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CC RES 2026-059 RESOLUTION NO. 2026-59 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES AFFIRMING THE DECISION OF THE PLANNING COMMISSION AND DENYING THE APPEAL THEREBY CONDITIONALLY APPROVING A HEIGHT VARIATION PERMIT AND SITE PLAN REVIEW ALLOWING THE CONSTRUCTION OF AN 812 FT2 TWO- STORY ADDITION CONSISTING OF AN 800 FT2 SECOND- STORY ADDITION AND 12 FT2 FIRST-STORY ENTRYWAY ADDITION TO THE EXISTING 2,106 FT2 SINGLE-STORY RESIDENCE FOR A NEW TOTAL STRUCTURE SIZE OF 2,918 FT2 (GARAGE INCLUDED) ON PROPERTY LOCATED AT 28337 PONTEVEDRA DRIVE (CASE NO. PLHV2025-0002). WHEREAS, on January 30, 2025, HJ Architecture (the Applicant) submitted the requested applications, on behalf of the property owners Marianne and Sameh Mansour, 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 complete for processing after the Applicant resubmitted revised plans and additional information on multiple occasions. 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 were evaluated by the Director of Community Development in consideration of the requested applications; and WHEREAS, on December 16, 2025, the Applicant provided several extensions to the Community Development Department in the processing,and consideration of the proposed project until February 10, 2026; and WHEREAS, on February 5, 2026, the Director of Community Development conditionally approved the requested Height Variation 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 at 1928 Galerita Drive, Jason Steininger-Holmes and Pamela Holmes (herein th'e Appellants'); and WHEREAS, February 20, 2026, Staff received confirmation of payment, for the Appeal request; and WHEREAS,, on March 26, 2026, a public notice announcing the Planning Commission's consideration of the Appeal request to be held at a hearing on April 14, 2026 was provided to Jason-Ste,inin,g,er Holmes and Pamela Holmes (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) 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, 20.26; 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 next regularly scheduled hearing date of May 12, 2026; and WHEREAS, on May 12, 2026, the Planning Commission held a public hearing for the continued public hearing item. Due to unforeseen technical difficulties at the meeting chamber in which Staff's prepared materials were inaccessible, the Planning Commission voted to continue this public hearing item to the next regularly, scheduled Planning Commission date of May 26, 2026, to be able to see Staffs presentation and hearing materials for their consideration; and WHEREAS, on May 26, 2026, the Planning Commission heard the continued public hearing item and after considering information presented and public testimony voted 4 to 3 to adopt P.C. Resolution No. 2026-08, denying the appeal and affirming the Director's decision thereby conditionally approving the requested Height Variation Permit and Site Plan Review;, and WHEREAS, on June 11, 2026, Staff' received a. timely written Appeal Letter and confirmation of payment of the Planning, Commission's Notice of Decision from the adjacent property owner at 1928 Galeri'ta Drive, Jason Steininger-Holmes and Pamela Holmes; and WHEREAS, pursuant to RPVMC Section 17.80.070(C), an appeal hearing before the City Council shall be set within 90 days of the filing of the appeal, or no,later. than September 9, 2026; and WHEREAS, on July 2, 2026, a public notice announcing the City Council's consideration of the Appeal request to be held at a public hearing on July 21, 2.026 was provided to the Appellants, Applicant, property owners within a 500-foot radius of the project site, interested parties, and published in the Palos Verdes Peninsula News; and I Resolution No. 2026-59 Page 2 of 7 WHEREAS, pursuant to the provisions of the California Environmental Quality Act,. Public Resources Sections 21000 et. seq. ("CEQA"), the.CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et seq., the City's Local CEQA Guidelines,, the proposed project involving the 812 ft2 two-story addition consisting of an 800 ft2 second- story addition and 12 ft2 first-story addition, 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 C.EQA Guidelines, section 15300.2 apply and specifically this project does not present any unusual circumstances; and WHEREAS, th,e City Council conducted a duly noticed public hearing on July 21, 2026, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: Section 1: The City Council finds and determines the proposed project involves the construction of.an 812 ft2 two-story addition.consisting of an 800 ft?second-story addition and 12 ft2 first-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 (the "Project"). Section 2:. The City Council finds and 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 applies to the project