feet front , 10 feet street side, 5 feet interior side, and 15 feet rear. The existing setbacks are 20 feet-0 inches front, 7 feet-0 inches north side, 7 feet-0 inches south side. and 42 feet-0 inches rear. As the new third-story addition and roof deck are proposed within the footprint of the existing residence, no changes are proposed to the existing setbacks. Based on the above analysis, the proposed project will be compatible with the character of the immediate neighborhood in terms o f scale, architectural style, and setbacks. Privacy Infringement According to RPVMC §17.02.030(D}(4)(a}, • A roof deck or balcony shall not create an unreasonable infringement of privacy, as defined by the height variation findings discussed in Section 17.02.040(C)(1 )(e)(ix) of the occupants of abutting residences." The proposed roof deck faces westerty towards the Los Verdes golf course. The proposed deck ,sat an elevatt0n ffigher than the abutting neighbors to the north and south allowing for views which extend over the neighbors' roof line. Based on a site visit, the existing residence has an existing second-story balcony, which lines the rear perimeter of the residence and which has existing views of the golf course and views within both the abutting neighbors' yards to the north and south. Although the proposed roof deck and third-story addition are a t a higher elevation than both the abutting neighbors, there will be no addrttonal privacy infringements than that already provided from the existing second-story balcony As such, the proposed roof deck will not create unreasonable infringement of privacy to the neighboring residences . ----~-----------------~ This is dearty raise as the roof is a full story above the deck ADDITI ONAL IN FORMATION which IS 10 feet higher that the existing deck in current use providing intrusion to I north and 2 south properties. Photos Env iro nmental Assessm e nt attaehed Staff has determined that the proposed project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA), under Article 19, Section 15301 (Existing Facilities) of the California Guidelines for Implementation of the CEQA. Specifically, the project includes an addition to an existing structure that is less than 10,000ft2; is located where existing public services and facilities are available and is not in an environmentally sensitive area. Fo liage Analysis A foliage analysis conducted by staff on November 13, 2019. revealed no existing foliage that significantly impairs the view from surrounding viewing areas. PageG 79C-79 Memor andum: Case No. PLSR2019-0365 February 19, 2021 Pu blic Correspon dence Staff received 10 public correspondences from property owners within the neighborhood expressing opposition to the proposed project. The neighbors raised concerns with view impairment , neighborhood compatibility, privacy impacts, noise, parking, structure size, and property values which are discussed separately in more detail below. View Impairment Several property owners raised concerns that the proposed third story addition could potentially impair views from those homes on the easterly side of Avenida T ranquila . The proposed addition is within the "by-right" height envelope of 16 feet/ 30 feet, as outlined in RPVMC 17.02.040.C ; thus, view impairment cannot be considered in th is application. Additionally, the applicant adjusted the design on the balcony railings to be glass as to allow neighbors on the easterly side of Avenida T ranquila to have greater access to the westerty views of the golf course and ocean. Neighborhood Compatibility Several property owners who submitted public correspondences raised concern with the introduction of a third story and roof deck i n a neighborhood where there are none. Staff believes that the proposed new third-story addition and roof deck are compatible with the neighborhood as d iscussed under the Site Plan Review section above. Privacy Infringement Photo docs attacl1ed show staff belief 1s far from factual Several property owners raise concerns WI e proJect s potentIa privacy impacts. Staff bertev es that the proposed new third-story addition and roof deck will not create unreasonable infringement of privacy to the neighboring residences as discussed under the Site Plan Review section above. Noise/Parking Concerns Several property owners in the neighborhood expressed concerns regarding potential noise and parking viola tions as a result of large gatherings on the roof deck. The requested applications do not include permit findings, which assess the project's impact on noise and off-street parking violations. It should be noted that all potential noise or off-street parking violations should be reported to the Sheriff's Department for further action. Structure Size Several property owners who submitted public correspondences raised concern with the overall size and square footage of the residence . Staff believes that the proposed structure size is compatible with the neighborhood as discussed under the Site Plan Review section above. Page7 The roof top deck is not compatible with our neighborhood. This will be the largest home on our street and the only home with a roof top deck. This is not Hermosa or Manhattan Beach. We live in a quiet neighborhood and respect the privacy of others. Allowing this 3rd story and roof deck sets a precedent that will change our neighborhood. Roof top deck usage will create noise, lack of privacy and loss of views. The Director of Community Development, Planning Commission and City Council need to consider all these factors and deny the construction of the 3rd story and roof deck located at 30137 Avenida Tranquila. Thank you, Bill and Gina Whittlesey (on behalf of the list of Appellants) 80C-80 View from subject property to 30127 Avenida Tranquila 81C-81 View from subject property to 30127 Avenida Tranquila 82C-82 View from subject property to 30147 & 30157 Avenida Tranquila 83C-83 View from 30157 Avenida Tranquila lowest point in north end of yard to deck of subject property 84C-84 85C-85 Lawrence and Debrey Miao 30127 Avenida Tranquila Rancho Palos Verdes, CA 90275 Community Development Department City of Rancho Palos Verdes May 2, 2021 Re: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) Location:30137 Avenida Tranquila Dear Ms. Maricela Quillean, Assistant Planner We are expressing our concerns of the subject matter: • There is no 3rd story and roof deck on any home of our street, we are right next door to the house and the deck is facing our windows, any person on the deck can look DOWN right into our house that leaves us no privacy. • The ROOF DECK and 3rd STORY ADDITION introduce large gatherings and OPEN AIR parties that will bring loud noise, nuisance, and many vehicles disturbance our peace. • This is a relatively quiet and private street, with a few small children living here. When there are more vehicles coming to and leaving from the party, it can cause danger to children playing on the street. Further more, too many visitors coming to the party can block our driveway. sometimes park right in front of our mailbox interfering mail delivery. • Our city has VIEW RESTORATION rules. We were demanded by our neighbor across the street to keep our trees and plants not to exceed the ridge of the roof. As we recall, the rule is to restore views back to 1963. Another words, restoring the view is extremely important to residents living in our city, especially on our street; we have beautiful island/golf comse/ocean view. Adding the 3 rd floor should not be allowed. We strongly suggest that DO NOT let their request get through. Best wishes, 1 Maricela Sagarnaga-Guillean From:Richard Gianvecchio <rgianvecchio@icloud.com> Sent:Saturday, May 1, 2021 2:08 PM To:Maricela Sagarnaga-Guillean; Ken Rukavina Cc:Richard Gianvecchio Subject:Appeal of Ruling on 30137 Avenida Tranquila. CAUTION: This email originated from outside of the City of Rancho Palos Verdes. Re: 30137 Avenida Tranquila My name is Richard Gianvecchio, and my wife and I live across the street from the property undergoing a city review at 30137 Avenida Tranquila. We moved into our home in 2015, and we invested substantial money into upgrading our home from electric heating to natural gas, as well as installing two HVAC systems ‐ all permitted and approved by the city. When we first entered this home we were awestruck by the wonderful view of the ocean and green golf course, from almost every bedroom in the house. The roof line across the street was low enough to see the oceans and trees even from the lowest floor of the home. When the 30137 property was sold, and stripped down to the studs, with the roof removed, we were curious what was going on and called the city ‐ we were told that the proposed roof line would be be lower than it was before the demolition, and we were glad to hear that. When the roofers came and laid down plywood and roofing paper we had a good idea that the statement from the city was accurate...until we saw the flags go up for the third floor. But we thought those are there for review and we could show that this hindered part of our view from the lower bedrooms. Then we were shocked to see the roofers I stalling a parapet on the roof ‐ this was never flagged ‐ it was installed in a day. It raised the roof line at least another 4 feet higher, not lower as we were told by the city. Our lower bedrooms lost their ocean views entirely and now both stare at the “wall” across the street. The city told us they don’t require roof work to be flagged ‐ even if it raises the roof line. This is a horrible practice! Our dream home, with 3 bedroom ocean views has now been reduced to a single bedroom having an ocean view. Our value dropped when the beauty we saw before vanished with an unflagged structure. We had no say in the matter, and we still feel cheated by the city and devalued by the blockage of views that was initially approved by the city. Furthermore, they plan to install a deck, that we could find nowhere else within 5 miles of that location when looking at Google satellite maps. It is a structure that will stand out on my block and in this section of the city. Please reconsider the impact to existing tax‐paying residents by the property. Our kids went to school in the PVUSD, we have been a part of the “Hill” since 2000. 86C-86 2 Respectfully, Richard and Sophia Gianvecchio 30138 Avenida Tranquila Rancho Palos Verdes, CA Sent from my mobile device 87C-87 1 Maricela Sagarnaga-Guillean From:Carol Hashiro <carol.hashiro@gmail.com> Sent:Saturday, May 1, 2021 6:45 PM To:Ken Rukavina Cc:Maricela Sagarnaga-Guillean; mike hashiro; ginawhittlesey@gmail.com Subject:Appeal against approval of 30137 Construction CAUTION: This email originated from outside of the City of Rancho Palos Verdes. Dear Mr. Ken Rukavina This is yet another example of a significant remodel that impinges on the privacy and views of their neighbors and changes the character of the neighborhood. We are the homeowners at 30015 Avenida Tranquila, and have lived in our house for 23 years and have already felt the effects of a neighbor (at 7085 Crest Rd) expanding the size of their homes beyond the norms of the existing neighborhood and impacting our views. The property next to us at 30025 Avenida Tranquila is currently in escrow and will require a major renovation due to its current dilapidated state. We and other neighbors are very concerned that we will continue to lose our privacy and have our views impacted if the new owners continue the trend of building ever larger and larger residences. We feel enough is enough and if we continue to let things go the way they have been going, we will forever lose the wonderful character of our neighborhood that we have enjoyed for the past 23 years. Please help us preserve our neighborhood and scale down the project at 30137 Avenida Tranquila to preserve the privacy of our fellow neighbors. Respectfully signed, Michael and Carol Hashiro 88C-88 1 Maricela Sagarnaga-Guillean From:Joe Wang <joejwang1@gmail.com> Sent:Sunday, May 2, 2021 10:52 PM To:Maricela Sagarnaga-Guillean Subject:request to view project plan, 30137 Avenida Tranquila CAUTION: This email originated from outside of the City of Rancho Palos Verdes. Hello, This is in response to notice of an appeal of director approved site plan for 30137 Avenida Tranquila (Case # PLSR2019‐0365). I'm writing to request to view the project plan. (is it possible to receive it by email? I'm not able to stop by the city Hall). Thank you very much. ‐‐ ‐‐J. W 89C-89 90C-90 January 27, 2021 Maricela Guillean, Assistant Planner City of Rancho Palos Verdes Community Development Department Email Address: mguillean@rpvca.gov Page 1 of 3 RESPONSE TO NEIGHBORHOOD COMPATIBILITY (RPVMC Section 17.02.030.B) Subject: 30137 AVENIDA TRANQUILA NEW TOTAL SQUARE FOOTAGE: 6,156 square foot NEW ROOF DECK: 881 square feet ISSUES & CONCERNS: ISSUE No. 1: The existing subject residence and the proposed 3 rd story addition does not comply in size and scale of surrounding homes and is 62 % larger than the average of square footage of the nine (9) homes surrounding it on Avenida Tranquila. See EXHIBIT A (analysis) ISSUE No. 2: All nine homes surrounding the subject property along with many other homes on Avenida Tranquila have gable roofs. This home now has a relatively flat roof and a proposed roof deck with 3 to 4 feet perimeter tall solid parapets & guardrails that does not match the architectural style of any home on the entire street. See EXHIBIT B (before & present construction) ISSUE No. 3: The original home had a gable roof that matched all other properties which would allowed neighbors an unfettered view of the ocean. The tall solid parapets & guardrails around the perimeter of the roof are not common to any home on Avenida Tranquila are substantially different architecturally in style to all other homes. These tall parapets significantly obstruct the original ocean view acquired upon purchase of homes. The addition of a third story will further decrease and obstruct the original ocean view for many homeowners located across the street who purchased their homes for the purpose of having an ocean view. See EXHIBIT C (before). It is unacceptable for this neighbor to gain value at the expense of other neighbors whose properties become devalued. 