PC RES 2026-008 P.C. RESOLUTION NO. 2026-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES THEREBY DENYING AN APPEAL
AND AFFIRMING THE DECISION OF THE COMMUNITY
DEVELOPMENT DIRECTOR'S CONDITIONAL APPROVAL OF A
HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW TO
ALLOW THE CONSTRUCTION OF A NEW 800 FT2 SECOND-
STORY ADDITION AND A 12 FT2 SINGLE-STORY ADDITION TO
AN EXISTING 2,106 FT2 SINGLE-STORY RESIDENCE FOR A NEW
TOTAL STRUCTURE SIZE OF 2,918 FT2 (GARAGE INCLUDED),
SUBJECT TO CONDITIONS OF APPROVAL CONTAINED IN THE
ATTACHED EXHIBIT 'A' (CASE NO. PLHV2025-0002).
WHEREAS, on January 30, 2025, the Applicant submitted the requested
application for a Height Variation Permit and Site Plan Review; and
WHEREAS, on March 5, 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 October 16, 2025, Staff deemed the application substantially
complete and ready for processing after the Applicant resubmitted the staff-requested
revised plans and additional information. On that same day, a public notice announcing
the proposed project 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 4 public
comments in response to the proposed project and public notice, which are further
evaluated throughout the sections of the staff report; and
WHEREAS, the Applicant approved extensions to the Community Development
Department's application processing and consideration of the proposed project through
and including February 10, 2026; and
WHEREAS, on February 5, 2026, the Director of Community Development (the
"Director") conditionally approved the requested Height Variation Permit and Site Plan
Review and on the same day a Notice of Decision was sent out to all interested parties
- providing for a 15-day project appeal period; and
WHEREAS, on February 19, 2026, Staff received a timely written Appeal Letter of
the Director's Notice of Decision from the adjacent property owner, Jason Steininger-
Holmes, at 1928 Galerita (herein the Appellant); and
WHEREAS, February 20, 2026, Staff received confirmation of payment for the
Appeal, and
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WHEREAS, on March 26, 2026, a public notice announcing the Planning
Commission's consideration of the Appeal request was provided to the Appellants, the
Applicant, property owners within a 500-foot radius of the project site, interested parties,
and published in the Palos Verdes Peninsula News; and
WHEREAS, pursuant to Rancho Palos Verdes Municipal Code (RPVMC) Section
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 May 20, 2026; and
WHEREAS, on April 14, 2026, the Planning Commission held a duly-noticed public
hearing to consider the Appeal request, at which time the Planning Commission voted to
continue the public hearing item to the regularly scheduled May 12, 2026, public hearing
date to allow the Applicant additional time to consider addressing feedback from the
Planning Commission related to the project plans; and
WHEREAS, on May 6, 2026, the Applicant submitted an updated plan set and
description of the revisions which generally consisted of updates to the read roof pitch and
maximum roof height, window types, window dimensions, and attic access; and
WHEREAS, on May 12, 2026, the Planning Commission held a duly noticed public
hearing to consider the continued public hearing item; 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 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.
NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND,
DETERMINE, AND RESOLVE AS FOLLOWS.
Section 1: The proposed project involves the construction of a 800 ft2 second-
story addition and 12 ft2 single-story addition to an existing 2,106 ft2 two-story residence
for a new total structure size of 2,918 ft2 (garage included) measuring 22.86 feet in height.
n2: Planning Commission determines the pr
oject The la ing p oject 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
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categorical exemption set forth in CEQA Guidelines, section 15300.2 applies 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 an 800 ft2 second-story addition and 12 ft2 single-
story addition to an existing 2,106 ft2 single-story residence for a new total structure size of
2,918 ft2 (garage included) measuring 22.86 feet in height from the point where the lowest
foundation or slab meets the finished grade to the highest roof ridgeline, 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 notifying the local Homeowners Association and
obtaining 11 signatures (73.33%) from properties within 100 feet and 23 signatures
(25.84%) from properties within 500 feet of the project site.
B. There are no viewing points or viewing sites that will be significantly impaired or
impacted as a result of the proposed project. Additionally, the project site is not
located within the City's Coastal Zone.