and specifically the project does not present any unusual circumstances. Section 3: The City Council finds and determines that the Height Variation and Site Plan Review for the construction of an 812 ft2 two-story addition consisting of an 8.00 ft2 second-story addition and 12 ft2 first-story entry addition to an existing 2,106 ft2 single-story residence for a new total structure size of 2,918 ft2 (garag,e 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 approved based on the following findings: A. The Applicant has complied with the Early Neighborhood Consultation Process by notifying th.e 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. Resolution No. 2026-59 Page 3of7 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 neither 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. As such, this finding can be made. D. Views in the area are primarily oriented to the east and north, consisting of the ocean, harbor, city lights, and mountains. Due to the topography of the neighborhood and the orientation of surrounding residences, the proposed second-story addition above the 16-foot/20-foot "by-right" height limit will not significantly impair protected views.. Properties to the west already experience view obstruction from existing "by-right" building envelopes along Pontevedra Drive; properties to the south primarily observe protected views to the east and already experience view obstruction when looking north; properties to the east observe views in the opposite direction of the project site; and properties to the north primarily observe views to the east and north, away from the project site. E. There will be no significant cumulative view impairment from portions of the structure exceeding 16 feet in height. Due to the similar building pad elevations of adjacent, properties, similarly constructed additions on neighboring properties would not create cumulative view impacts as if single-story homes along Pontevedra Drive, particularly those at 28345 Pontevedra Drive-and 28331 Pontevedra Drive were to be improved with second-story additions, there would be no significant view impairments that are not already impacted by the by-right height of other residences. 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. G. The proposed project is compatible with the character of the immediate neighborhood in terms of scale, architectural style, and setbacks..Although the proposed residence, at 2,918 ft2 (including the garage), will be the largest within the immediate neighborhood, the second-story addition is located toward the rear of the residence and incorporates articulated facades, dormers,, and varied roof forms to reduce perceived bulk and maintain the existing streetscape. The project utilizes stucco finishes and asphalt shingle hip roofing consistent with the existing residence and surrounding neighborhood, maintains all existing setbacks, and retains a 40% lot coverage, which is well below the 52% maximum permitted in the RS-5 zoning district. H. The proposed project will not result in an unreasonable infringement of privacy. The east-facing windows primarily observe Pontevedra Drive, adjacent front yards, and neighboring rooflines, where there is a-reduced expectation of privacy. High windows Resolution No. 2026-59 Page 4 of 7 on the north and south elevations serving bathroom and bedroom areas are designed with sill heights of approximately 5-feet 8-inches, limiting direct views onto adjacent properties. On the west elevation, bathroom and hallway windows also incorporate 5-foot 8-inch sill heights, while bedroom and stairwell windows are located more than 30 feet from the shared westerly property line, with the nearest adjacent residence located over 60 feet away. The northernmost west-facing window will utilize obscured glass and an awning-style design to further reduce potential overlooking. Additionally, a condition of approval requires all second-story windows to remain in their approved locations, dimensions, sill heights, configurations, and glass treatments, ensuring privacy protections are maintained. Section 4:- The Project, which includes the 12-foot single-story addition to the entryway, was found to meet all the Municipal Code requirements, including, but not limited to, setbacks and height in the RS-5 zoning district. Section 5: The City Council has considered the grounds for appeal proffered by the Appellants, and finds and determines the same are without merit for the reasons described below: A. While the Appellants assert the Project should have been referred directly to the Planning Commission pursuant to RPVMC §17.02.040(C)(1)(a)(ii'), Staff determined that the project was appropriately reviewed by the Director of Community Development. The.Appellants assert the firststory footprint was overstated, resulting in a second-story