PC RES 2026-001 P.C. RESOLUTION NO. 2026-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS,
A HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW TO
CONSTRUCT A 552 FT2 SECOND-FLOOR ADDITION AND AN 82
FT2 FIRST-FLOOR ADDITION TO AN EXISTING 2,536 FT2 ONE-
STORY RESIDENCE FOR A NEW TOTAL STRUCTURE SIZE OF
3,170 FT2 (GARAGE INCLUDED) ALONG WITH ANCILLARY SITE
IMPROVEMENTS ON THE PROPERTY LOCATED AT 2027 VELEZ
DRIVE (CASE NO. PLHV2025-0006).
WHEREAS, on April 15, 2025, the Applicant, submitted a Height Variation Permit
and Site Plan Review application for the proposed project on the property located at 2027
Velez Drive; and
WHEREAS, on June 10, 2025, Staff completed an initial review of the application,
at which time the application was deemed incomplete for processing due to missing
information; and
WHEREAS, on November 20, 2025, the application was deemed complete for
processing after the Applicant submitted additional information on several occasions; and
WHEREAS, on November 20, 2025, a public notice announcing the proposed
project and date of the public hearing 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; is not in an
environmentally sensitive area, results in only a negligible expansion of use as the
resulting structure remains a single family residence, and none of the exceptions to the
categorical exemption set forth in CEQA Guidelines, section 15300.2 apply and
specifically this project does not present any unusual circumstances; and
WHEREAS, the Planning Commission held a public hearing on January 13, 2026,
at which time all interested parties were given an opportunity to be heard and present
evidence.
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NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND,
DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The project involves the construction of a 552 ft2 second-floor addition
and an 82 ft2 first-floor addition to an existing 2,536 ft2 one-story residence for a new total
structure size of 3,170 ft2 (garage included) and the conversion of 52 ft2 of the existing
attached garage to a pantry/storage area, and the remodel of the existing front porch from
61 ft2 to 20 ft2 in area to accommodate the project.
Section 2: The Planning Commission determines the project is categorically
exempt from the California Environmental Quality Act pursuant to 14 CCR 15301 (Existing
Facilities) as 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. Furthermore, none of the exceptions to the use of a
categorical exemption set forth in CEQA Guidelines, section 15300.2 apply to the project
and specifically the project does not present any unusual circumstances.
Section 3: The Planning Commission finds that the Height Variation Permit and
Site Plan Review for the construction of a 552 ft2 second-floor addition, an 82 ft2 first-floor
addition, and the conversion of 52 ft2 of the existing attached garage to a pantry/storage
area, to an existing 2,536 ft2 one-story residence for a new total structure size of 3,170 ft2
(garage included) is warranted based on the following findings:
A. The Applicant has complied with the early neighborhood consultation process
guidelines and procedures by obtaining 10 signatures (70%) from properties within
100 feet and 27 signatures (25.23%) from properties within 500 feet of the project
site.
B. The 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 as a viewing point or viewing site, as the closest point/site is located
over two miles away from the project site and they also do not look over the project
site.
C. The 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 or
more sides.
D. The project will not result in a significant view impairment of protected views
because the properties located to the north of the project site along Galerita Drive
are located approximately 28 feet lower in elevation than the project site and
primarily observe their views to the northeast, which is in the opposite direction of
the project site. In addition, the properties located to the east of the project site on
the north side of Velez Drive primarily observe views to the east and northeast,
01203 0005 2076533 1 P.C. Resolution No. 2026-01
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which are in the opposite direction of the project site. Furthermore, the properties
located to the south of the project site along Velez Drive primarily observe views to
directly to the east and northeast, and are at a much higher elevation such that they
are not impacted by the project, or they do not look over the project site at all. Due
to the topography that slopes up in elevation along Velez Drive towards the T-
shaped intersection at Santa Rena Drive, the properties located to the west of the
project site, including the property at 2105 Velez Drive, are located approximately
20 to 70 feet higher in elevation than the building pad of the project site and
continue to observe views in an easterly direction over the project site.