91C-91 Subject: 30137 AVENIDA TRANQUILA Page 2 of 3 ISSUE No. 4: There are no three (3) story homes along Avenida Tranquila or in the local area and it would be substantially different architecturally both the scale and style to all other homes. ISSUE No. 5: The name of the street is Avenida Tranquila or Tranquil Avenue in Spanish. The construction of a roof deck will disrupt the peace that the residents enjoy. Roof decks are not at all common for the local area as they are for homes in Hermosa and Redondo Beach. There are no homes on Avenida Tranquila with a roof deck. A roof deck is built with the intention of holding large gatherings and parties. My neighbors and I will be subjected to loud noise, nuisance, disturbance of peace and loitering which will result in having to call the Sheriff. Who will be responsible for these disturbances? The long-term peaceful status of the neighborhood is at risk. Construction of a roof deck is a foreseeable threat to our peaceful neighborhood but can be avoided. My neighbors and I are entitled to the peace of our neighborhood. Roof decks are not common for the local area. There are no homes on Avenida Tranquila with roof decks. ISSUE No. 6: There are no three (3) story homes in the area but you may have a two story home over a basement if you meet specific requirements. Per the 2019 California Residential Building Code, a three story home is only allowed if the present first floor level is submerged more than 50 % into the existing soil grade or "grade plane" where it can be qualify as a basement, thus, allowing two floors above. The lower floor level at the subject property is not submerged more than 50 % thus no third level is allowed. See EXHIBIT D ISSUE No. 7: The 2018 International Building Code requires (2) methods of egress for a roof deck where this project has only one. See EXHIBIT E 92C-92 Subject: 30137 AVENIDA TRANQUILA Page 3 of 3 CONCLUSIONS: The 3rd story addition should not be permitted as it is non-compatible architecturally with surrounding homes in the area and restricts the original ocean view for neighboring properties. The roof deck should not be permitted as it is non-compatible architecturally with surrounding homes in the area it will cause loud noise from gatherers on the deck that affect the privacy, tranquility and peace that is normal for residents on Avenida Tranquila. The tall solid perimeter roof parapets & guardrails should be removed as they are non-compatible architecturally with surrounding homes in the area and restricts the original ocean view for neighboring properties. The existing first or lower floor is not submerged more than 50% into the existing soil grade to be considered as a basement to allow a third level. Therefore, a third story is not allowed by the Building Code. The proposed roof deck has only one method of egress while the Building Code requires two methods of egress. Therefore, a roof deck is not allowed. 93C-93 C ITVOF RANCHO PALOS VERDES COMMUN ITY DEVELOPMENT DEPARTMENT January 21 , 2021 NOTICE NOTICE IS HEREBY GIVEN that the Director of Community Development of the City of Rancho Palos Verdes will consider an application for the following project: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) -A request for the following improvements to an existing single- family residence : • Construction of a 305 ft2 new third-story addition to an existin g 5,85 1 ft2 split level residence for a new total structure s ize of 6 156 ft2 (g arage included) and the construction of a new 881 ft 2 roof deck . The proposed addition will measure 15 feet 8 inches , as measured from the average elevation of the setback line abutting the street of access (elev . 98.44 feet) to the highest roof ridgeline (elev. 114.08 feet); and a height of 28 feet 2 inches as measured from the lowest finished grade covered by the structure (elev . 85 .92 feet) to the highest roof ridgeline (elev . 114.08 feet). LOCATION : APPLICANT: LANDOWNER : 30137 AVENIDA TRANQUILA R ICHARD GROSSI TATIANA & SAM ESTEGHBALL This project is categorically exempt pursuant to California Environmental Quality Act, Section 15301 Existing Facilities . Pu rsuant to the prnv is ions of the Rancho Palos Verdes Municipal Code (RPVMC), no publ ic heari ng is required for this project. However, RPVMC Section 17 .02 .030 .B requires a finding of 'Neighborhood Compatibility" for the proposed addition . In making such a finding , the City will review the proposed project relative to the following criteria for the immediate neighborhood : 1) scale of surrounding residences ; 2) architectural style and materials : and 3) front , si~ and rear yard setbacks The reason you are receiving this notice is because your property is located within 500 feet of the proposed project. A temporary frame structure (silhouette) has been constructed on the project site outlining the height and bulk of the proposed project. This frame will be in place throughout the du ration of the public comment period to better assist you and the City in assessing any potential project impacts . 94C-94 If you have any c omments or concern s about t he p ro po sed project, please communicate those thoughts in wr iting to Assistant Planner, Madcela Guillean, by 5 30 pm on Thursday February 4 2021 By doing so , you will ensure that your comments are taken into consideration for the staff analysis of the project. Please note that written materials , including emails, submitted to the City are public records an d may be p osted on the City 's website . Accordingly . you 111ay wish to omit personal information from your written materials as it may become part of the public record . Only those who have subm itted written comments will receive notification of the decision . The Director's decision may then be appealed , in writing , to the Planning Commission . If you would like the opportunity to review application materials , the information is on file in the Community Development Department at 30940 Hawthorne Boulevard , Rancho Palos Verdes , and is available for review from 7 :30 a .m . to 5 :30 p .m . Monday through Thursday , and from 7 :30 a .m . to 4 :30 p .m . Friday . To limit public contact and help prevent the spread of COVID-19, City Hall is temporarily closed to the public, but serv ices are available by telephone, email, on line and limited curbside service. If you have any questions regarding this application or to view the project plans , please contact Maricela Guillean at (310) 544-5232 or v ia ema il at mguillean@rpv ca .g ov . Ken Rukavina , PE Director of Community Development NOTE: STATE GOVERNMENT CODE SECTION 65009 NOTICE: If you challenge this application in court, you may be limited to raising only those issues you or someone else raised in written correspondence delivered to the City of Rancho Palos Verdes during the public review period described in this notice. PLEASE PUBLISH IN THE PENINSULA NEWS ON THURSDAY, JANUARY 21, 2021 . 95C-95 1/271202 1 30137 Ave Tranquila -Google Maps Go gle "laps 30137 Ave Tranquila Imagery ©2021 Google, Imagery ©2021 Maxar Technologies. U.S. Geolog ical Survey, Map data ©20 27 50 ft 30137 Ave Tranquila Rancho Palos Verdes, CA 90275 Build ing 0 ® ® ® @ Directions Save Nearby Send to your Share phone Photos A 5 16 -J 6D ~~11 ,c..,r:i. ""{ It ?-t30/23 f ~ '!Ci o F-,, "'-<t &om ] ~ < ~ ,, JS(' ,=,r1.. ~ ~ fo/~~ '+,"''I 1-"1 :i. 't r~o,s] 3 ti /'7 F-7"). . / ,11/e.~~~ D,:=. <"9) ffeM~ q (!01~ \ G 3,'f,OI> /(7 l- [3~~ ~. 'f,., ~ 1 F--7 fom j 7 2 J✓ ',!! (''1 \Lo'"a\ ,3 ~ 3 , 0 -:5 F-7 J 301..r6) 'f :2 1? 't /-7 L ✓ https://www.google.c om/mapsl place/30137 +Ave+ Tranquila ,+Rancho+Palos+Verdes,+CA+90275/@33. 76068 ,-118 .3992893 , 193m/data=!3m1 ! 1 e3!4m5 ... 1/2 ~ ~S,;3 /4 / 5 ~ ,,_ . Q ~ .:z. 6 c;___ ~ 0 /' a 96C-96 1/27/2021 real tor.corn· Log In Sign Up Advert ise B uy Sell Rent Mortgage Find Realtors® My Home News & Ins ights Advertise Rancho Palos Verdes, CA Rancho Palos Verd es, California Vie w on Google Maps 30115 Avenida Tranquila , Ran cho Palos Verdes , CA 90275 -rea ltor.com ® X Q G Use realtor.com with Google Cort m,e s R1cK To create your account, Google will share your name , email address , and profile p icture with realtor.com . See realtor.com 's privacy pol ic y and terms of service . Publi X Owner I" , Est . $2,205,900 0 I 12-View up to 3 home est imates 9 5 4 3,837 0.29 Map beds baths sq ft acres lot ~ FEMA Zone X (est.)• Flood 9. Factor 1/10 Commute T ime 30115 Avenida Tranquila, Rancho Palos Verdes , CA 90 275 https ://www.realtor.com /re alestateandh,;;~ta,,1 1~-Aa~ranZ:_Ranchd:s-Verdes_CA_90275_M27793-4 5828 Jt\lv 1/9 97C-97 1/27/2021 30127 Ave Tranquila , Rancho Palos Verdes , CA 90275 I Redfin f-Search 30127 Ave Tranquila Rancho Palos Verdes, CA 90275 Built: 1970 $3,011,718 Redfin Estimate 5,490 Sq . Ft. $549 / Sq. Ft. Status: Sold Source: Publi c Records Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $3,011,718 +$1.9M since sold in 1988 2. G Sign in to Redfin Real Estate with Google X Cort '1ue c.1 , Rick To create your account, Google will share your name , email address, and profile picture with Redfin Real Estate . See Redfin Real Estate's privacy pol icy and terms of service . Track This Estimate 1 year 5 years $3.SM https://www. red fin .com/CA/Rancho-Palos-Verdes/30127-Ave-T ranq uila-90275/home/7750109 1/27 98C-98 1/27/2021 30147 Ave Tranquila . Rancho Palos Verdes , CA 90275 I Redfin f-Search 3014 7 Ave Tranquila Rancho Palos Verde s, CA 90275 Built: 1970 $2,482,658 Re dfin Estimate 4,661 Sq . Ft. $533 / Sq . Ft. Status: Sold Source: Publi c Records ff l\,1ARKE T Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $2,482,658 +$1.4M since sold in 2000 https://www.redfin .com/CA/Rancho-Palos-Verdes/3014 7 -Ave-T ranquila-90275/home/7750107 $1 ,075,000 Last Sold Pri ce Track This Estimate 1 year 5 years $30M 2 Sl'vl 1/28 99C-99 1/27/2021 30157 Avenida Tranquila , Rancho Palos Verdes , CA 90275 I MLS# V922233 I Redfin ~ Search 30157 Avenida Tranquila Rancho Palos Verdes, CA 90 275 Built: 1973 Status: Close d Sale $2,028,720 Re d fin Esti m ate 3 ,517 Sq. Ft. $577 / Sq . Ft. Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $2 ,028 ,720 +$329K since sold in 2006 https ://www.redfin .com/CA/Rancho-Palos-Verdes/30157 -Ave-T ranquila-90275/home/7750106 $1 ,700,000 Las t Sol d P r ice Track This Estimate 1 y e ar 5 years $24M $22M ___ ,, $:?OM 1/28 100C-100 1/27/2021 real tor.corn · Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise < Rancho Palos Verdes, CA Rancho Palos Verdes. Cal ifornia 30120 Aven ida Tranquila , Rancho Palos Verdes , CA 90275 -realtor.com® X Q G Use realtor.com with Google cis Rick To create your account, Google will share your name , email address , and profile picture with realtor.com. See realtor.com's privacy policy and terms of service . X Owner Est . $2,186,900 0 9 Map Co m mute Time 4 beds 4 baths 3 ,400 sq ft 0.43 acres lot 'f2' View up to 3 home esti mates ,Q, FEMA Zone X (est .)