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. Views in the area are primarily oriented to the east and north, consisting of ocean
and harbor views to the east and city lights and mountain views to the north. The
topography slopes downward from south to north along Pontevedra Drive, with
transitional grade changes between adjacent side and rear yards. Based on
multiple Staff site visits and aerial imagery review, the proposed second-story
addition would not result in a significant view impairment from surrounding
properties. Residences located to the west of the project site currently have views
impacted by the existing 16-foot/20-foot "by-right" building envelopes and site
improvements along Pontevedra Drive. Concerns regarding impacts to views of the
sky are not applicable as such views are not protected, and the surrounding area
does not contain protected near-view features as defined by the City's View
Ordinance. Properties located to the south of the project site observe views
primarily to the east, in the opposite direction of the project site; properties to the
east observe views outward to the east, also opposite of the project site; and
properties to the north observe views to the east and north, which are likewise
oriented away from the project site.
E. There will be no significant cumulative view impairment by portions of the structure
which exceed 16 feet in height The proposed project would not create significant
view impacts from the viewing areas of surrounding parcels. Due to the transitional
slopes of approximately 2 to 5 feet between properties along Pontevedra Drive, a
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subtle terracing condition exists whereby the existing 16-foot/20-foot "by-right"
building envelopes of residences already influence views from properties to the
west. Under these conditions, potential second-story additions to nearby single-
story homes not impact any protected views under the City's View Ordinance.
Therefore, no cumulative view impairment would result from portions of the
structure exceeding 16 feet in height.
F. The proposed addition will comply with all other code requirements, including but
not limited to, setbacks, parking, maximum allowable lot coverage, and building
height with the inclusion of a Height Variation Permit.
G. The proposed project is compatible with the character of the immediate
neighborhood in terms of scale, architectural style, and setbacks. Although the
project residence will be the largest in the immediate neighborhood at 2,918 square
feet, it has been designed to minimize bulk and mass through a gable roofline,
front-facing dormers, and architectural articulation that maintains a predominantly
single-story appearance along the east elevation. It also proposes to utilize a
singular roof line as seen from the public right-of-way, which helps maintain he
appearance of a single story residence. The project remains consistent with
neighborhood design through the use of stucco finishes and asphalt shingle roofing,
and while most nearby homes are single-story, similar two-story residences with
comparable heights exist in the surrounding area. The second-story addition is
constructed over the existing footprint, maintaining all required RS-5 setbacks and
preserving light, air, and open space between properties, while lot coverage
remains unchanged at 40 percent, below the maximum permitted.
H. The proposed project will not result in an unreasonable infringement of privacy.
Although second-story windows are proposed along all elevations, their design,
placement, and glazing treatments minimize potential privacy impacts to adjacent
properties. Windows along the east (front) elevation primarily observe the public
right-of-way and front yard areas, where there is no expectation of privacy. The
south and north elevations include windows with elevated sill heights, limiting direct
views into neighboring properties and shuttered windows which come from the
existing unhabitable attic space The west (rear) elevation, while being generally
located over 60-feet away from the Appellant's residence, incorporates a
combination of higher sill heights, frosted glass, and window configurations
designed to direct views toward the project site and reduce visibility into adjacent
property rear yard areas. All second-story windows are required to be maintained
as approved, and typical measures such as blinds or curtains remain available to
preserve indoor privacy
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Section 4: The proposed site improvements including the construction of the 12-
foot single-story addition, meet all the applicable Municipal Code requirements including,
but not limited to setbacks, height, and lot coverage and privacy impacts in the RS-5
zoning district.
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Section 5: The Planning Commission has fully considered the grounds asserted for
the appeal proffered by Appellants, including public testimony in support of the same, and
finds them to be without merit for the reasons described below:
A. Appellant contends the proposed project would create significant privacy impacts,
particularly from second-story windows along the rear elevation overlooking their
rear yard and pool area. In considering the same the Director has, in the exercise of
her professional judgment, determined that the project will not result in an
unreasonable infringement of privacy. Staff evaluated these concerns and found
that the westerly-facing rear windows have been specifically designed to minimize
privacy impacts through increased sill heights, frosted glass treatments, and
window configurations that direct views downward toward the project site. Only two
windows, located in the master bedroom, will utilize a single-hung clear design, as
these windows are located over 60 feet from the Appellant's residence. Additionally,
the Appellant's pool is located in their side yard which is 60-feet away from the
standard second-story windows. Additional measures, such as increasing the
height of the shared block wall with vinyl fencing, were explored but ultimately not
pursued due to lack of Appellant's consent. Based on these design features, site
conditions, and applicable guidelines, Staff concluded that the proposed project
does not create an unreasonable infringement of privacy on the Appellant's
property. The Planning Commission finds there is substantial evidence to support
the Director's determination and the same is affirmed herein.