E. There will be no significant cumulative view impairment by portions of the structure
which exceed 16 feet in height, as similar additions on the adjacent properties at
2105 and 2017 Velez Drive would not result in a significant cumulative view
impairment due to the orientation of views in the area and the terracing conditions
between the building pads of properties to the west and south of the project site.
F. The project will comply with all other code requirements,including but not limited to,
setbacks, parking, and maximum allowable lot coverage.
G. The project is compatible with the character of the immediate neighborhood in
terms of the scale, architectural style, and setbacks. The project will result in a total
structure size of 3,170 ft2 (garage in du ded), which will be the second largest
residence in the immediate neighborhood. The project has been designed in a
manner that will help minimize the apparent scale of the project including the use of
setbacks between the new second-floor addition and the existing first floor. In
addition, the 82 ft2 first-floor addition along the front of the project residence will
continue to provide a porch and entry area to maintain consistency with the existing
streetscape. The project also complies with the maximum lot coverage in the RS-5
zoning district (52%), with a lot coverage of 30.2%, which is similar to the lot
coverage of other properties in the immediate neighborhood. The project will
incorporate a stucco finish with shingle roofing materials, and hip roof designs,
which are consistent with the design of the existing project residence and other
residences in the immediate neighborhood. The addition will not result in bulk and
mass impacts to neighboring properties due to topographic conditions in the area
and the use of various materials and design elements, i n du din g setbacks between
the new second floor and the existingfirst floor, which helpereate articulated and
visually balanced façades.
H. The project will not result in an unreasonable infringement of privacy. The window
located along the south or front façade of the project residence faces the public
right-of-way and the driveways of other residences-in the area, where there is no
expectation of privacy. The windows along the west or side façade of the addition
are oriented toward a transitional slope located on the project site, which is
enhanced with mature landscaping and separates the site from the neighboring
property at 2105 Velez Drive. The north or rear façade of the project residence
01203 0005 2076533 1 P.C. Resolution No. 2026-01
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includes one window that would primarily observe views of the existing roofline and
the rear yard of the project site. The east or side façade of the addition will be
improved with two windows that are sited over the existing roof area and driveway
of the property located at 2017 Velez Drive. The second-floor addition does not
extend beyond the existing roof ridge of the project residence and will sit lower than
the existing roof ridge of the garage, which will assist in minimizing views into the
adjacent rear yards. Lastly, the rear yards of the lower adjacent properties to the
east as well as the north of the project are currently visible from the rear yard of the
project site.
Section 4: The ancillary site improvements including the conversion of a portion of the
existing attached garage to a pantry/storage area, and the remodel of the existing front
porch from 61 ft2 to 20 ft2 in area to accommodate the project meet all the applicable
Municipal Code requirements induding, but not limited to setbacks, height, and lot
coverage and privacy impacts in the R S-3 zoning district.
Section 5: 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 Thursday, January 29, 2026. A $3,193.00 appeal fee must accompany
any appeal letter. If no appeal is filed in a timely manner, the Planning Commission's
decision will be final at 5:30 P.M. on Thursday, January 29, 2026.
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.
2026-01, approving a Height Variation Permit and Site Plan review to construct a 552
ft2 second-floor addition and an 82 ft2 first-floor addition to an existing 2,536 ft2 one-
story residence for a new total structure size of 3,170 ft2 (garage included) along with
ancillary site improvements on the property located at 2027 Velez Drive; and subject to
the Conditions of Approval contained in the attached Exhibit"A".
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PASSED, APPROVED AND ADOPTED this 13th day of January 2026 by the following
vote:
AYES: COMMISSIONERS CHRISTEN, CHURA, O'CONNOR, SANTAROSA,AND
CHAIR NULMAN
NOES: COMMISSIONER GEORGE
ABSTENTIONS: NONE
RECUSALS: NONE
ABSENT: VICE-CHAIR BRACH
11/
4.