· Flood '• Factor 1/10 IEW 30120 Avenida Tranf 'X aff o ;as v,der 90~ https://www.realtor.com /realestateandhomes-detail/30120-Avenida-Tranquila_ Rancho-Palos-Verdes_ CA_ 90275 _M28267-85373 1/9 101C-101 1/27/2021 rea l tor.com · Log In Sign Up Advertise Buy Se ll Rent Mortgage Find Realtors® My Home News & Insights Advertise : Rancho Palos Verdes , CA 9 Map 5 4 .5 beds baths 4 ,487 sq ft 30130 Aven ida Tranquila , Rancho Palos Verdes , CA 90275 -rea ltor.com® X 0 .39 acres lot Q G Use realtor.com with Google To create your account , Google will share your name, ema il address , and profile p icture with realtor.com . See realtor.com 's privacy policy and terms of service. r. X Owner Est. $2,451,700 0 -{2 View up to 3 home estimat es A '• :!::f: FEMA Zone X (est.) • Flood Factor . 1/1 O i w Commute Time 30130 Avenida Tranquila, Rancho Palos Verdes, CA 90275 C htt ps://www.realtor.com/reales tateandhomes-detail/30130-Avenida-Tranquila _Rancho-Palos-Verdes_ CA_ 90275 _M28380-39687 1/9 102C-102 1/27/2021 30148 Aven ida Tranquila , Ran cho Palos Verdes. CA 90275 -realtor.com® real tor.com ~ Log In Sign Up Advertise Buy Sell Rent Mortgage Find Realtors® My Home News & Insights Advertise < Rancho Palos Verdes, CA , X 9 4 3 3 ,085 0.34 Map beds baths sq ft acres lot Q G Use realtor.com with Google C ~ m .. e .. s R ... t< To create your account, Google will share your name , email address, and profile picture with realtor.com . See realtor.com's privacy policy and terms of service . X Publ11 Owner Est.$1,941,9QQo 'f2::-View up to 3 home estimates ~ FEMA Zone X (e st.)· Flood '• Factor , 1/10 EW Commute Time 30148 cx a Hn,Banc;o :;as Verdes , "0275 https://www.realtor.com/realesta tean dhomes-detail/30 14 8-Avenida-Tranquila_Rancho-Palos-Verdes_CA_90275_M28202-63833 1/10 103C-103 1/27/2021 30138 Avenida Tranquila , Rancho Palos Verdes , CA 902751 MLS# PV14193039 I Redfin ~ Search 30138 Avenida Tranquila Ran c ho Palos Ve rd es , CA 90275 Built: 1968 Status: Clo se d Sale $2,064,894 Re dfin Estimate 3 ,673 Sq. Ft. $562 / Sq . Ft. $1,550,000 Last Sold Pri ce Owner Estimate for 30138 Avenida Tranquila Based on recent homes sales selected by the homeowner. $---,--- Create an Owner Estimate Redfin Estimate Edit Home Facts to improve accuracy. $2,064,894 Track This Estimate +$515K since sold in 2014 Estimate history not available -we'll add it here when we have enough quality data. https ://www.redfin .com/CA/Ra ncho-Pa los-Verdes/30138-Ave-Tranquila -90275/home/7750099 1/4 104C-104 1127/2021 real tor.com · Log In Sign Up Advertise Buy Sell Rent Mortgage Find R eal tors® My H ome News & Insights Advertise Rancho Pa los Verdes , CA 30156 A venida Tranqui la. Rancho Pa los Verdes , CA 90275 -rea lto r.com ® Q G Use re al t o r.com with G o ogle To create your account . Google will sha re your name . email address , and profile p icture with realtor.com . See realtor.com 's privacy policy and terms of service . PL,hl11 X Owner Est . $1,83Q,4QQ 0 Q 4 3 2 ,799 sq ft 0 .32 acres lot 12:-View up to 3 home estimates .,. ,Q, FEMA Zone X (est.)· Flood Factor • 1/1 0 Nf V Map beds baths Comm ute Time 30156 Avenida Tranquila, Rancho Palos Verdes, CA 90275 ~ Share ,~ Edit Fact s ~Pquest l F-RFE-A 1alys1s Property Ove rview -30156 Avenida Tranquila. Rancho Pa los Verdes. CA 90275 is a sing le family home built in 1969. This property was last so ld for $536,000 in 1987 and c urrent ly has an estimated value of $1 ,830,400 . The median sales price for the So uth Bay area is $815,000 . The $1 ,830,400 estimated valu e is 101 .14% greater than the median listing pr ice of $910,000 for the South Bay area . Read More v https ://www .real tor.com /realestateand homes-detai 1130156-Avenida-Tra nqu il a _Rancho-Palos-Verdes_ CA_ 902 7 5 _ M28171-33493 117 105C-105 1/27/2021 30137 Avenida Tranquila , Rancho Palos Verdes , CA 902751 MLS# PV17155967 I Redfin f-Search • 30137 Avenida Tranquila Rancho Palos Verdes, CA 90 275 Buil t: 1969 Status: Clo se d Sal e Street Vie $2,368,070 Re dfi n Es timat e 4,353 Sq . Ft. $544 I Sq. Ft. Redfin Estimate Edit Home Facts to improve accuracy. Create an Owner Estimate $2 ,368,070 +$578K since sold in 2017 $1 ,790,000 La st Sol d Pri ce Track This Estimate Estimate history not available -we'll add it here when we have enough quality data. https :/ /www. red fin .com/CA/Rancho-Palos-Verdes/30137 -Ave-T ranquila -90275/home/7750108 1/30 106C-106 6/4/2020 20200601 _ 163956.jpg gD I$? A-f 8 ~ r DA- I~~ G)..v ''-/.). £>cN I~ IT https://mail .google.com/mail/u/0/?tab=rm&ogbl#inbox/KtbxlxgFzwmjtPGDZMrXNhgxZzhvfxxcjB?projector=1 &messagePartld=0 .3 1 /1 107C-107 11 /2/2020 20201031 _ 133345.j pg -3 o /'Y 7 4 vc;.. µ-,~FJ ,..-r ~.r)-J"'f S-v,~ https ://mail.google .com/mail/u/0/?tab=rm&ogbl#inbox/KtbxlthhqPVCkGISWCFvvfPcvJcwflwxdq?projector=1 &messagePartld=0 .2 1/1 108C-108 1/27/2021 Go g le Maps Ran c ho Palos Verdes, California P Goog le Street View 30137 A, 30137 Ave Tranquila -Goog le Maps 30137 Ave Tranquila Image capture : Jan 2018 © 2021 Google C https ://www.google .com/maps/@33 . 7606351 ,-118 .3994881 ,3a,41 .3y,258.13h ,84 .05t/data=!3m6!1 e1 !3m4!1slK540m l i_quxPJEp0SpwHQ!2e0!7i16384!... 1/1 109C-109 51 ° I 3 7 A-I' t:__!:1" r b -,.. 7 72-Pr µ-9--u-< '--,:r ,CZ.. r' ✓ .,, / ~ ~ 0 " / j -r-o ,,6 y ...C v ,8 /C1 i--<, Ce;-J ~ c 4.. E: --r .. 4,') "'4 --.9 ~ /c ~ &v...,. L ,,=._~ "'1-=:r ~ 8 A-.fE:. ~ ~ ,.,-r r ~ ~ C::...d C 110C-110 91212020 30137 AveTran .PNG ~cjf 1-~r.s 7 #4-ru _S'o /2 ore Low~07...... ,c--C-eo" ..C-v.,6~~~66-l> https :l /mail .google .com/ma il lu/0/?tab=rm&ogbl#search/mguillean¾40rpvca .gov/QgrcJHsHkxj DpwCzZPCmbfpc LWVgXbKsJ c l ?projector-1 &message .. 1/1 111C-111 2/1/2021 G o gle do roof decks require two methods of egress -Google Search do roof decks require two me thods of egress X Q All (g Im ages () Shopp,ng Ile) News 0 Vi deos : More Settings Tools About 1 ,580 ,000 results (0.46 seconds) Levels that are required to be accessible are also required to have at least two accessi ble means of egress (Section 1009.1) where two or more means of egress a re required . In one-, two-a nd three-story b uild ings , the accessible means of egress can be met by th e two exit stairways to t he roof. Oct 7 . 2019 www.iccsafe .org , butld111g-safety-Journal , bSJ•technical Through t he roof: Occupied roof s in t he 2018 International @ About featured snip pets JI Feedback www.woodwork s .org , experttIp • occup1ed-rooftopro Does an occupied rooftop/roof deck need to be included in May 2 , 201 7 -Does an occupied rooftop/roof deck need to be included In allowable building . However. per the definition of a story In IBC Chapter 2 , occupied roof ... The means of egress system serving any story or occupied roof shall be ... People also search for occupant load for roof deck roof deck vs rooftop rooftop patio live load outdoor patio occupa nt load roof deck railing height chicago bui lding code occupa ncy load www.designbu ildersmd .com , blog , what-is-egress-an What Is Egress , and Why Is It Important for Rooftop Decks in May 11, 2020 -In the constru ction world , certa in projects require a means of egress ... to rooftop decks, egress can mean a number of different en trances and .. up .codes , egress-from-stones-or-o cc up1ed-roofs • Egress From Stories or Occupied Roofs I UpCodes The means of egress system serving any story or occupied roof shall be .. The required number of exits, or exit access stairways or ramps providing ... path o f egress travel distance do not exceed the valu es in Tab le 1006.3.2(1) or 1006.3 .2 (2 ). People also a s k Does a rooftop deck count as square footage? Is roof access required by code? Can you build a deck on your roof? Is a roof deck considered a story Philippines? V V V V Feedback loftsixfour.com , blog , code-in terp re tation-whe n-bu1 I... • Understanding the Code Requirements When Building a Ju l 14 , 2020 - T he means of egress system serving any story o r occupied roof shall be ... a roof deck as a story if the height of the deck does not exceed 2-3 ... www.askcodeman.com , v1ewtop1 c • Ask Codeman Building Code Q & A -AskCodeMan .com Jul 27 , 20 18 -The roof deck has elevator access plus a stairwell that is enclo sed that goes E~/,,/-18 1r Per 1006 3 1 and 1006 3 1 , two ex1ts/a cce to 2 exits are required" I will reference the IBC , ~ https ://www.google .com/search ?q=do+roof+decks+requt re+two+methods+of+egress&rlz= 1 C 1 C HBF _ en U S907U S908&oq=do+roof~ require+tw ... 1 /2 112C-112 , 2 /1/2021 Understanding the Code Requi rements When Buildi ng a Rooftop Deck There's no question that there has been a substantial rise in the popularity of roof decks across the country. With so many new developments taking advantage of previously underutilized rooftop space, the International Code Council has begun to respond with code language to clarify requirements within the International Building Code (!BC) There used to be more room for code interpretation on the matter in the 207 2 and 207 5 IBC. Th e latest installment in 207 8 has added provision s th at clarify, but also can further limit, what will be permitted on rooftops. There are three main sections of code to consider when building a rooftop deck. They are as follows : 503.1.4 Occupied roofs 1004.1.2 Areas without fixed seat ing 1 006.3 Egress from stories or occupied roofs The successful design of rooftop amenities depends on understanding these code sections and their effect on occupancy, egress, and overhead structures. IBC Rooftop Reference Sheet Save time with our !BC Rooftop Cheat Sheet. FIRST NAME* EMAIL* LAST NAME* COUNTRY* United States https://loftsixfour.com/blog/code-interpretation-when-building-a-rooftop-deck/ United States A BALANCIN( ACT: HOW TO BLEND PUBLIC ANI PRIVATE SPACES Rea tv1ure Related Pos1 6 STEPS TO MITIGATE RISKS WHEN BUILDING ROOFTOP AMENITI 2/5 113C-113 2/1/2021 Understanding the Code Requirements When Building a Rooftop Deck Occupancy and Egress Section 1006.3 sets forth the requirements for occupied roof exits based on occupant load . The means of egress system servmg any story or occupied roof shall be provided with the number of separate and distinct exits or access to exits based on the aggregate occupant load served in accordance with this section. The minimum number of exits or acces s to exits per occupied roo f is determined by the occupant load . For 1-500 occupants, 2 exits are required . 501-1,000 occupants require 3 exits, and more than 1,000 require 4. Table 1004.1.2 Maximum Floor Area Allowances per Occupant can be used to determine the design occupant load. For rooftop space, simply use the function of space that is the most relatable to the outdoor program. For example, an outdoor lounge area could relate to the unconcentrated assembly without fixed seats function and therefore have an occupant load factor of 15 . In the end, final approval of each occupant load designation will need to be worked out with the local authority. But, by understanding these general rules, architects can confidently prepare the necessary exiting plans. Overhead Structures Before the 2018 IBC, most overhead structures on rooftops were approved by cities. String lights and shade pergolas were allowed if they enclosed a limited area of the roof. The following updated 2018 language, however, completely rules out exterior overhead elements on the top of buildings. Elements or structures enclosing the occupied roof areas shall not extend more than 48 inches above the surface of the occupied roof https://loftsixfour.com/blog/code-interpretation-when-building-a-rooftop-deck/ Now. more than ever. rooftop amenities are a profit sou rc e f developers and building owne SPORTS & HEALTH ROOFTOP AMENITI THAT MAKE YOUR BUILDING MORE COMPETITIVE! As the amenity revolution continues to impact the residential scene . architects a developers are looking ... 6 THINGS ARCHITECTS Mus· KNOW ABOUT ROOFTOP AMENITI {PART 1) City sky line s are drastically changing, architects agree . There's a new amenity at the t of ... 