PC RES 2026-003 P.C. RESOLUTION NO. 2026-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A
REVISION TO CONDITIONAL USE PERMIT NO. 23, A MAJOR
GRADING PERMIT AND A MAJOR SITE PLAN REVIEW TO
INCREASE THE LOT COVERAGE BY 10.5% FOR A TOTAL LOT
COVERAGE OF 40.5% TO ACCOMMODATE THE
CONSTRUCTION OF ANCILLARY SITE IMPROVEMENTS AND
89 YD3 OF ASSOCIATED GRADING AND RETAINING WALLS
ON THE PROPERTY LOCATED AT 3334 PALO VISTA DRIVE
(CASE NO. P LC U 2025-0002).
WHEREAS,on July 12, 1977,the Planning Commission approved Conditional Use
Permit No. 23 (CUP No. 23), establishing a residential planned development (RPD)
comprised of Tract Nos. 32574, 32991 and 34834, which was then recorded on January
4, 1980; and,
WHEREAS, on September 9, 1986, the Planning Commission adopted (and
supplemented on August 23, 1989) the Seacliff Hills Development Guidelines, in
recognition of the need for greater sensitivity and design flexibility in the construction of
the custom homes in these tracts; and,
WHEREAS, on July 7, 2025, the Property Owner and Applicant submitted
applications including a revision to CUP No. 23, Major Grading Permit and Major Site
Plan Review increase the permitted lot coverage to 40.5% to accommodate proposed
improvements which include hardscape, paving, stairs, firepit, built-in BBQ, swimming
pool/spa, water wall,pool equ ipment in below grade vaultand fencing within the rear yard
of the project site as well as a modification of the existing driveway configuration along
the front yard of the project site, and conduct 89 yd3 of grading (16 yd3 of cut and 73 yd3
of fill)and combination retaining walls up to 8 feet in height; and
WHEREAS,on January 22, 2026 after various resubmittals and reviews by Staff,
the project applications were deemed complete for processing and a public notice was
published in the Palos Verdes Peninsula News and mailed to all property owners located
within 500 foot radius of the site; and,
WHEREAS,pursuantto 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)and 15303(Construction and Conversion of Accessory
Structures) of the California Guidelines for Implementation of CEQA. Specifically, the
project is located where existing public services and facilities are available; and is not in
an environmentally sensitive area; and
WHEREAS,on February 10, 2026, the Planning Commission held a duly-noticed
public hearing,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 Planning Commission hereby approves a Revision to CUP No.
23, providing for the following amendments:
1. Increase the permitted lot coverage to 40.5% to accommodate newly proposed
improvements which include hardscape, paving, stairs, firepit, built-in BBQ,
swimming pool/spa, water wall, pool equipment in below grade vault and fencing
within the rear yard of the project site as well as a modification of the existing
driveway configuration along the front yard of the project site; and
2. Conduct89yd3 of grading(16 yd3 of cutand 73 yd3 offill)and combination retaining
walls up to 8 feet in height.
Section 2: In support of the requested CUP Revision,the Planning Commission
makes the following findings:
A. The site is adequate in size and shape to accommodate the use and for all of the
proposed improvements required by CUP No. 23 or by conditions imposed under
this section to integrate said use with those on adjacent land and within the
neighborhood. More specifically, pursuant to CUP No. 23, this lot was originally
approved in 1987 for a 30% lot coverage under CUP No. 23 and Seacliff Hills
Development Guidelines.A condition unique to the Seacliff Hills tracts is that lot
coverage also includes any area altered and not returned to its existing condition.
The proposed project would be similar in lot coverage in that the project is
proposing a similar layout to several of the existing properties on Palo Vista Drive
and Seacliff Drive, in that they would have a patio and pool area located in the rear
yard, directly adjacent to the main residence. The project site is adequate in size
and shape to accommodate the proposed use in addition, the yards, setbacks,
walls, fences, landscaping is similarly adequate. More specifically,the requested
CUP revision will not modify the existing size or shape of the 15,429 ft2 project site
or the land use of the property as a sin gle-fami ly zon ed lot.Other properties located
to the south of Palo Vista Drive have had increased lot coverages approved, which
range from 32% up to 40%, which will be similar to the current proposal.
B. The site relates to streets and highways sufficient to carry the type and quantity of
traffic generated by the use. More specifically, the property is served by two
existing public streets(Palo Vista Drive and Seacliff Drive)that serve all 36 lots on
those two streets and connect to Palos Verdes Drive South. The project will not
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alter the nature of traffic generated by the lot as compared to the originally-
approved residence and rear yard area.
C. The project site is located adjacent to developed residentiallyzoned properties and
is consistent with other nearby lots developed with a residence and ancillary rear-
yard improvements. The proposed project, which includes hardscape, paving,
stairs, firepit,built-in BBQ,swimming pool/spa,water wall,pool equipmentin below
grade vault and fencing within the rear yard of the project site as well as a
modification of the existing driveway configuration along the front yard of the
project site; would not result in significant adverse impacts to adjacent properties.