B. Appellant contends the proposed project is inconsistent with the City's
Neighborhood Compatibility Guidelines. In considering the same the Director has,
in the exercise of her professional judgment, determined the project achieves
compatibility with the surrounding neighborhood. While the Appellant notes
concerns regarding the absence of two-story homes in the immediate vicinity, the
Neighborhood Compatibility Handbook standards allow consideration of at least the
20 closest residences while also permitting expanded analysis to provide broader
neighborhood context. As such, the original Staff report noted nearby two-story
residences just outside the immediate neighborhood that demonstrate similar height
and rear-oriented second-story designs, indicating that the area is not solely
consisted of two single-story development. The proposed project's rear placement
of the second-story addition is designed to preserve the existing streetscape
through a low-profile front elevation with a gable roof and dormers, minimizing
visibility from the public right-of-way while maintaining consistency with established
design patterns. The Applicant has also reduced the overall height of the proposed
project from it's original design by about 2 feet to reduce feelings of bulk and mass.
Additionally, the subject and Appellant properties feature deeper rear yards,
resulting in approximately 50 feet of separation between structures, which is greater
than typical spacing in the area, and will reduce the visual prominence of the
addition comparatively. Based on these factors, Staff determined that the project is
compatible with the scale, design, and development pattern of the neighborhood.
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The Planning Commission finds there is substantial evidence to support the
Director's determination and the same is affirmed herein.
Section 6: Based on the foregoing analysis and substantial evidence 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. 2026-08,
denying an Appeal and affirming the Director's conditional approval of a Height
Variation Permit and Site Plan Review to allow the construction of a new 800 ft2
second-story addition and 12 ft2 single-story addition to an existing 2,106 ft2 single-
story residence for a new total structure size of 2,918 ft2 (garage included), subject to
conditions of approval contained in the attached Exhibit 'A'.
PASSED, APPROVED AND ADOPTED this 26th day of May 2026 by the following
vote:
AYES: COMMISSIONERS CHRISTEN, O'CONNOR, SANTAROSA & CHAIR NULMAN
NOES: COMMISSIONERS CHURA, GEORGE & VICE CHAIR BRACH
ABSTENTIONS: NONE
RECUSALS: NONE
ABSENT: NONE
Eric Nulman
Chair
Br nd For s, Al
Director of Community Development; and,
Secretary of the Planning Commission
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EXHIBIT "A"
CONDITIONS OF APPROVAL
CASE NO. PLHV2025-0002
28337 PONTEVEDRA DRIVE
(HEIGHT VARIATION PERMIT & SITE PLAN REVIEW)
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, 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 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 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.
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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, 9:00AM 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 vehicles 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
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effective dust control techniques, either through screening and/or watering.
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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 proposed project consists of the following improvements:
• Construct an 800 ft2 second-story addition and a 12 ft2 single-story addition to an
existing 2,106 ft2 single-story residence for a new total structure size of 2,918 ft2
(garage included)
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BUILDING AREA CERTIFICATION REQUIRED, to be provided by a licensed land
surveyor or civil engineer prior to the framing inspection.
21. The proposed addition will measure 22.86 feet, as measured from the lowest
finished grade covered by structure (elev. 50.35 feet) to the highest roof ridgeline
(elev. 73.21 feet); and a height of 21.46 feet as measured from the highest
elevation of the existing grade covered by the structure (elev. 51.75) to the highest
roof ridgeline (elev. 73.21 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.
22. The proposed residence shall maintain setbacks as follows:
Front (east) 20 feet
Interior Side (south) 7.17 feet
Interior Side (north) 8 67 feet
Rear (west) 22 feet
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 40% lot coverage.
24. 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 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. 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.
26 All colors and materials for the structure and roof shall be as shown in the stamped
APPROVED plans.
27. 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
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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
California Building Code.
28. All second-floor windows shall be maintained at the exact height, location,
configuration and glass specifications listed in the approved plan set.
29. Remove louvers on both sides of proposed addition and making dormer windows
louvered.
PRIOR TO BUILDING AND/OR GRADING PERMIT ISSUANCE:
30. PRIOR TO ISSUANCE OF BUILDING AND/OR GRADING PERMITS, all
applicable soils/geotechnical reports, if required by the Building and Safety Division,
shall be approved by the City's Geologist.
31. PRIOR TO ISSUANCE OF BUILDING AND/OR GRADING PERMITS, a drainage
plan shall be reviewed and approved by the Public Works Department
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