Eric ulm'.n
Chair
/ a1
Brin," or::- , AIC"
rector of Community Development;ment• and,
Secretary of the Planning Commission
01203 0005 2076533 1 P.C. Resolution No. 2026-01
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EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING CASE NO. PLHV2025-0006
HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW
2027 VELEZ DRIVE
General Conditions:
1. Prior to the submittal of plans into Building and Safety plan check, the Applicant
and/or 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, 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, shaii 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 administrative citations as described in RPVMC
§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. Un less 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
commen cement 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 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.
All exterior lighting shall be so arranged and shielded as to prevent direct
illumination of abutting properties and of vehides passing on the public right-of-way.
Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or
other lighting under canopies or on the building shall be covered with diffusing
lenses and shielded.
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 ANY GRADING AND/OR BUILDING PERMIT,
whichever occurs first, an earth hauling permit shall be approved by the Public
Works Department.
19. The Applicant shall remove the project silhouette within seven (7) days after a final
decision has been rendered and the City's appeal process has been exhausted.
Project Specific Conditions:
20. The approved project consists of the followingimprovements:
PP P
• Construction of a 552 ft2 second-floor addition and an 82 ft2 first-floor addition to
an existing 2,536 ft2 one-story residence fora new total structure size of 3,170
ft2 (garage included); and,
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• Conversion of a portion of the existing attached garage to a pantry/storage area,
and the remodel of the existing front porch from 61 ft2 to 20 ft2 in area to
accommodate the proposed project.
BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land
surveyor or civil engineer prior to the framing inspection.
21. The proposed project height will measure 21.62 feet, as measured from the lowest
finished grade covered by structure (elev. 98.70 feet) to the highest roof ridgeline
(elev. 120.32 feet); and 20.69 feet in height as measured from the highest elevation
of the existing grade covered by the structure (elev. 99.63 feet) to the highest roof
ridgeline (elev. 120.32 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 height calculations
22. The proposed project shall maintain setbacks of 19.76-foot front, 43.32-foot west
side, 4.63-foot east side, and 15.35-foot rear.
BUILDING SETBACK CERTIFICATION REQUIRED, to be provided by a licensed
land surveyor or civil engineer prior to foundation forms inspection.
23. Unless modified by the approval of future planning applications, the approved
project shall maintain a maximum of 30.2% lot coverage.
24. The project site shall maintain a minimum of two enclosed and two unenclosed
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
feet vertical clearance. An u n en dosed parking space shall have an unobstructed
ground space of no less than 9 feet in width by 20 feet in depth.
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25. No more than 50% of anyexistinginterior and exterior walls or existingsquare
q
footage is approved to be removed or demolished pursuant to this permit.
Residential buildings that are remodeled or renovated such that 50% or greater of
anyexistinginterior or exterior walls or existingsquare footage is demolished or
q g
removed within a
two-year period shall be considered a new residence and shall
Y
then conform to all current development standards for that zoning district and the
most recently adopted version of the California Building Code.
26. Roof eaves shall not project into the required setback more than 6 inches for each
foot of the required setback, provided that there are no vertical supports within the
required setback areas.
27. All colors and materials for the structure and roof shall be as shown in the stamped
01203 0005 2076533'1 P.C. Resolution No. 2026-01
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APPROVED plans, unless otherwise approved by the Director.
PRIOR TO BUILDING PERMIT OR GRADING PERMIT ISSUANCE:
28. Remove or crown reduce all foliage on the property by trimming down to the height
level of the building pad elevation at 2105 Velez Drive.
The owner of the property is responsible for maintaining, in perpetuity, all foliage on
the property, which exceeds 16 feet in height, as measured from the base of the
tree or which exceeds the lowest adjacent ri dgel in a of the primary structure,
whichever is lower, so as not to significantly impair the view from surrounding
viewing areas.
29. All applicable soils/geotechnical reports, if required by the Building and Safety
Division, shall be approved by the City's Geologist.
30. If required by the Building & Safety Division, a drainage plan shall be reviewed and
approved by the Public Works Department.
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