3/5 1 Maricela Sagarnaga-Guillean From:Wagih <wsandraos@aol.com> Sent:Monday, May 3, 2021 12:22 PM To:Maricela Sagarnaga-Guillean Subject:Case no PLSR2019-0365 CAUTION: This email originated from outside of the City of Rancho Palos Verdes. With regard to the subject case, it appears that the City approval was based on other factors than Neighborhood compatibility. I am not aware there are third floors, or open roof decks in other properties on the ocean side of Avenida Tranquila. Furthermore, I trust that during the approval process, the City evaluated if the construction of a third floor may block the ocean view of some neighboring properties across the street, which is a valuable feature of living in RPV. Again, perhaps the approval was based on factors that I am not aware of. Wagih Andraos, P.E. Sent from my iPad 114C-114 To: Planning Commision & City Council Members From: Tatiana & Sam Esteghball – 30137 Avenida Tranquila Date: 03/16/2021 Re: 30137 Avenida Tranquila Appeal – Case # PLSR2019‐0365 This letter is in response to appeal filed on March 04, 2021 against 30137 Avenida Tranquila approval of new addition. Neighbourhood Compatibility Argument: The addition is very small. It is just 305 square feet . The deck/balcony of 881 sqare feet is no larger then average balconies (many of which are wrap around ones) across neighbourhood. The proposed addition is barely visible from street level and does not appear as higher floor due to its small size , multi‐level existing roof, set back position and existing parapets. The pitch of the roof of the addition perfectly alligns/levels with the neighbor building at 30127 and the bushes‐wall at 30147. The loft addition adds a new level (mutlilevel) which helps to avoid blockfeel of the building (visible only from higher elevations then the street level). The roof is simple form . The sides of the new addition are simple stucco which is widely used in nearby buildings. As a result, the new addition should be neighborhood compatible as it doesn’t change overal view of the existing structure. 115C-115 116C-116 Privacy and Lost Views Arguments Among seven people appealing approval of our project, only 3 houses plus one in question can view our property from their lots. This properties are starred on the map bellow. It is important to note that the property at 30147 and 30138 ( which are effected the most) – do not appeal the project. 30157 – Bill and Gina Whittlesey – There is no privacy issue created with our loft and or deck for 30157 property. Their house is not our direct neighbor. Their lot is visible (if at all) at a minimum from our second‐floor balcony. Due to a set back in our deck and higher and further position, the 30157 lot is unnoticeable from 3rd level. The images provided in the appeal from our lot should not be considered as they are taken from wrong elevation and far away from the end of the flagged deck area. (Using drone images from private house is a trespassing and prosecutable privacy violation). The house is facing golf course consequently exposing its backyard and its balcony and windows to hundreds of golfers on daily basis ( not even the people from direct neighborhood). As a result, the house cannot assume full privacy. 117C-117 nue Tranqu i la , Ranch o Q. X 30120 30115 ~ 30'30 (0 ...... % %. 3012/ '°" 30118 30137 Ave Tranqulla, Rancho Pa los Verdes ... 30148 ~ (0 ...... % 10147 %. 10156 '°" * 30157 30 66 Go gle Map data C 202 1 h 0 =i1 El .£ 0 View from our existing 2nd floor balcony. 30157 is behind the bushes wall (one house away from ours ) 118C-118 ... I ' I I I I · . 119C-119 120C-120 30148 ‐ Rick and Rosy Morales – We have tried contacting Mr Morales regarding privacy and views before the neighborhood compatibility notice was finalized. The homeowner has refused any contacts. The privacy of this house will not be affected by our project due to its position, and high trees on 30148 lot. In addition, 30148 property faces the street level where any person passing the street can observe the non‐fanced frontyard, windows and the balcony of this house . As a result, the homeowner should not assume full privacy on the frontyard side. 121C-121 The view of Mr. Morales (30148) Front yard of the House from the street level – Google Maps 30130 – Elizabeth Graves – We have been discussing our project with Ms Graves prior to neighborhood compatibility review. The homeowner’s main concern was lost views due to new addition. We agreed with the homeowner to expand the views by changing approved in separate plan parapet wall on lower section to glass as seen on the image bellow. 122C-122 E:AS'f E:l-E:VA110N FRON'f 30127 – Debrey Miao – we would like to propose to leave the parapet wall on North side with wood material instead of glass to provide more privacy to the homeowner. In addition, due to the fact that Ms Miao’s house is positioned more to the front of the backyard relative to our house and due to extensive overhanging roof over the balcony, her lot views are hidden from our house and the views from the second level balcony are almost the same as from the set‐back 3rd level deck. Lastly, the public can fully view the backyard and all windows and balcony of 30127 from the golf course as seen on the picture bellow. 123C-123 PROPO'.Stl? NORll-1 ~~~VA110N ~It?!' «l(J(ll'f.t, .Lt.b ~-._.:1\:', DD to View from 2nd FloorView from 3rd Level Corner 124C-124 125C-125 Our building levels really well with the neighbouring building at 30127. Third level loft doesn’t look higher then existing tall section to the right of the building The image shows how open the 30127 building’s balcony, windows and backyard to public views. 30165 – our building can not be seen from their property – located far away 30179 – our building can not be seen from their property – located far away 126C-126 30042 ‐ our building cannot be seen from this property. The property is located across the house which is very similar to our project. It appears to have a 3rd floor addition with flat roof (Property address 30041). It also shows 5,433 sq footage on Zillow without garage. In addition, our direct neighbor at 30127 has a portion of the roof which is fully flat As shown above, our new loft addition does not change overall appearance of currently approved design of the building; thus, it is neighborhood compatible. In addition, new addition does not interfere with privacy of the neighbors. We would greatly appreciate expedited review of our project as our current remodeling is stalled due to this appeal process. Sincerely, Tatiana & Siamak Esteghball. 127C-127 (E)42'-0"setback 42'-0" (E)20'-0"setback 45'-6" (E) 4'-0" DECORATIVE FENCECITY LANSCAPE(E) APROACH100'-0"PLCITY LANSCAPECITY LANSCAPE21'-0"44'-6"PL125'-3"(E) 4'-0" DECORATIVE FENCE 40'-0"33'-6"25'-6"29'-0"2% SHEETFLOW(E) DRIVEWAY3'-0"4'-0"PLANTER 2% SHEETFLOW AREA = 609.0 SQ. FT(E) 3-CAR GARAGE5'-7"CLEAR17.5"5'-7"2% SHEETFLOWSIDEWALKPLANTER 23'-6"(N) PORCHSIDEWALK2% SHEET FLOW (E) SOLID BLOCK WALL2% SHEET FLOW SIDEWALK4'-0"3'-0"86'-0"7'-0"setback(E) 2-STORY BUILDING AREA = 5242.46 SQ. FT. 7'-0"(E) CONCRETE WALK 365 SQ. F.TEXEMPT-LESS THAN 500 SQ. FT.PL125'-3"2% SHEETFLOW2% SHEETFLOW(E) 5'-9" SOLID BLOCK WALL(E) GATE(E) LANSCAPE(E) CHAINLINK FENCE2% SHEET(E)FLOW100'-0"PL(N) 3rd FLOOR LOFT=305 SQ. FT. TOTAL =5547.46 SQ. FT. 2 % S H E E T FL O W 2% SHEETFLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEETFLOW2% SHEETFLOW(N) 3rd FloorLOFT 305 SQ. FT.1 :12 SLOPE 20'-0"21'-6"48'-1"(E) SOLID BLOCK WALL (E) SOLID BLOCK WALL 2% SHEET(E)FLOW2% SHEET(E)FLOW(E) LANDSCAPE(N) 3'X4'SKYLIGHT11 :12 SLOPE870 SQ. FT.7'-0"(E) LANSCAPE(E) LANSCAPE(E) LANDSCAPESETBACKSETBACK101.0399.92100.36100.60100.1399.9899.0894.1692.40 87.5799.0599.10100.30100.49100.5497.2496.95101.0299.9497.16 96.9895.5895.4995.5095.4495.3795.6395.4495.5385.9285.5586.73 82.6786.2486.3 4 86.3286.3686.32 86.6685.1984.6484.1482.6682.58100.4792.71AVG GRADE AT SETBACK FINISHED GRADE85.92'8'-0"10'-0"99.08+99.10+97.16/3= 98.44'(E) 5'-9" SOLID WOOD FENCESETBACKAT FOUNDATIONT.O.R =114.08'(UNDER SEPARATE PERMIT)72'-5"3rd floor setback13'-0"45'-6"3rd floor setback26'-0"28'-6"3rd floor setback55'-1"3rd floor setback 7'-0"setbackARCHITECTURALA0 -SITE PLANA0.1- EXISTING SITE/ROOF PLANA1- SURVEYA2 -LOFT LEVEL FLOOR PLAN AND NOTESA3 - PROPOSED ELEVATIONSA3.1 - PROPOSED ELEVATIONSA4 - EXISTING ELEVATIONSA4.1 - EXISTING ELEVATIONSSITE PLANSCALE: 1/8" = 1'-0"ARCHITECTURAL KEY NOTESSHEET INDEXPROJECT INFO.VICINITY MAPA0SITE PLAN &PROJECT INFO. CODE INFO.CITY OF RANCHO PALOS VERDES, BUILDING & SAFETY DEPT. CODE REQUIREMENTS2016 CALIFORNIA RESIDENTIAL CODE2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA GREEN BUILDING STANDARDS2017 TITLE-24 BUILDING ENERGY EFFICIENCYSTANDARDS2017 LOS ANGELES COUNTY FIRE CODENOTE: DIMENSIONS AND CONFIGURATION OFEXTERIOR AND INTERIOR WALLS, WINDOWS,DOORS, AND FLOOR ELEVATIONS ARE BASED ONCONTRACTORS FIELD MEASUREMENTS AND MAYVERY FROM ACTUAL CONSTRUCTION. ALLEXISTING CONDITIONS TO BE FIELD VERIFIED BYCONTRACTOR PRIOR TO START OFCONSTRUCTION. ALL FINDINGS TO BE PROVIDEDTO THE DESIGNER FOR REVIEW PRIOR TOCONSTRUCTION. THE DESIGNER DOES NOTWARRANTY THAT THE EXISTING CONDITIONS AREACCURATE ON THE PLAN AS SHOWN.GENERAL NOTES Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240PROJECT ADDRESS:30137 AVENINDA TRANQUILARANCHO PALOS VERDES, CA 90275PROJECT INFO.:TRACT: 27902BLK: NONELOT: 11A.P.N.: 7588-014-006ZONE: RS-4PARCEL AREA: 12525 SQ.FT.BUILDING TYPE: V-BR3 OCCUPANCY(E) HEIGHT :25'-8"PROJECT DESCRIPTION:EXISTING FIRST FLOOR: 1823.96 SQ. FT.EXISTING SECOND FLOOR: 3418.5 SQ. FT.EXISTING: 5242.46 SQ. FT(N) 3RD FLOOR LOFT W/ 12 BATH: 305 SQ. FT.CONVERT FLAT ROOF (UNDER SEPARATE PERMIT)TO (N) BALCONY: 881 SQ. FT.TOTAL: 5547.46 SQ. FT.PARKING:(E) 3 CAR ATTACHED GARAGE 609 SQ.FT.LOT COVERAGE: 4174.5 + 870= 5044.5/12525= 40.2%1 1:12 ROOF PITCH W/ CLASS "A" HOT MOPP ICC# 28312PROVIDE ELECTRICAL SERVICE AND METERS, LOCATION TO BE COORDINATED & APPROVED BYSERVICE PROVIDER. NOTE: A NEW OR RELOCATED ELECTRICAL SERVICE SHALL BE PROVIDED W/ AGROUNDING ELECTRODE.-THE MAIN SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS.3AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THEDOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THEBUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING4THE CONSTRUCTION SHALL NOT RESTRICT A FIVE FOOT CLEAR AND UNOBSTRUCTED ACCESS TOANY WATER OR POWER DISTRIBUTION FACILITIES ( POWER POLES, PULL-BOXES, TRANSFORMERS,VAULTS, PUMPS, VALVES, METERS, APPURTENANCE ETC.) OR TO THE LOCATION OF A HOOK-UP. THECONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES-WHETHER OR NOT THIS LINESARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/ORADDITIONAL EXPENSES5IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILS INVESTIGATION REPORT MAY BEREQUIRED6A COPY OF THE EVALUATION REPORT AND/PRE CONDITIONS OF LISTING SHALL BE MADEAVAILABLE AT THE JOB SITE7STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. ONE OR MORE OF THEFOLLOWING MEASURES SHALL BE IMPLEMENTED TO PREVENT FLOODING OF ADJACENT PROPERTY,PREVENT EROSION AND RETAIN SOIL RUNOFF ON THE SITE.8LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS WITH AMINIMUM FALL OF 6 INCHES WITHIN THE FIRST 10 FEET (R401.3).9THE PROJECT SHALL RECYCLE/REUSE MORE THAN OR EQUAL TO 50% OF NON-HAZARDOUSCONSTRUCTION/DEMOLITION DEBRIS BY WEIGHT. THIS REQ. WILL BE CHECK BY PUBLIC WORKS10PEDESTRIANS SHALL BE PROTECTED DURING CONSTRUCTION, REMODELING AND DEMOLITIONACTIVITIES AS REQUIRED BY COUNTY OF LOS ANGELES BUILDING CODE CHAPTER 331. ALL CONSTRUCTION DEBRIS MUST BECONTAINERIZED AT ALL TIMES.2. ALL CONTRACTORS, ARCHITECTS,DESIGNERS,& ENGINEERS SHALL MAINTAINA CURRENT CITY BUSINESS LICENSE.3. THE PROJECT HAS BEEN DESIGNED TOCOMPLY WITH CBC CHAPTER 7ACITY NOTESD-1~ ◊ + + + • 11 + -I 17 ~ I I ' , ~ , + / + ~ I ( ''< • ~ -~ / ---I • • + + 1 1 . I .• ' '1 ...... ' ! , ' l. _,,,. r • i ' Hesse ~ A.11,Jgecres1 l •• .I' \ ,,,, , -. -~·'" Hmlw1dce ltn~rmMf , • j '~ Palk. ,-----------------' ,,.,, ; AgtAmarga .,,, .... ·1 t " , ' I r • \ \ I ,,,., ~ / 1 ,,.,.--.... _..,C..hQ, .... , .... J ieserve I • ~ I "' ~ £ 1/ists Cetahlllll Apanrnems Q _ .. ·-'· I {,.,,. ,,,I .. ' I V , ◊ stmas 1 I I 1 Trel!' Cove r~~ P&intbfilt Q i • 30137 Avenue Traoqu.la ... , -· \ 2l m,' 111 ..... ~ • ' I I \ 4 ' • I ,.,_ \ ,l l • I ~, 9 Po,m• 't \, I ✓ • L ________________ J -<11\t~ \ r' \ adM ....-; "· " " ... -..... .,. 