Staff evaluated potential effects related to view impairment and aesthetics and
found that the improvements would not significantly impair protected views from
surrounding properties due to differences in orientation and elevation, and
because the improvements are largely located on existing grade. Additionally,the
proposed improvements are designed to be compatible with the project residence
and surrounding neighborhood through the use of similar materials, colors, and
architectural style, and would not substantially alter the overall visual character of
the property or the residential tract as observed from public right-of-ways.
D. The proposed use is not contrary to the General Plan. More specifically, the
General Plan Land Use designation for the property is Residential, 1-2 du/acre.
The development and improvement of single-family residences are among the
primary permitted uses within this land use designation. This is also reflected in
Housing Activity Policy No. 3 of the General Plan (p. 78), which calls upon the City
to "[encourage] and assist in the maintenance and improvement of all existing
residential neighborhoods so as to maintain optimum local standards of housing
quality and design."
E. Conditions regarding any of the requirements listed above which the Planning
Commission finds to be necessary to protect the health, safety and general
welfare, have been imposed in the attached Exhibit "A."
Section 2: The Planning Commission finds that the approval of a Major Grading
Permit is warranted because:
A. Within the Single-Family Residential(RS-1) zoning district, the permitted primary
use is single-family residential development, along with ancillary uses and
improvements that support a primary residence, including combination walls.The
proposed grading and combination walls are limited to what is necessary to
accommodate and support use of the rear yard associated with the project
residence and do not exceed the scope required for the permitted use of the lot.
The project results in a slightly larger and more functional rear yard by retaining
flat portions of the site, while maintaining the overall topography of the property as
viewed from Palos Verdes Drive South. Similar grading and improvements are
present on neighboring properties along Palo Vista Drive. The proposed grading
facilitates reasonable use of the property con sistentwith surrounding development
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and enhances the permitted primary residential use.
B. The proposed project does not result in adverse visual impacts when viewed from
neighboring properties.The project site slopes downward from north to south,and
views in the area are generally oriented toward the south, encompassing the
ocean, coastal bluffs, and Catalina Island. The project area and proposed
improvements are located within the southerly rear yard of the project residence
and are not visible from properties located to the north of the project site. Adjacent
properties have rear yard elevations comparable to the project site and remain
below the primary residence floor levels, allowing views over the rear yard and
proposed improvements to be maintained.
C. The proposed grading does not alter the natural contours of the site, as grading is
largely confined to areas previously disturbed during construction of the existing
residence and ancillary site improvements. The majority of the site's natural
contours beyond the proposed combination walls will be preserved in their existing
condition.
D. The proposed combination walls and grading are designed to follow the natural
topographical features of the site, resulting in minimal disturbance to the existing
slopes. The improvements preserve the natural slope of the rear yard areas and
blend the modified side yard into the surrounding topography. Existing contours
beyond the rear yard and ancillary site improvements will largely remain intact,
with finished contours integrated into the established urban topography.
E. The purpose of grading is to allow reasonable development of land while
preserving the natural scenic character of the area to the greatest extent feasible
and ensuring consistency with the goals and policies of the General Plan and
applicable plans. Due to the site's topographical conditions, an existing
combination wall is located along the extreme rear slope to support the rear yard.
To accommodate the proposed improvements, a replacement combination wall
extending slightly further into the extreme slope, but within the same general area,
is required.The proposed wall is similar in height and elevation to the existing wall
and supports reasonable expansion of the rear yard while minimizing erosion and
potential land movement. An additional four-foot-tall retaining wall is proposed in
the easterly side yard to support stairs providing rear yard access. Given the site's
unique topography and extreme slope conditions, the proposed deviations are
necessary to facilitate reasonable development consistent with the intent of the
grading regulations.The project is required to comply with all applicable Building
Code requirements, obtain approval from the City's geotechnical consultant, and
complete all required inspections, and is subject to Conditions of Approval to
ensure compliance with applicable development standards.
Section 3: The Planning Commission finds that the approval of a Major Site
Plan Review Permit is warranted because:
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A. The proposed ancillary improvements meet all of the general development
guidelines such as setbacks and height requirements. Outside the required
setbacks, these improvements do not exceed 12 feet in height as measured from
adjacent finished grade.
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 calendardays of the date of this decision, or by 5:30 P.M.
on Wednesday, February 25, 2026. 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 Wednesday, February 25, 2026.
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 Planning
Commission of the City of Rancho Palos Verdes hereby adopts P.C. Resolution No.2026-
03, thereby conditionally approving a request to revise Conditional Use Permit No. 23 to
increase the lot coverage by 10.5%for a total lot coverage of 40.5% to accommodate the
construction of ancillary site improvements and 89 yd3 of associated grading and retaining
walls for the property located at 3334 Palo Vista Drive (Case No. PLCU2025-0002).
