PC RES 2022-016 •
P.C. RESOLUTION NO. 2022-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS,
A HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW FOR
THE CONSTRUCTION OF A 421 FT2 ADDITION TO AN EXISTING
2,983 FT2 TWO-STORY RESIDENCE MEASURING 21.5 FEET IN
HEIGHT WITH ANCILLARY SITE IMPROVEMENTS AT 27731
LONGHILL DRIVE (CASE NO. PLHV2022-0015)
WHEREAS, on June 14, 2022, the Applicant, Bizhan Khaleeli ("Applicant"),
submitted Height Variation Permit and Site Plan Review applications, requesting to
construct a 421 ft2 addition to an existing 2,983 ft2 two-story residence measuring 21 .5 feet
in height and ancillary site improvements located at, 27731 Longhill Drive, in the City of
Rancho Palos Verdes; and
WHEREAS, on July 26, 2022, staff completed an initial review of the application, at
which time the application was deemed incomplete due to missing information on the
project plans. The Applicant submitted additional information on several occasions, and on
October 31, 2022, staff deemed the application complete for processing, setting the action
deadline to December 30, 2022; and
WHEREAS, on November 3, 2022, a public notice was published in the Palos
Verdes Peninsula News and mailed to all property owners within a 500-foot radius from
the project site, providing a 30-day time-period to submit comments; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et seq., the City's Local CEQA
Guidelines, the proposed project has been found to be categorically exempt under Section
15301(Existing Facilities) of the California Guidelines for Implementation of CEQA.
Specifically, the project includes an addition to an existing structure that is less than
10,000 ft2; is located where existing public services and facilities are available; and is not
in an environmentally sensitive area; and
WHEREAS, the Planning Commission held a public hearing on December 13,
2022, at which time all interested parties were given an opportunity to be heard and
present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND,
DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The proposed project involves the construction of a 421 ft2 second-
story addition to an existing 2,983 ft2 two-story residence resulting in a new total structure
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size of 3,404 ft2 (garage included); and the construction of ancillary site improvements
including a 50 ft2 area conversion of the existing garage into a laundry room and a new
121 ft2 balcony at the front of the residence.
Section 2: The Planning Commission finds that the Height Variation Permit for
the construction of a 421 ft2 addition to an existing 2,983 ft2 two-story residence measuring
21.5 feet in height, which exceeds the 16 feet/20 feet by-right building height envelope is
warranted based on the following findings:
A. The Applicant has complied with the early neighborhood consultation process
guidelines and procedures by obtaining 6 signatures (75%) from properties within
100 feet and 38 signatures (70%) from properties within 500 feet of the project site,
in which there is no active Homeowners' Association.
B. The proposed project does not significantly impair a view from public property
(parks, major thoroughfares, bikeways, walkways or equestrian trails), which has
been identified in the City's General Plan, Conceptual Trails Plan, Trails Network
Plan, or Coastal Specific Plan. There are no viewing points or viewing sites that will
be impacted due to the location of the project site and the topography in the
immediate area. In addition, the property is not located within the City's Coastal
Zone or any other City specific plan.
C. The proposed project is not located on a ridge or promontory, nor located on a
prominent mass of land that overlooks or projects onto a lowland or body of water
on two sides.
D. The proposed project will not result in a significant view impairment from the
viewing area of another parcel because the residences to the east of the project site
will continue to observe views, as these properties do not look over, or in the
direction of the project site. The residences to the west and north of the project site
are on similar pad elevations as that of the project site. Views observed from these
properties in the direction of the project site would not be protected due to the by-
right building height envelope of 16 feet/20 feet of the project site. The residences
to the northwest of the project site along Flaming Arrow Drive do not look over, or in
the direction of the project site. Lastly, there are no residences to the south of the
project site as it abuts commercial properties within the City of Rolling Hills Estates,
which are located approximately 147 feet below the project site.
E. There is no significant cumulative view impairment caused by granting the Height
Variation Permit due to the topography and physical development of the area, in
which all adjacent parcels (27721 Longhill Dr., 27725 Longhill Dr. and 27743
Longhill Dr.) to the project site are currently developed with two-story residences.
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F. The proposed structure complies with all other Code requirements, including, but
not limited to minimum required setbacks, maximum allowed lot coverage, parking,
and building height.
G. The proposed project is compatible with the character of the immediate
neighborhood in terms of the scale, architectural style, and setbacks. Many of the
residences in the immediate neighborhood resemble California Ranch and
Monterey style designs along with elements found in other architectural styles. The
roof designs in the immediate area include gable and hip roofs with shingle or tile
roof materials. The exterior finishes of the neighboring properties vary, but generally
include stucco, natural rock, wood siding and brick accents. As designed, the
proposed project incorporates similar design features of the existing residence
including a stucco finish with a shingle roof in a gable configuration. The
appearance of bulk and mass of the proposed project will be minimized by the
varying design elements that provide articulation such as the proposed balcony
along the front façade of the residence and varying roof planes that are present in
the design of the existing residence. In addition, the proposed project is adjacent to
other two-story residences with similar building heights and the project will continue
to provide adequate light and air between properties by complying with the required
setbacks.