9 Polm Vicente J \ <>..,"' ,,,,. + '\ \ Elememary School • I ~ I ' ~· 4,_ , • \'-,. ,. .. •• _., \ ., ,. .,. '\ Los Verdes Golf Coorse C, ~ F11lorurr I I -Reservt , • G(.fonCO'tt t • \ I • -. t \ ; . <I ~---• • <I ;i Rohen \ t • -. ,1, E. i:fyan '. ~ <I • i • • .. '\ c"""""'" t . -Pm f,' -----------------~ S111rbucli:s 9 ' Three $1$1e,S • • • • • • • • • • • • • • • • • • • • • • • • • \ , I,. OokeM Reserve • • • • • • • • • • • • • • • • • • • • • • • • • V~Me 9/uffs Reserve Porluaunci BenCf 9 + 1; Riding Club • • • • • • • • • • • • • • • • • • • • • • • • • , I,. ~-' ;• ca1a1ina Vi@w Gardens Q • • • • • • • • • • • • • • • • • • • • • • • • • > sa1ve11on • • • • • • • • • • • • • • • • • • • • • • • • Army College-f 9 Rancho Palos for Officer • • I,. • • • • • • • • • • • • • • • • • • • • • • • 9 Poin1 Vic.en1e -Verd@'s CITY Hall T<&ming al • • • • • • • • • • • • • • • • • • • • • • • • lrnerpretlve Center 9 .... Ra, ho ! . ...... -• • , .. • • • • • • • • • • • • • • • • ~J • • • • • Avana Ranct\o Palos • ~. d Ab11lone Cove I • • • • • • • • • • • • • • • • • • ·1 Point Vicente Llgh1hou~ Att11 VlcMtfl Verdes Apanments Sho1ell(H) Pttrk L. Reserve • • • • • • • • • • • • • • • • • • • • • • • 9 9 \ P0rtuguese 8l'Ad Q • • • • • • • • • • • • • • • • • • • • • • • Pelle:an Cove Peril Q Nurse-ry School Point Vicente TMUnks 11 Terranea f f ~-• Al111m1ra r: • • • L. • • • • • • • • • • • • • • • • • • • I Con,on • • • • • • • • • • • • • • • • • • • • • • ·I .! Vender11p Park ,,,.. ..... • ·i. I,. • • • • • • • • • • • • • • • • • • • t • • • <I • • • • • • • • • • ~ • • • • • • • • • • • l • • I,. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • • • • • • ~ • • • • • • • • • • • • • • • • • • • • • • • -- ---- -- -- -- --"_<I,-\ • • • • • • • • • • • • • • • • • • ' • • • <I • • • • • • • • • ' • • • • • • • • • • • • .. \ «:I V • • • • • • • • • • • • • • • • • .. • • • ' • • • " ·<I"' ,1 • • • • • • • • • • • • • • • • • • • • • • • • + ,1 <I,> ' • • • . . • • • • • • • • • • • • • • • • • • • • • • • <I • <I • • • • • • • • • • • • • • • • • • • • • • • • I -~ .I .. .. • • • • • • • • • • • • • • • • • • • • • • • .. J + .. • • • • • • • • • • • • • • • • • • ' • • • • <I -. r-: ,1 <I .. • • • • • • J~ • • • • • • • • • • • • • • • • .. • <I +I .. ,1 • • • • • • • • • • • • • • • • • • • • • ·1 '" • • • • • < • • • • • • • • • • • • • • • • 4 • • • • • • • • • • • • • • • • • • • • • • • • .. .. .; . --, .. • .+ • • • • • • • • • • • • • • • • • • • • • <I ... ·<1 .. X LIST O•' BMP, (BEST MANAGEM.E.NT PRACTICES) .. • • • • • • • • • • • • • • • • • • • • • .. • • • • • • • • • • • • • • • • • • • • • • Le. ----• • • • • • • • • • • • • • • • • • • • • • • I. CAl Dewaft'ring Operations -remove sediments from grovnd wElter -- ---- ---- --,1 <I' • • • • • • • • • • • • • • • • • • • • • • • 2. CAJ. 1>a.ving Opcratiom, -reduce di-schari;r;e of pollutants from paving operations. . <I .. .. .. .,1 • • • • • • • • • • • • • • • • • • • • • • • J . CA3 Structure Condruction A.nd Pain.ting -prevent & reduce discharge from construction· 5ites & p,11i11ting projects <I .. • 4. CAl-0 Mat.e-rlal Dt;livexy and Storage.-pr..::vem & reduce d~scharge of_pollutants to ~torm watcr.fMm mate-.rial ddivecy & storage . <I ,! .4 • • • • • • • • • • • • • • • • • • • • • • • ' <I ' 5. CA11 Materlai Use -preYent & redute disi;;h.irge of pollutants to stann wat~r from material me. .. • • • • • • • • • • • • • • • • • • • • • • • • ,1 • • • • • • • • • • • • • • • • • • • • • • • • 6 . CAIZ Spill Pre,•ention and Control Use -prevent & reduc6 discharge of pollutants to storm water systems with good housekeeping. . <I <I • • • • • • • • • • • • • • • • • 7. CA10 Solid Wade ~nagemcnt U:se-pr¢'1'ent & reduce discllarge of poUuuints to stomi water systems from solid -..,astc .:,r consttuctio,1 • • • • • • • .. <I. • • • • • • • • • • • • • • • • • • • • • • • • K. CA21 Haz.anlou! WaJ11tc .M:trutgemcnt-pl'Cvent & reduce di~harge of pollutants to Simm water froru toxic nl.ttertals. ,1 <I .. ... • • • • • • • • • • • • • • • 9. CA12 Cunblmi.natcd Soil Managem.r:nt-prevent & reduce cli:.char:ge or po\Jutant~ trl stonn water from contamJna:ted soil ~ • • • • • • • .. 10. CA23 Concrete \Vwite Mamtgcmeot-prevent & r\!duce discharge ofpollutant_s. to storm water fi-om concrete waste. . . . -,1 <I " ... . . ----. -. . . • • w • • • • • ,1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • JJ. CA14 Sanitary I Septic Waste Man:agement-prevent & rndnce d\sch.argc of pollutnnts tp storm water 5anitE.ry & septic sy5tem.s. • • • • • w • • <I 12. CA30 Vehicle and Equl[UJleot Cleanirig-prevent & reduce disc11arge of pollutants to storm water from cleaning of vehicles o.nd equipment. <I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 4 .</ • • • • • • • • • • • • • • • • • • • • • • • • • • • • IJ. CAJl Vehicle and Equl11me11t Fueling -prevent&. reduce discharge of polJutams to s:torm Wili.er fmm fueling of vehicles & equipment. <J .. ,1·. 14. CAJl Vehicle :illld EqulptnentMaintcn.anc.e-prev-cnt & reduce discharge of t101lutants to st.onn water from maintenance ofveh.icJes & w w • • • w • • .. • • • • • • • • • • • • • • • • • • • • • • • • • • • • .. <I • • • • • • • • • • • • • • • • • • • • • • • • • • • • ~quiprnent, w • • • • w • • .. <I \:: • • • • • • • • • • • • • • • • • • • • • • • • t5. CA40 [mphryee f Sqboont.rdctor Tr.ainini: -SWP-PP Storm Water Pollution Preventim1 Plan. • • • • • • • • • ,1 <I 16. ESCI Schedali!l.g -Sequencing the construction jlT0ject to reduce the uDl0tmt of soil cxpe,sed to erosion, <1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • w • • • • • ' ,1 • • • • • • • • • • • • • • • • • • • • • • • • • • 17. ESC2 P:ffl;M:f\'ilthln of Eli:qtiog Vegemtlon -mlnimlze damage,and erosion by prese1-vlng die existing vegetation. • • w w • • • .. .. ·, • • • • • • • • • • • • • • • • • • • • • • • • • • l S. ESClfl Seeding am] .Pl:mting -minimize ero.sio11 with seeding and planting . 19. E.SCH Mnlcbing ~ for stobUizfag cleared and freshl}' seeded aI'ea.'>. 20. ESC2-0 Geote1.tiles a.11.d Mats-for stabilization of soils 21. ESC?l ;Dust Conirols -reduce dust aocl .!!oil ero~ion. 22, t:.SCU Temporary !'iitrcam Crn!ising-raoommendatiorua forinstallhig ;:i temporary culvert,, ford or bridge. + + 23. ESC23 Construct1oa ijoacl Slabm~.ation -recornn,1endaticms for dust and erosion 0011trul. + 24. ESC24 Stahiliz.ed Construction E•ntra.o.cec-teCOtlJ.l]'\endatiornr for dust, sedimcm and erosion control for public S.U'ei'!fS 25. ESC3 0 .E-nrth Dike-temporary benn o, ridge of compacted sail. ~ 26. ESC31 J'empor,u·y D;ra.im and Swal,e11 -to dive11 off-site runoff around n c.::onstru..:ition sHe. 27. [.SCJ? Slope Drain -temporory pipe to dive;rt rnnoff from tbe top ()fa slopt1,to the bottom without c.aming t::rosion. 23. ESC40 OuttetProtectioo-inst:lllHng rip.rap to reduce sediment i11 tJ1e s'1il. 29. l.:SC4J Cbe<:k Jla.ms-reduces velocity of concentrated si:onn water flows and reduces erosion. 30, ESC42 Slope Roughe':-niing / Tcrrectng-crcatcs m.icroclin,atcs for establishing vegetation. 31. ESCSO Slit 1rcnce •~ for sed.i.nnmtatiou control. 32. ESC!".H Straw Bale &u·rler!rl •-for sedimentation control. 33. E!SC!'i2 Sand Bag Bi.r-Ji.cr-for sedin1entation control. 34. ESC53 ,Bn1;t11h nr RO('k FiJter-for sedime11tati0Ltcootrol and velocity redt1ction 35. ESC54 Storm l)rain ,Inlet Protection -device-s which detain sediment ladoo :runoff 36. ESC55 Sedimeu., Trap-small excavated or benned area for i:;cdimantatlon. 37. ESC56 Sediment· Ba~fo -pond created to u.llc,w excessiYe !>00.iment Lo settle. 42'-0" 42'-0" 30'-0" 55'-6" (E) 4'-0" DECORATIVE FENCECITY LANSCAPEPLOT PLAN (E) APROACHSCALE: 1/8" = 1'-0"100'-0"PLCITY LANSCAPECITY LANSCAPE21'-0"44'-6" PL125'-3"(E) 4'-0" DECORATIVE FENCE 40'-0"58'-6"25'-6"29'-0"2% SHEET FLOW (E) DRIVEWAY3'-0"4'-0"PLANTER 2% SHEET FLOW (E) 3-CAR GARAGE2% SHEET FLOW WALKWAY PLANTER (E) PORCHWALKWAY2% SHEET FLOW (E) SOLID BLOCK WALL(E) LANDSCAPE2% SHEET FLOW 4'-0"3'-0"86'-0"7'-0"(E) CONCRETEPL125'-3"2% SHEETFLOW2% SHEETFLOW(E) 5'-9" SOLID BLOCK WALL(E) 5'-9" SOLID WOOD FENCE3'-0"4'-0"(E) GATE(E) LANSCAPE(E)CHAIN LINK FENCE 2% SHEET(E)FLOW100'-0"PL2 % S H E E T FL O W 2% SHEETFLOW(E) LANSCAPE2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEET(E)FLOW2% SHEETFLOW2% SHEETFLOW56'-0"(N) SOLID BLOCK WALL 2% SHEET(E)FLOW2% SHEET(E)FLOW(E) 2-STORY BUILDING(E) LANDSCAPEWALKWAY WALKWAY8'-0"4:124:124:124:124:124:12 4:124:12 A0.1 EXISTINGSITE &ROOF PLAN Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240SITE PLANSCALE: 1/8" = 1'-0"D-2( I 11 / ~-------------------------.-~ -~ --------------------------------------------------------~-~---, 1 (f----I~ ~-+~------------------1 I I I f------+---' I T I (f-------t) l ,, 0 . 4 " <1" " . ·•"·4 T l r-----------7 I I I L---, I I I I I ' ' ' . ' 1 1 I I I-+-_ _,.. __ - -_o__ _ - - - -_j__ _ --.--.-- - - ---- ---~ - -~ _ _,.__ '+-1---++----" . <J -• .,. . ' " <I • <1 4 ++-.--, -==::::'::=:::::::::::::!!!::::::====================:::i::.L -" " . "' • " . " " > " " " "' j j " " d " <1 "' ,v I 4 _<IA (1 . <1 j •. <I I" <I .. " " ~ <1 " . 4 <1 " • • l<1 j .• I 4 . .,, <I . • 4 . " . • • 4 ,. " . • . <I -. ·<I 4 • • " . j . . <1 • • 4. •• .. " • <1 .. " 4 • • <1 " <1 4 . d, . <1 • • " . 4 <1 • • <1 . • • <1 . " " . 4 <1 ,,. <1 __,! . . ~ -· -----'---<1 -- -·LI . " <1 . 4 <1 4 .<J l<1 " " .6 " <1 ! " <1 --~ 4 <1 . " ~ 4 .. 4 -A .A LOT 11 OF TRACT MAP NO. 27902 IN THE CITY OF RANCHO PALOS VERDES, COUNTYOF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN M.B. 703, PAGES 7-10 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. LEGAL DESCRIPTION A.P.N. - 7588-014-006AVENIDA TRANQUILAGSGROUND SURFACE LEGEND CONC.TCFLW/A.C.H. HIGHAGGREGATE ASPHALTWITHFLOWLINETOP OF CURBCONCRETEW.M. WATER METERDRWY DRIVEWAYP.A.PLANTING AREAP.P.POWER POLEC.L.F.CHAINLINK FENCEEDGE OF PAVEMENTDESCRIPTIONFD. WATER METER ON PARKWAY AS NOTED100.00ELEVATION (FT.)BENCHMARK NOTE ADDRESS: 30137 AVENIDA TRANQUILARANCHO PALOS VERDES, CA. 90275PROPERTY LINE CENTER LINESCALE: 1" =10'100.00'305.01'100.00'125.25'27'100.00'27'125.25'101.0399.92100.36100.60 100.13 9 9 . 9 8 99.0 8 94.1692.4087.579 9 . 0 5 99.10100.30100.491 0 0 . 5 497.249 6 . 9 5 101.029 9 . 9 4 97.1696.98 95.5895.4995.509 5 . 4 4 95.37 95.6395.4495.53 85. 9 2 8 5 . 5 586.7382.6786.2486.3486.3286.3686.3286.6685.19 84.6 4 84. 1 482.6682.581 0 0 . 4 7A.C. PAVEMENT100.98 TC100.31 FL 99.61 FL 100.01 TC 99.34 FL 99.94 TC 99.27 FLCONCRETE GUTTERW.M. 100.00 *BM* 9 2 . 7 1 12"ØT101.56PLANTER PLANTER PLANTER DRIVEWAY APPROACHCONC. W.W.CONCRETE DRIVEWAYGRASS(GS)DIRT(GS)CONC. WALLCONCRETE DIRT(GS)6'H. W.I.F.6'H. W.F.CONCRETE W.W.GRASS(GS)BRICK WALLBRICK WALLDIRT(GS)CONC. W.W.EXISTING2-STORY DWELLING1st FLOOR F.F. - 86.502nd FLOOR F.F. - 95.60EXISTING3-CAR GARAGECONCRETE W.W.CONCRETE6'H. W.F.6'H. CONC. WALL6'H. C.L.F.2nd FLOOR PATIO LINEDIRT(GS)DIRT(GS)BRICK WALL BRICK WALLDIRT(GS)CONCRETE W.W.S.M.H.101.21 Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240 A1SURVEYD-3-----+ + ----··I\-I I I ,, ,, ,, , , ., , ., , , , , ,, , , , ,, ,, , , , . , ,, , , ,, ,, , ,, " ,, , , , , , " \" l ~) \ • -~~ JI "' I t ~ I --·~ _I i -.,_ 'L -'· \ . ' WI 1111 Ill/ + -~-t , , , , , ,,,,,, r r r r r , , r r c-' • v v v v v , v , , , v v v , v , , , v v , v v , " , " , ., , r r • , r r r r r r r r r r r r r r r r □ , v , v , v , ' , v , a,,.J , , '777, , , , ' , , , . . . ' " . , .fi ·-v , ' c◄ v ,,,.,,. ,,'ii , v '~ ~ v , , v , ,t v , ' ·.) v v " .,,, "' , v , v , I v v ◄ v , ' ' ,J , j "'"' , v , v , v v v , , ' , I -o _, ,,,,,, ,,,,,, ,,,,,, ,,,,,,, ,,,,,, ,,,,, ,,,,,, ,,,,,., ., , ., , ., ., , , , , ., ., , ., , ., ,,,,,, ,, ' I " L -- --_L_ ------_J 7 " v---,____ ~ -----/' -----------·---------------~------------1. If -~ i ~. • • • • • ' ' ' ' • ' • -· ' ' SCUPPER3" 0 DOWN SPOUT46'-11"30'-0" SCUPPER SCUPPER9'-1"13'-0"HOT-MOPP3" 0 DOWN SPOUTROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ICC# 2831ROOFING TO BEHOT-MOPPCLASS "A" FLAT ROOF1:121:12FLAT ROOFFLAT ROOF1:12CLASS "A" ICC# 2831 SCUPPER3" 0 DOWN SPOUT3" 0 DOWN SPOUTROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831FLAT ROOF1:121 % SLOPE CLASS "A" WEATHERWEARTO BE DEX-O-TEX ESR-17571 % SLOPE 3" 0 DOWN SPOUTCHIMENY SCUPPERROOFING TO BE8'-6"5'-8" 7'-0"3" 0 DOWN SPOUT SCUPPER1 % SLOPE1 % SLOPE SCUPPER3" 0 DOWN SPOUT17'-6"BALCONY(N) LOFT(N) DOOR7'-0" X 8'-0" 42" GLASSGUARD RAIL13'-0"GUARDRAIL42" HT.SDCM1:12FLAT ROOF26'-0"(N) WINDOW4-0" X 2'-0" CLG HT: 7'-6"FLAT ROOF1:12(N) BATHCLASS "A" WEATHERWEARTO BE DEX-O-TEX ESR-1757BALCONYROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ROOF PARAPETROOF PARAPETDN3'X4' SKYLIGHT ABOVE3'-2"2'-8"(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)ROOF PARAPET(UNDER SEPARATE PERMIT)42" GLASSGUARD RAIL6'-6"6'-6"5'-7"20'-5"(N) ROOF PARAPETROOFING TO BEHOT-MOPPCLASS "A" ICC# 2831ROOFING TO BEHOT-MOPPCLASS "A" ICC# 28311 % SLOPE1 % SLOPEROOF PARAPET(UNDER SEPARATE PERMIT)20'-5"19'-7"(N) BALCONY881 SQ. FT.