PASSED,APPROVED AND ADOPTED this 10th day of February 2026, by the following
vote:
AYES: COMMISSIONERS CHRISTEN, CHURA, GEORGE & O'CONNOR AND VICE
CHAIR BRACH
NOES: CHAIR NULMAN
ABSTENTIONS: NONE
RECUSALS: NONE
ABSENT: COMMISSIONER SANTAROSA
ex_.,
Eric Nu lman
� ,,,,,,, Chair
Brandy Forbes, AICP
Director of Community Development; and,
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Secretary of the Planning Commission
EXHIBIT "A"
CONDITIONS OF APPROVAL
CASE NO. PLCU2025-0002
3334 PALO VISTA DRIVE
(CONDITIONAL USE PERMIT REVISION,
MAJOR GRADING PERMIT, MAJOR SITE PLAN REVIEW)
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 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, by persons other than the Applicant, 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. Pu rsu ant 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.
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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 City's Municipal Code, including
but not limited to height, setback and lot coverage standards.
7. The project development on the site shall conform to the Planning Commission-
approved plans and to the specific standards contained in these conditions of
approval or, if not addressed herein, shall conform to the RS-1 residential
development standards and the Seacliff Hills Development Guidelines.
8. Failure to comply with and adhere to all of these conditions of approval may be
cause to revoke the approval of the project pu rsu ant to the revocation procedures
contained in RPVMC Section 17.86.060 or administrative citations as described in
RPVMC Chapter 1.16.
9. 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
Section 17.86.070 within one year of the final effective date of this Resolution,
approval of the project shall expire and be of no further effect unless, prior to
expiration,a written requestfor extension is filed with the Community Development
Department and approved by the Director.
10. In the event that any of these conditions conflict with the recommendations and/or
requirements of an oth er permitting agency or City department,the stricter standard
shall apply.
11. 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 Resolution.
12. 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, u n less the approval of such illegal
or legal non-conforming structure is specifically identified within these conditions
or on the stamped APPROVED plans.
13. 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.
14. 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
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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.
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 Section
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. If construction projects that are accessible from a street right-of-wayor an abutting
property and which remain in operation or expect to remain in operation for over
30 calendar days, the Applicant shall provide temporary construction fencing,as
defined in RPVMC Section 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.
17. All grading, landscaping and construction activities shall exercise effective dust
control techniques, either through screening and/or watering.
Project Specific Conditions:
18. This approval shall allow for construction and/or installation of the following:
1. Increase the permitted lot coverage to 40.5% to accommodate newly
proposed improvements which include hardscape, paving, stairs, firepit,
built-in BBQ,swimming pool/spa, water wall, pool equipmentin below grade
vault and fencing within the rear yard of the project site as well as a
modification of the existing driveway configuration along the front yard of
the project site; and
2. Conduct 89 yd3 of grading (16 yd3 of cut and 73 yd3 of fill)and combination
retaining walls up to 8 feet in height.
19. Unless otherwise approved by these conditions or modified by the approval of
future planning applications, the approved ancillary site improvements shall
maintain the following setbacks:
Front yard setback —25 feet average / 20 feet minimum
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Interior side yard setbacks— 10 feet minimum per side/25 feet minimum total of
both sides
Rear yard setback— 25 feet average/ 20 feet minimum
20. PRIOR TO BUILDING AND/OR GRADING PERMIT ISSUANCE, the colors and
materials of the proposed project shall be reviewed and approved for compatibility
with the existing residence to the satisfaction of the Director of Community
Development.
21. Unless modified by the approval of a future revision to Conditional Use Permit
No. 23, the approved project shall maintain a maximum of 40.5% lot coverage.
PRIOR TO BUILDING AND/OR GRADING PERMIT FINAL INSPECTION,
CERTIFICATION OF PROJECT AREA IS REQUIRED, to be provided by a
licensed land surveyor or civil engineer.
22. Haul routes to transport soil shall be approved by the Public Works Department
prior to issuance of any Grading or Building permit.
23. New slopes shall not exceed 66% adjacent to the driveway and 35% elsewhere on
the property.
24. Exterior residential lighting shall be in compliance with the standards of RPVMC
Section 17.56.030 and the Seacliff Hills Development Guidelines. 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.
25. All applicable soils/geotechnical ical reports, if required by the Building and Safety
Division, shall be approved by the City's Geologist.
26. A pool enclosure shall be required.Enclosure must consist of a 5 foot to 6 foot high
fence or wall with a self-closing and self-latching gate.
27. The approved mechanical equipment unit shall be screened from adjacent public
right-of-way with foliage or other appropriate screening.
28. The maintenance or operation of mechanical equipment, including but not limited
to AC units or pool filters,generating noise levels in excess of 65 dBA as measured
from the closest property line shall constitute a public nuisance in accordance to
Chapter 8.24 of the RPVMC.
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