H. The proposed project will not result in an unreasonable infringement of privacy. The
proposed second-story addition will be located along the front façade of the existing
two-story residence. The addition will include windows along the east and west side
elevations as well as windows and a 121 ft2 balcony on the north or front elevation
of the residence. The proposed windows along the side facades of the addition will
not result in an unreasonable infringement of the privacy of the occupants of
abutting residences because the windows will provide views of existing roofed
areas on neighboring properties. Similarly, the proposed windows and balcony
along the front elevation of the addition will not result in privacy impacts as these
improvements will have views of the driveways and front yards of adjacent
properties. In addition, these windows and balconies will also have a view of the
public street of access (Longhill Drive).
Section 3: The Planning Commission finds that the Site Plan Review for the
proposed ancillary site improvements, which include a 50 ft2 area conversion of the
existing garage into a laundry room and a new 121 ft2 balcony at the front of the residence
are warranted as the improvements comply with all applicable Code requirements.
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 P.M. on
Monday, January 9, 2023. A $3,100.00 appeal fee must accompany any appeal letter. If
no appeal is filed timely, the Planning Commission's decision will be final at 5:30 P.M. on
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Monday, January 9, 2023. The 15-day appeal period has been extended to account for the
City Holiday Closure from Friday, December 23, 2022 to Monday, January 2, 2023.
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 §17.86.100(B) of the RPVMC.
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. 2022-
, approving the Height Variation Permit and Site Plan Review for the construction of a
421 ft2 addition to an existing 2,983 ft2 two-story residence measuring 21.5 feet in height
with ancillary site improvements, subject to the Conditions of Approval contained in the
attached Exhibit "A".
PASSED, APPROVED AND ADOPTED this 13th day of December 2022 by the following
vote:
AYES: COMMISSIONERS NELSON, NULMAN, PERESTAM, SAADATNEJADI, AND
VICE-CHAIR CHURA
NOES: NONE
ABSTENTIONS: NONE
RECUSALS: NONE
ABSENT: COMMISSIONER SANTAROSA
0
David Chura
Vice-Chair
Octavio Silva
Interim Director of Community Development; and.
Secretary of the Planning Commission
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EXHIBIT 'A'
CONDITIONS OF APPROVAL
PLANNING CASE NO. PLHV2022-0015
(HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW)
27731 LONG H I LL DRIVE
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the Applicant
and/or property owner shall submit to the City a statement, in writing, that they have
read, understand, and agree to all conditions of approval contained in this 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, 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, all other requirements of the City
of Rancho Palos Verdes Municipal Code (RPVMC) shall apply.
5. Pursuant to RPVMC §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.
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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 RPVMC, 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 RPVMC §17.86.060, or may be cause of the issuance of administrative
citations as described in RPVMC Ch. 1 .16.
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 RPVMC
§17.86.070 within one year 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.
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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 RPVMC
§17.56.050(C). 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, 9:00 AM to 5:00 PM on Saturday, with no construction activity
permitted on Sundays or on the legal holidays specified in RPVMC §17.96.920.
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
7:00 AM Monday through Friday and before 9:00 AM 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 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.
17. For all grading, landscaping and construction activities, the Applicant shall employ
effective dust control techniques, either through screening and/or watering.
18. The Applicant shall remove the project silhouette within 7 days after a final decision
has been rendered and the City's appeal process has been exhausted.
Project Specific Conditions:
19. This approval shall allow for the following:
A. Construction of a 421 ft2 second-story addition to an existing 2,983 ft2
two-story residence resulting in a new total structure size of 3,404 ft2
(garage included); and
B. Construction of ancillary site improvements including a 50 ft2 area
conversion of the existing garage into a laundry room and a new 121 ft2
balcony at the front of the residence.
BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land
surveyor or civil engineer PRIOR TO THE FRAMING INSPECTION.
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20. The height of the approved project shall be as depicted on the stamped APPROVED
plans and in no case shall the height of the residence extend above 21.25 feet, as
measured from the highest existing grade covered by the structure (elev. 59.46
feet) to the highest proposed roof ridgeline (elev. 80.71 feet), and 21.5 feet, as
measured from the lowest finished grade covered by the structure (elev. 59.21 feet)
to the highest proposed roof ridgeline (elev. 80.71 feet). BUILDING HEIGHT
CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil
engineer PRIOR TO ROOF SHEATHING INSPECTION, based on the above-
mentioned instructions.
21 . The proposed residence shall maintain setbacks of 20-foot front, 5-foot east side,
7.8-foot west side, and a 64.3-foot rear. SETBACK CERTIFICATION REQUIRED,
to be provided by a licensed land surveyor or civil engineer PRIOR TO POURING
FOUNDATIONS.
22. Unless modified by the approval of future planning applications, the approved
project within the RS-4 zoning district shall maintain a maximum of 50% lot
coverage.
23. The project site shall maintain a minimum of two enclosed parking spaces at all
times. 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-foot 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.
24. All colors and materials for the structure and roof shall be as shown in the stamped
APPROVED plans.
25. Any outdoor furnishings, accessories or plants located on the balcony 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 deck.
26. Any outdoor furnishings, accessories or plants located on the balcony which exceed
the height limits established in RPVMC §17.02.040, shall not significantly impair a
view from surrounding properties.
PRIOR TO BUILDING PERMIT OR GRADING PERMIT ISSUANCE
27. All applicable soils/geotechnical reports, if required by the Building and Safety
Division, shall be approved by the City's Geologist.
28. A drainage plan shall be reviewed and approved by the Public Works Department.
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