(N) WINDOW4-0" X 1'-6" (N) WINDOW4-0" X 1'-6" (N) WINDOW4-0" X 1'-6" 3'-1"3'-1" 1 % SLOPE A2LOWER FLOORPLAN &NOTES Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240SCALE: 1/4" = 1'-0"PROPOSED 3RD FLOOR PLAN(E) WALL TO REMAINPROVIDE LIGHT SWITCH ACTIVATED EXHAUST FAN CABABLEOF PROVIDING 50 CFM.-BATHROOM EXHAUST FAN MUST BE ENERGY STAR RATED,DUCTED TO TERMINATE OUTSIDE THE BUILDING, MUST BECONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILYACCESSIBLE AND CAPABLE OF ADJUSTMENT BETWEENRELATIVE HUMIDITY RANGE OF 50 TO 80 %S.D.CMCARBON MONOXIDE ALARM SHALL BE INTERCONNECTED,HARDWIRE WITH BATTERY BACKUP SEE KEYNOTE 2SMOKE ALARM SHALL BE INTERCONNECTED HARDWIREWITH BATTERY BACK-UP. TYPICAL. SEE KEYNOTE 1NEW WALLARCHITECTURAL KEYNOTES1 IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THEBLDG. WIRING AND SHALL BE EQUIPPED W/ BATTERY BACK-UP AND LOW BATTERY SIGNAL. SMOKE ALARMSSHALL BE LOCATED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCES TO A SLEEPIING ROOM,AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMS SHALLBE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THEINDIVIDUAL DWELLING UNIT2 FOR NEW CONSTRUCTION REQUIRED CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARYPOWER FROM THE BUILDING WIRING WHERE SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE ANDSHALL BE EQUIPPED WITH A BATTERY BACK-UP. ALARM WIRING SHALL BE DIRECTLY CONNECTED TO THEPERMANENT BUILDING WIRING WITHOUT A DISCONNECTING SWITCH OTHER THAN AS REQUIRED FOROVERCURRENT PROTECTION.3 EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BYMEANS OF EXTERIOR GLAZED OPENINGS IN ACCORDANCE WITH LARC ( R303.1) OR SHALL BE PROVIDED WITHARTIFICIAL LIGHT THAT IS ADECUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT CANDLES OVERAREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL4 IN EVERY BEDROOM AND BASEMENT, PROVIDE ONE OPENABLE ESCAPADE WINDOW MEETING ALL OFTHE FOLLOWING:A) AN OPENABLE AREA OF NOT LESS THEAN 5.7 SQ.FT.B) A MINIMUM CLEAR HEIGHT OF 24"C) A MINIMUM CLEAR WIDTH OF 20"D) A SILL HEIGHT NOT OVER 44" ABOVE THE FLOOR.5 PROVIDE ATTIC ACCESS, 30"x22" MIN. W/ 30" MIN. HEADROOM ABOVE OPENING.6 WALL HEATER WITH SET BACK THERMOSTAT W/ 35,000 BTUH HEATER SHALL BE CAPABLE OF0$,1T$,1,1*$0,1,0805220T(03(5$T85(2))$T$32,1T)((T$%29(T+()/225$1'2)((TFROM EXTERIOR WALLS IN ALL HABITABLE ROOMS AT THE DESIGN TEMPERATURE.7 PROVIDE 70" INCH HIGH NON-ABSORBENT WALL ADJACENT TO TUB/SHOWER AND APPROVEDSHATTER-RESISTANT MATERIALS FOR SHOWER ENCLOSURE-BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWERCOMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2).-GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASUREDVERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.8 BATHROOM FIXTURES PER OWNER. TOILETS SHALL NOT USE MORE THAN 1.28 GALLONS PER FLUSHTUBS-SHOWERS SHALL HAVE A PRESSURE BALANCE OR A THERMOSTATIC MIXING VALVE.-PROVIDE ULTRA FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTIONS. EXISTING SHOWER HEADSAND TOILETS MUST BE ADAPTED FOR LOW WATER CONSUMPTION-PROVIDE 15" MIN. BETWEEN THE CENTER OF WATER CLOSET TO ANY SIDE WALL. (CALIF. PLUMB. CODE407.6)-PROVIDE 24" CLEAR SPACE IN FRONT OF ANY WATER CLOSET. (CALIF. PLUMB. CODE 407.6)9 WATER HEATER. EARTHQUAKE STRAP PER CODE. WATER HEATER MUST BE STRAPPED TO WALL SEEDETAIL 1/A610 PROVIDE LIGHT SWITCH ACTIVATED EXHAUST FAN CABABLE OF PROVIDING 50 CFM.-BATHROOM EXHAUST FAN MUST BE ENERGY STAR RATED, DUCTED TO TERMINATE OUTSIDE THEBUILDING, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE AND CAPABLEOF ADJUSTMENT BETWEEN RELATIVE HUMIDITY RANGE OF 50 TO 80 %11 PROVIDE RANGE HOOD CAPABLE OF PROVIDING 100 CFM. DUCTED TO TERMINATE OUTSIDE THEBUILDING12 MIN. 1 GFCI ELECT. OUTLET PER COUNTER SPACE OVER 12" IN WIDTH. MAX. 48" BETWEEN OUTLETS @COUNTER WALLS.13 PROVIDE FLOURECENT LIGHTING FIXTURES PER 2013 N.E.C.14 PROVIDE DRYER EXHAST DUCT SHALL BE 4" DIA. AND LENGNTH SHALL BE LIMITED TO 14'-0 W/ 2 ELBOWS.THE DUCT LENGTH SHALL BE REDUCED BY 2 FT. FOR EVERY ELBOW IN EXCESS OF 2.15 EVERY DWELLING UNIT SHALL BE PROVIDED WITH A WATER CLOSET, LAVATORY, BATHTUB ORSHOWER, AMD A KITCHEN (R306.1 AND R306.2)16 KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRY TUBS AND WASHING MACHINEOUTLETS SHALL BE PROVIDED WITH HOT AND COLD WATER AND CONNECTED TO AN APPROVED WATERSUPPLY (R306.4).17 PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVEDSEWAGE DISPOSAL SYSTEM (R306.3).18 DUCTS SHALL BE SIZED PER CHAPTER 6 OF THE MECHANICAL CODE19 ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED (R303.6). ALL STAIRWAYS SHALL HAVE ANILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN ONE FOOT CANDLE (11 LUX)20 GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN IMPACTLOADS OF SECTION R308.3 (SEE EXCEPTIONS) (R308.4):A. FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOOR ASSEMBLIES.B. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEARESTVERTICAL EDGE IS WITHIN A 24 INCH ARC OF THE DOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESSTHAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.C. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANELTHAT MEETS ALL OF THE FOLLOWINGCONDITIONS:1) EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET.2) BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR.3) TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR.4) ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE GLAZING.D. GLAZING IN RAILINGS.E. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASUREDVERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.F. GLAZING IN WALLS AND FENCES ADJACENT TO INDOOR AND OUTDOOR SWIMMING POOLS, HOT TUBS ANDSPAS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A WALKING SURFACE ANDWITHIN 60 INCHES, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE WATER'S EDGE.G. GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF AWALKING SURFACE WHEN THE SURFACE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE PLANE OF THEADJACENT WALKING SURFACE.H. GLAZING ADJACENT TO STAIRWAYS WITHIN 60 INCHES HORIZONTALLY OF THE BOTTOM TREAD OF ASTAIRWAY IN ANY DIRECTION WHEN THE EXPOSED SURFACE OF THE GLAZING IS LESS21 HANDRAILS SHALL SATISFY THE FOLLOWING:A) PROVIDE CONTINUOUS HANDRAILS ON BOTH SIDES FOR STAIRS W/ 4 OR MORE RISERS. EXCEPTION:STAIRWAYS 44 IN. OR LESS IN WIDTH MAY HAVE ONE HANDRAIL EXCEPT THAT SUCH STAIRWAYS OPEN ONE ONEOR BOTH SIDES SHALL HAVE HANDRAILS PROVIDED ON THE OPEN SIDE OR SIDESB) HANDRAIL SHALL BE 34 TO 38 IN. ABOVE THE NOSING OF TREADS.C) OPENING BETWEEN INTERMEDIATE BALUSTER SHALL PRECLUDE THE PASSAGE OF A 4 IN. DIAM. SPHERE.THE TRIANGULAR OPENING FORMED BY THE RISER, AND TREAD AND BOTTOM ELEMENT OF HANDRAIL SHALLPRECLUDE THE PASSAGE OF A6 IN. DIAM. SPHERE.D) THE HANDGRIP PORTION OF HANDRAIL SHALL BE NOT LESS THAN 1 1/4" IN. NOR MORE THAN 2" IN CROSSSECTIONAL DIMENSIONE) RETURN HANDAIL TO NEWEL POST OR WALL22 DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BECONSTRUCTED OF A MINIMUM NO. 26 GAGE SHEET STEEL OR OTHER APPROVED MATERIAL AND THERE SHALL BENO OPENINGS FROM THE DUCTS INTO THE GARAGE (R302.5.2).23 OTHER PENETRATIONS OF GARAGE/DWELLING CEILINGS AND WALLS ARE TO BE PROTECTED AS REQUIREDBY SECTION R302.11, ITEM 4 (R302.5.3).24 GROUND FAULT PROTECTION (GFCI) IS REQUIRED FOR ALL GRADE ACCESS EXTERIOR OUTLETS. OUTLETS INBATHROOMS, KITCHENS, BASEMENTS, CRAWL SPACES, GARAGES, AND WITHIN 6' OF ANY WATER SOURCE.25 ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 AND 20 AMP RECEPTACLE OUTLETS SHALLNE PROTECTED BY (AFCI) ARC-FAULT INTERRUPTERS.26. CONTRACTOR TO VERIFY ALL LOCATIONS OF SMOKE ALARMS AND CARBON MONOXIDE ALARMSTHROUGHOUT EXISTING DWELLING MEET CODE.LEGEND(E) WALL TO DEMONEW CONC. WALLEFD-4◊ ,, .. , 1 I " I I < " I I-I \ I _J \_ 11 ~ \! ~ ~ I\ ' " . I, ,, . I, • ,. , .. '-----'Ii " . . _J " • < [] \ . If --"N.~ \ ~ I 0 0 -! ' ~ ,. « ..... --.. I, . . , . . \ . I \. ' \ • -: \ \-I I ~ . ~ i I I . . ' ' ', I 0 I I 0 D C :::J IZZZZZZ Z ZZ ZI 28'-2"GRADE: 85.92'PROPOSED WEST ELEVATIONREARSCALE: 1/4" = 1'-0"3'-6"7'-0"9'-0"8'-0"G.I. WEEP SCREEDF.F.(E) BUILDING7'-0"(E)CHIMENY(E) BUILDING25'-8"SOIL12'-0"8'-0"3'-0"F.F.(E) BUILDINGG.I. WEEP SCREED(E) BUILDING8'-6"W/2 # 15 FELTWHERE PLYWOODOCCURS (7/8" MIN)SMOOTH FINISH STUCCO55'-6"30'-0"DECORATIVE AWNINGFRONT PROPERTY LINESOIL SCALE: 1/4" = 1'-0"SIDEPROPOSED NORTH ELEVATIONGARAGE(E) BUILDING(E)PARAPET WALLDECORATIVE AWNING3'-0"8'-0"F.F.G.I. WEEP SCREED(E) BUILDING(E) BUILDING(E) BUILDING(E) BUILDING28'-2" 8'-0"G.I. WEEP SCREEDF.F.GRADE: 85.92'30'-0" MAX. HIGH3'-6"42" GLASS RAILINGDECORATIVE AWNING9'-0"SMOOTH FINISH STUCCOOCCURS (7/8" MIN)WHERE PLYWOODW/2 # 15 FELTSMOOTH FINISH STUCCOWHERE PLYWOODW/2 # 15 FELT15'-8"16'-0" MAX ALLOWEDAVGGRADE:(E)PARAPET WALL42" GUARD RAIL98.44'T. O.R : 114.08'T. O.R : 114.08'SETBACK LINE T. O.R : 114.08'20'-0"(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)42" GUARD RAIL(E)PARAPET WALL(UNDER SEPARATE PERMIT)A3ELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240D-5. . \ " ' \ ./ . trn< :~ •.. • ... ~11: :\ : : '.:;',· 1 •.· .... .... ·-~I ..·,. . \ . ·. • . .. -:-••,•. '•0: ·, . •. " ' -.,, ..... :·,;_ -.. .. ~--~ . ··:: :-~ -~~ ·,• ' . ~-. · . . . ·"\<•/'.'·: . -·· . ·.· LJ • " :--..... \c ,, \e,, \, \c fl ~ fl )(" ,'\ )( ,'\ " " )C" )C " " " fl fl • ' .. , . q fo R ~ nnr .r{ nr ~ .-. : ,c " ,l ,, k ~ . . . JC '1)~ 7f:;f''; >c;J,L 7f:;f''; . ·• it.'F Jf::. 't:::r 't:::r 't:::r 't:::r 't:::r 't:::r 't:::r ,; . ;r '-a ;;:. ;;:. rq R R p:. R R Fl R R R ·---.. ,.,"~I )C" " ' , ___ Js ' J '1 RM y:. Mfo \, ;, )(" ,'\ )( ,'\ )< )C" )C " )( " R fo R ~ .r{ .r{ ~ .r{ nr " JC 'w ~~ 7f:;f'~ >c;J,L ~ ~ RR JS:. p:. ~ ' Jt{ JQ; p:. ' J '1 y:. r M J9 y:. 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WEEP SCREEDSOILF.F.8'-0"SMOOTH FINISH STUCCOOCCURS (7/8" MIN)WHERE PLYWOODW/2 # 15 FELTAVGGRADE: 98.44'42" GLASS RAILINGT. O.R : 114.08'GRADE: 85.92'T. O.R : 114.08'15'-8" 16'-0" MAX ALLOWED(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)(UNDER SEPARATE PERMIT)A3.1ELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240D-6. . ' Ill 111111 I 11 II n 11 ii 111 n 11 ' HF q ~fa q" p::, q IQ ~ H "" l<,c H h~ q q~ cc ; A J::f 'JC. ' \,--)( ,1 \,---,1 \c 111 111111 II 11 II n II II 11111 II r;:.,_p:;r,~ I l<. (S:-J )( 7( l<.....J ii 111111 II 1111 ' I 11 Ill 11111 II • ' ' ~ ~ JQ. Jt " cc t-A ']t;{ 'JC. ' .: ~111 ' 111111 11-11 II n 11~11 111 n II ,,--.,, l· )C ,1 Jc-,1 Hi R R ~ )<.-?._( }Q( )( ]( )<. N R N ~ • . r \ • " ~ I \ I . ' .. '• ·:.,. '·,•. ·-.: 'I .. • ::_ . .-,. ::····:,·· . ,. 1 ·• . .. .-•.: -~ ,, .. .• _· .. ~··. -·· _: .. _ ... . ' .: _. "· " ' " •:: "· •' •.· .. • . " • ,, . l . ll [1 --11 II // II II /I /I 0 . .. • • ,. ,. . "' . '--" ~L -1/ . ' • ' GRADE: 85.92'EXISTING WEST ELEVATIONREARSCALE: 1/4" = 1'-0"7'-0" 9'-0"8'-0"G.I. WEEP SCREEDF.F.(E) BUILDING7'-0"(E)CHIMENY(E) BUILDING26'-7"SOIL9'-0"8'-0"F.F.(E) BUILDINGG.I. WEEP SCREED(E) BUILDING30'-0"FRONT PROPERTY LINE SOILSCALE: 1/4" = 1'-0"SIDEEXISTING NORTH ELEVATIONGARAGE(E) BUILDING8'-0"F.F.(E) BUILDING(E) BUILDING(E) BUILDING(E) BUILDING26'-7" 8'-0"G.I. WEEP SCREEDF.F.GRADE: 85.92'9'-0" 14'-2" EXISTING AVGGRADE:98.44'SETBACK LINE 20'-0"(E) RAILING(E)ROOF(E)ROOF(E)ROOF(E)ROOFCHIMENY124124124(E) RAILING(E) RAILING(E) RAILINGT. O.R T. O.R A4EXISTINGELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240D-7, ,. • . _, ' I· I' " " " J; , 'I 'I . _, " " .. . " ~ r " I\ . ·1 " J = f== r J \ ;- ~ - A-JL ~ :':::.: , •• ::;,'.'.: I 1$:;i . " / / I J B f== f== E3 ~~ - I w Bl J J ,._ JL " . . . - I ,._ , , ,. . . , " " • . " " • • ~~· FRONTSCALE: 1/4" = 1'-0"(E) 56'-0" X 5'-0" LANDING26'-7"EXISTING SOUTH ELEVATION PLANSIDESCALE: 1/4" = 1'-0"(E) RAILING(E) BUILDINGCHIMENYF.F.8'-0"(E) BUILDINGG.I. WEEP SCREED9'-0"(E) BUILDING(E) BUILDINGG.I. WEEP SCREEDSOILF.F.8'-0"AVGGRADE: 98.44'(E) RAILINGGRADE: 85.92'14'-2" 16'-0" MAX ALLOWED 8'-0"F.F.EXISTING EAST ELEVATION17'-7" 9'-0"F.F.SOIL13'-6"(E)ROOFT. O.R (E)ROOF(E)ROOF(E)ROOF124124124124T. O.R T. O.R A4.1EXISTINGELEVATIONS Project NO:1802DESCRIPTIONDATENO.PROJECT TITLE AND ADDRESS:NEW LOFT & BALCONY at: 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 REVISIONS OWNERESTEGHBALL RESIDENCE 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 (213) 924-2454 CONSULTANTS:This document, and the ideas and design concepts incorporated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of DBR GROUP.Checked By:-Draw By:RGDate:02/28/19SHEET TITLEPlanning Approval11/08/191. 2. 310.345.0829 : DESIGN-BUILD@VERIZON.NET db DESIGN & BUILD CONSULTANT dbr group RICHARD GROSSI PO BOX 3044 PALOS VERDES PEN., CA 90274 M.A.D. DESIGN 9900 LAKEWOOD BLVD, SUITE 203 TEL: 562-879-1278 CIVIL & STRUCTURAL ENGINEERING DOWNEY CA. 90240D-8K< . . • ' ~ ~ I ~~ ~~ ~~, • ,, Ill 111111 II II 1111 II II 11111 II [E;Jl@ [E;Jl@ ' ' Ill 111111 II II 1111 11 II 11111 11 0 1J 0 1J ' ~ : : [ ' II 111111 II II 1111 11 Ill 11111 11 ~ ~ ' ' • -111 111111 11-II 1111 11~11 11111 11~ • ' ' fil□g filD□ ~ ~&] ~&] • I.. ~ ' ~ . • A lfu.,_ • ' r...F'...F",,_ ~ ' -I I ~~ I ' ~ . I I ll [I --II 11 ' ' ' ' ' • ........., ' ~L 1/ . . ' ' Page 1 of 16 Tatiana and Siamak Esteghball 30137 Avenida Tranquila Rancho Palos Verdes, CA 90275 June 20, 2021 To: Rancho Palos Verdes City Council 309740 Hathorne Blvd Rancho Palos Verdes, CA 90275 Re: Appeal of Planning Commission Decision - 30137 Avenida Tranquila -Case #PLSR2019-0365 Dear Honorable Mayor Alegria and Members of the City Council, The appeal of Planning Commission approval of 305 ft 3rd story addition with 881 sq ft deck lacks any grounds. It is based on 3 complaints that were reviewed, discussed, and answered twice in full details by the city of Rancho Palos Verdes Planning Department (on 02/18 21 - Notice of Decision and on 05/11/2021 - Staff Report). Furthermore, Planning Commission discussed all three issues in details and issued their affirmative decision. Importantly, the project satisfies all code requirements, including height, setback, and view requirements. No variance is being asked and the addition was approved several years ago and is a “by right” addition. We worked hard to design it so that it appears as two-story project. There is no new information provided in the current appeal except for intentionally misleading photoshopped images and substantial omission of facts. In addition, this appeal is fueled by Mr Morales’ retaliation efforts against us due to approval of a separate remodeling project on our lot at the beginning of 2018. E-1 Page 2 of 16 Privacy City Staff has been to the property and the rooftop deck/ balcony several times and determined - there were no privacy issues. Several Planning Commission also visited our property and confirmed that there were no unreasonable privacy concerns. Lastly, the Miao’s and Whittlesy property located in front of the golf course and have the full rear of their homes and all golf/facing windows open to the hundreds of golfers on daily basis; thus, it is unreasonable for them to now demand absolute privacy. The pictures, provided by the appellants regarding privacy argument are created with the use of image altering software. They are intentionally made to confuse, deceive, and misinterpreted current views from our proposed project. On most of the images, the photoshopped people shades are positioned at the edge of the eave outside of proposed deck territory. As such, these photoshopped silhouettes are inappropriate. For them to have any relevance would require people to be off the deck in a position on the roof not intended for occupancy. The proportions of the silhouettes relative to the parapets also appear overstated. For example, on the images of “View from Debrey and Lawerence Miao’s side deck adjacent to a bedroom” the person would need to be at least 10-11 feet tall to be seen as on the image, as the parapet is 4ft high and they are standing at least one foot away from the parapet. However, the top of the parapet only comes up to their waist. Eave is Not Accessable E-2 ,.... r :~•"!"N'~ti Jff<"lf"lqlJ'tQtf• PRO'O'i-:? NOR!rl mVP,1101~ Page 3 of 16 Another example of overblown proportions can be seen on the image bellow towards Whittlesy property. By the way, the appeal incorrectly states that Whittlesy residence is located directly south from our house. Their property is located 2 houses away from us. On the image below, please look very carefully to notice a very small human figure on the lot which is visible from our existing second-floor balcony at the closest point towards their residence. Our proposed deck sits farther back and away from their house (approximately 47 feet away), making it almost impossible to see much of anything from their lot because of the long distance. The direct neighbors to the south, Marie and Kenneth Scott (with fully open lot as seen on the image bellow) not only support our project but were speaking in our favor during Planning Commission Meeting. In other words, the immediate neighbor that would be the most effected supports our project. The appellants also intentionally omit the facts that Miao’s balcony, kitchen window (laundry), and side of the building bedroom with adjoining deck can be easily seen from our existing second floor windows, balcony and/ or front yard as shown on the images bellow. View of the Person from 2nd Level Balcony E-3 Page 4 of 16 Ms Miao’s wrap around balcony is located just a few feet away from our 2nd story balcony. On the other hand, Ms Miao has full view of our backyard and master bedroom windows without any obstructions of bushes or trees due to higher and more forward position and type of their balcony. In comparison, this is the view from the rooftop deck/balcony closest point towards Miao’s residence. You cannot see even much of their yard due to their extended to front balcony and roof overhang. E-4 Page 5 of 16 Similarly, Ms Miao’s Kitchen window can already be viewed from our existing second story balcony and our existing window (see below). Our second story existing window sits almost across Ms. Miao’s kitchen. The deck will provide no increase sight to this window. Indeed, since the deck sits in front of the 3rd story structure with a view toward the golf course, it is unreasonable to think that a person would focus on the façade of the home to his or her left. Moreover, from the proposed deck/balcony the view of Miao’s kitchen window is hidden by existing parapets and trees. Also, as stated in the first appeal, the existing parapets on the Miao’s side will not be changed (no glass railings would be used). E-5 Page 6 of 16 Miao’s family also fails to disclose that the “5th bedroom” window with “adjoining side deck” can presently be easily seen from our front yard and the 2nd floor existing window, so that no increase impact to privacy would occur. Appellants called this area as deck to add more importance to it but there is not enough width to even put a chair. It looks as the area was designed to allow side access to the maid’s room. 5 In contrast, the image on the left shows the views from the end of proposed deck/balcony (closest to the Miao’s 5th bedroom in question). You cannot even see the windows on the Miao’s home. E-6 Page 7 of 16 Balcony/Deck Size: Our Balcony/ Deck is proposed on the 2nd floor at the lowest level of two and will be hidden by a setback position and a 3rd level planned structure. Our neighborhood properties in 500 radius have large decks and/or balconies. Many of the balconies are located on the 2nd floor and include wrap - around feature like Ms Miao’s property for example which reduces privacy to their direct neighbors. Thus, there is nothing unique about our proposed balcony deck location and size. Please see below additional examples of the large balconies and decks in 500-foot radius: 30174 Avenida Tranquila – 2nd floor Adjoining Stand-Along Deck E-7 Page 8 of 16 30065 Avenida Tranquila - Wrap Around Large Balconies – 2nd Floor E-8 Page 9 of 16 E-9 Page 10 of 16 30037 Avenida Esplendida – Adjoining Deck and Large Balcony-2nd Floor E-10 Page 11 of 16 30073 Avenida Esplendida – Large Wrap Around Balcony/Deck E-11 Page 12 of 16 6842 Crest - Large Wrap-Around Balconies and Decks including 2nd Floor E-12 Page 13 of 16 Ms. Miao’s Email: There is no kitchen planned in the 3rd level loft. The notion that there will be loud parties is absurd. Our family have two small children - 11 months old and 3.5 years old and living with us elderly parents that we take care of due to their disabilities. Ms Miao’s statements that “there is definitely no need to go up higher to have a “better view” violates fundamental property rights of use. If the homeowner loses the right to build and enjoy the use of whatever the local zoning and building codes allows as a matter of right because the neighbor next door does not like it, renovation or construction of new houses would become impossible. Neighborhood Character: Again, this subject was reviewed and discussed in detail by Planning Commission. The supportive opinions were written twice by the planning department. Newly provided satellite image from Google maps showing the roofs of the houses and the lots - does not offer any new information or define neighborhood character. We have already provided signatures from multiple residence in the area who support our project and agree that it is within the Neighborhood Character. And both the Community Director and the Planning Commission, after full hearings, also agreed. In our project, the house doesn’t look as three story. Moreover, it appears as just one story from the street level. Yes – ONE STORY HOUSE due to first floor being bellow the street level, various roof elevations of the second floor, and third level to be of a small size and set back from all sides of the house. Please see pictures bellow. You can barely see the 3rd level silhouette flags. E-13 Page 14 of 16 Also it was discussed earlier: there is a three story house with a flat roof located on the same street and side just three houses away from the immediate 20 residence. The image of the house is bellow: Our house already has a flat roof and the new addition with the same type of roof complements current structure. Our rooftop deck would be defined as balcony (thus would not raise “one of a kind in the neighborhood” definition) if we would extend its walking space over the eave. However, we thoughtfully set it back to provide more privacy to our neighbors. The Neighborhood Compatibility booklet does not require all houses to be the same. Rancho Palos Verdes is not a tract home community. Neighborhood compatibility does not restrict modernization of existing or new housing but is designed to assist with smooth transition between outdated buildings and new developments. According to the booklet, “Neighborhood Compatibility is achieved when a new home or addition to an existing home is deigned in a manner that blends in with the following characteristics of the immediate neighborhood:  Scale of the surrounding residences  Architectural styles and building materials  Font, side and rear yard setbacks” We meet each of these criteria. Given that we propose an addition which is not even visible from most of the sides of the streel level due to down slopping house, minimal added square footage of new addition and set back position from all sides of the house, we are within the scale of surrounding residences. We clearly are within the architectural style and building materials used in the community and we meet all setback requirements. From the upper hillside elevations, the new addition adds more architectural balance by providing various levels into roof lines and helps to blend in with taller and bulkier structure next door ( Ms Miao’s residence) with various roof levels and modern appearance. The Neighborhood Compatibility booklet “ is not intended to take precedence over the City of Rancho Palos Verdes Municipal Code (RPVMC), but rather to assist in the preparation and design of residential development projects” Our house does not look identical to the nearby houses, E-14 Page 15 of 16 which were mostly built in 1960’s , but it blends in well with immediate neighborhood properties. It also complies with all City of Racho Palos Verdes Municipal Code. Most importantly, the City Staff, the Community Director, and the Planning Commission have all made findings that our project is compatible with the neighborhood. View Impingement This issue also has been addressed and discussed by Rancho Palos Verdes planning department and Planning Commission. Views are not considered in our case because our project is within “the “by-right” height envelope of 16 feet/30 feet envelope.” However, Mr Morales is trying to intentionally mislead and confuse the city council on the effect and scope of our proposed project. Our new addition in question does not include any solid parapets. However, Mr Morales continuously talking about it. Change of roof type with parapets were approved in the separate permit in the beginning of 2018. Mr Morales also fails to mentioned that he did not have much views over our property due to very large trees which were removed after approval of our remodeling in 2018. E-15 I Page 16 of 16 In the image below, Mr Morales includes the view from his 2nd story balcony of upsloping house. He chooses to use an image with incorrect flagging of our proposed project which is deceptive and confusing. The deck does not extend to the left tall portion of the house but sits on the right (south lower) portion only. When the contractor was doing the flagging of the proposed change of parapet to the glass on the golf side, they mistakenly hung the flags on incorrect side for a few hours. This was quickly corrected. However, Mr Morales shot the picture at that time before the flagging was correct, and he has been continuously using this erroneous image in objection and appeal letters to confuse the readers of the location and visibility of the proposed project. We have reached out to Mr. Morales (the proponet of the appeal) in an effort to discuss the project to see if there were any changes that might allow him to support the project. He has steadfastly refused to speak or meet with us. Thank you for your time and your services to the city, Tatiana & Siamak Esteghball Actual Deck/Balcony Perimeter E-16 ony To: Chairman and Members of the Planning Commission Re: 30137 Avenida Tranquila -(Case No PLSR2019-0365) Please see bellow the list of the homeowners and their residences (within 500ft radius mailing list from proposed project) that support the director’s conditional approval of a site plan review with neighborhood compatibility to allow the construction of a 305ft third-story addition and construction of an 881ft roof deck at 30137 Avenida Tranquila. 1 Kenneth Scott & Marie Kang Scott 30147 Avenida Tranquila 2 Alfred Szymkowiak 30178 Avenida Tranquila 3 Houman Talebzadeh/ Noori Farnaz 30077 Avenida Tranquila 4 Karol L Bowens / Marlon Thompson 30065 Avenida Esplendida 5 Ben Hamidi 30055 Avenida Esplendida 6 Zabair Rao 30042 Avenida Esplendida 7 Patricia Carver 30032 Avenida Esplendida 8 Kei Chuen Lau 30029 Avenida Esplendida 9 Charanjiy Mansingh 6780 Crest Rd 10 Mahmood Yoonessi 6790 Crest Rd 11 Corry Liang 6830 Crest Rd 12 Reza Abolahrar 30089 Avenida Tranquila 13 Dipak Ranparia 30073 Avenida Esplendida Sincerely, Tatiana & Siamak Esteghball 30137 Avenida Tranquila 213-924-2454 E-17 E-18 To: Chairman and Members of the Planning comm issi on We, the undersigned, support the Director's Conditional Approval of a site plan review with neighborhood compatibility to allow the construction of a 305 ft third-story loft addition and construct ion of an SBlft' roof deck to an existing split-level residence at 30137 Avenida Tranquila ( Case NO. PLSR2019-0365). Name Signature n Email ,-=?Vf,l'I f i '7 0 :'T~) /)'¾ : -C,,fy. ........., Address ~l ·-.:=-ro,~;J~ IY1n~A· ,,, R~I'"'~ i-.o f'-, !JS v~-:ks ~ J If ~4'2. Avtr. ePtr-wl)fi)J- ~Alt f.tio e t:;tl{JIL , c6'1 Rf),, 1 eA-c;o:i...) \ E-19 To: Chairman and Members of the Planning Commiss ion We, the undersigned, support the Director's Conditional Approval of a site plan review with neighborhood compatibility to allow the construction of a 305 ft third-story loft addition and construction of an 881ft' roof deck to an existing split -level residence at 30137 Avenida Tranquita ( Case NO. PLSR2019 -0365). Name Signature Email Address (..a$..~~ L-IA lA16'---5 . LtftN&C Q..2,c,-oo e. 'ja'wo11 \) , ol-\ ~h~ Q11'1i'rv•~~ . ft! Jwa~A{~ D111~,<.. A ANf P.fll A i) f1 Oil A fJPA ti A€) c.ox . tJ i.1 Joo? 3 /till1.J 10 A I# ft.. 'ill',.;~,~ 4 E-20 July 22, 2021 TO_: Mayor, Eric Alegria TO: Mayor ProTem, David Bradley TO: Council, John Cruikshank TO: Council, Barbara Ferraro TO: Council, Ken Dyda CASE: PLSR2019-0365 / Property located at: 30137 Avenida Tranquila Thank you for your time and consideration on the appeal of the 3rd story and roof top deck project on our street. This important decision impacts the entire Country Club area. This decision will set a precedent within our neighborhood. 1) Neighborhood Compatibility-This project is NOT compatible with our street or surrounding neighborhood. The Country Club neighborhood has over 400 single family homes within it. There are NO roof top decks on our street, the immediate neighborhood or entire Country Club area. If there are no other homes located within the entire neighborhood that have a 3rd Story or roof top deck, then there is no way this is compatible and it should not be approved. This is exactly why the neighborhood compatibility rules were written. 2) Invasion of Privacy-This project increases the invasion of privacy to the neighbors. The roof deck is approximately 10' higher than any surrounding neighbors balconies. People on the deck can look down into multiple neighbors yards. The privacy of the neighbors will be decreased substantially. There is a difference between someone being at a similar height and someone looking down upon you. (The Property Owners have never occupied the home to experience the neighborhood privacy issue.) 3) Golf Course already invades privacy -The golf course is approximately 15' lower than our property. Golfers cannot look into our yard. They can see you from a significant distance if you are out on your balcony. The golfers are passing by and are there for only a few minutes. Golfers are not there at night. People up on a roof deck will be there for long periods of time while making noise and invading neighbors privacy. 4) The Property Owners want a better ocean view -The neighborhood has wonderful golf course and ocean views from the large balconies. All the surrounding homes have balcony decks that take advantage of the views without extreme invasion of privacy to other residents. The house has an expansive view from the existing large balcony. The golf course conditions were there when they purchased the house in 2017. (The Property Owners have never occupied the house to experience the views.) E-21 5) Noise and privacy-The roof deck would be 881 square feet in size. This is the size of 2 - 2 car garages. It is huge and could entertain approximately 30 or more people at a time. The noise cannot be contained on a roof top and it will be heard from all the surrounding homes. The homes beside it, the homes across the street from it, the homes across the golf course from it and the homes on the street above it. This will be affecting the quality of life to the adjacent residents. 6) Planning Commission Decision -There were 2 members who voted against the project and some others had concern about the project. The house originally received a permit for additional square footage (1,116) and did not go through the neighborhood compatibility process. The home was under construction with the 1st permit when they then applied for the 2nd permit for the 3rd story addition and ro0f deck. The home is still under construction and not livable while waiting approval for this additional permit. The initial design of the home was designed anticipating to incorporate the 2nd permit items. The Planning Commission questioned if they would have approved this project if it had been submitted as one permitted project. This 2 permit process undermines the building guidelines. 7) City Staff Report Errors -The City Staff reports that were used to base the decisions by the Director of Community Dev. and the Planning Commission have numerous errors. Some of the items were: a) Several of the square footages of the surrounding homes are incorrect. b) Picture of existing fa~ade at 30041 Avenida Tranquila to present argument to allow 3rd story. This home has a loft space with windows within the home. There is not any additional floor or 3rd story on this property. c) A City Planner or Staff Member never visited the property directly adjacent to the property which is located at 30127 Avenida Tranquila to view the impact prior to approval. This is the most impacted home including invasion of privacy within the home. d) The report does admit that there are no other roof decks within the 20 closest homes. The 2nd story balconies that they mention are all off the 2nd floor of the homes. Not on top of any roofs. The construction property already has a 2nd floor balcony which is compatible with the neighborhood. 8) Neighborhood Consideration - A group of us have canvased the neighborhood to notify residents and have obtained many signatures on a petition that will be provided to the City Council. An overwhelming majority is against the project and the precedent it will set for the Country Club area. The question from the community was how this project E-22 was ever approved in the first place. (The Property Owners have never occupied the home to experience neighborhood consideration. ) 9) Infringement on Views and Visual Clutter-The property under construction has already decreased some of the views of the homes across the street. The City is guaranteeing that they are within the height limitations. Patio umbrellas, furniture, plants, etc. that will be placed on top of the roof deck will all add to the visual clutter that is within the neighbors sightline and street views. 10) Light Pollution -The lights used on the exterior for night use of the 3rd floor and roof deck will create light pollution for the neighboring homes. Cordially, 30157 Avenida Tranquila Rancho Palos Verdes, CA 90275 ina Whittlesey Lawrence and Debrey Miao 30127 Avenida Tranquila Rancho Palos Verdes, CA 90275 City Council July 21, 2021 City of Rancho Palos Verdes Re: SITE PLAN REVIEW WITH NEIGHBORHOOD COMPATIBILITY (CASE NO. PLSR2019-0365) Location:30137 Avenida Tranquila Dear Mayor and City Councilmembers, We are expressing our concerns of the subject matter: • There is no 3rd story and roof deck on any home of our street. We are right next door to the subject house and the deck is facing our 3 windows, any person on the deck can look DOWN right into our house and back patio that leaves us no privacy. • The large ROOF DECK and 3rd STORY ADDITION (includes washroom and a kitchen) introduce large gatherings and OPEN AIR parties that will bring loud noise, nuisance, and many vehicles disturbance our peace. • This is a relatively quiet and private street, with a few small children living here. When there are more vehicles coming to and leaving from the party, it can cause danger to children playing on the street. Further more, too many visitors coming to the party can block our driveway, sometimes park right in front of our mailbox interfering mail delivery. • As a matter of fact, 30137 has a large existing upper level balcony with no trees nearby on the golf course blocking their ocean view. • Our city has VIEW RESTORATION rules. We were demanded by our neighbor across the street to keep our trees and plants not to exceed the ridge of the roof. As a result, we had to take out two trees and trim down several cypresses. Another words, restoring the view is extremely important to residents living in our city, especially on our street; we have beautiful island/golf course/ocean view. Adding the 3rd floor and building a roof top open deck with 3 feet solid side wall will definitely blocking the EXISTING views from different angles. • If City Council approves this project, and the owner who promised not to have many parties on the deck decided not to move in or sell the property in the future, we will have difficulty selling our property knowing there is no privacy at this side of the house. Most likely, 30137 can sell for a good price and 30127 will be devalued due to the privacy issue. We strongly suggest that the City Council do not approve the subject project. Best wishes, ------------------------------------ ---------------------------------- Lawrence Miao Debrey Miao E-23 1 Maricela Sagarnaga-Guillean From:Joe Wang <joejwang1@gmail.com> Sent:Saturday, July 17, 2021 12:57 AM To:Eric Alegria; David Bradley; John Cruikshank; Ken Dyda; Barbara Ferraro; Maricela Sagarnaga-Guillean Subject:please revoke the approval of 3rd story/roof top deck at 30137 Avenida Tranquila CAUTION: This email originated from outside of the City of Rancho Palos Verdes. Dear RPV city council members, I'm writing to express my strong objection of the recent decision by the community development to approve the 3rd story addition and roof top deck at 30137 Avenida Tranquila. The roof top deck usage will lead to noise and invasion of the privacy of neighbouring homes. The 3rd story will also affect the views for some homes. I ask you to please revoke the approval decision. Thank you. Sincerely, J. Wang ‐‐ ‐‐J. W E-24