footprint, exceeding the 75% threshold requiring Planning Commission review. However, Staff verified the project plans and survey, confirming the first-story footprint consists of a 1,746 ft2 residence and a 360 ft2 attached garage, for a total of 2,106 ft2. The areas included in this calculation typically refer to the habitable floor area of the second story addition, which is 800 ft2. As such, the area of the structure which exceeds 16 feet in height equates to 38% of the first story footprint area. Accordingly, Staff concluded the project did not meet the threshold for mandatory Planning Commission review and was properly reviewed by the Director of Community Development. B. While the Appellants, assert that Staffs Neighborhood Compatibility analysis was incomplete and inconsistent with the City's guidelines, Staff determined that the proposed project remains compatible with the surrounding neighborhood. The existing attic was not included as additional second-story floor area because it remains an existing, unfinished, and non-habitable space, despite proposed roof modifications that increase interior ceiling height. Staff also found that the Neighborhood Compatibility Handbook permits consideration of residences beyond the nearest 20 homes to provide broader neighborhood context, including nearby two-story residences that demonstrate similar development patterns. Although the Appellants contend that the second-story addition should be centered over the residence and that the project is incompatible with nearby homes, Staff evaluated the project's overall scale, architectural design,, roof form, setbacks, bulk and mass, Resolution No. 2026-59 Page 5of7 privacy impacts, and relationship to-surrounding development. The proposed addition maintains all required setbacks, incorporates design revisions that reduce perceived bulk and mass, and is consistent with other two-story residences in the vicinity. Accordingly, Staff concluded that the project complies with the City's Neighborhood Compatibility Guidelines C. While the Appellants assert that the proposed second-story addition, attic configuration, and revised westerly-facing windows create significant privacy impacts by providing views into their rear yard, pool, and interior living spaces, Staff determined that the project would not result in an unreasonable infringement of privacy. Staff evaluated the project based on topography, window placement, sill heights, glazing, window type, separation distances, and the relationship between the two properties. Although revisions to several second-story windows were made following the April 14, 2026 Planning Commission hearing, the project ,continues to incorporate numerous privacy mitigation measures, including high-sill windows, obscured glazing, and an awning-style window that limits outward views. The clear- glazed bedroom windows remain more than 60 feet,from the Appellants' residence and at least 30 feet from the shared property line, while the Appellants' pool and primary outdoor activity areas are approximately 50 to 60 feet from the windows with potential, views. Additionally, the offset orientation of the two residences and the, larger separation between rear yard areas further reduce opportunities for direct overlooking. Based on these site conditions and project design features, Staff concluded that the proposed project provides reasonable protection from intrusive visual observation and does not create an unreasonable infringement of privacy. Section 6-: For each of the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the City Council of the City of Rancho Palos Verdes finds there is substantial evidence from the record as a whole to affirm the decision of the Planning Commission, overrule the appeal of Appellants and, hereby adopt this, Resolution No. 2026-59, conditionally approving of a Height Variation and Site Plan Review to allow the construction of an 812 ft2 two-story addition consisting of an 800 ft2 second-story addition measuring 22.86 feet tall and a 12 ft2 single-story entryway addition to an existing 2,106 ft2 single-story residence for a new total structure size of 2,918 ft2 (garage included), along with ancillary site improvements subject to conditions of approval contained in,the attached Exhibit 'A'. Section 7: Any challenge to a final decision by the City Council on the entitlements and the findings set forth herein must b.e filed within the 90-day statute of limitations set forth in the Code of Civil Procedure §1094.6 and Section §17.86.100(B) of the RPVMC. Section 8: The City Clerk shall certify the passage, approval, and adoption of this Resolution, and shall cause this Resolution and her certification to be entered into the Book of Resolutions of the City Council. I Resolution No. 2026-59 Page 6 of 7 PASSED, APPROVED AND ADOPTED on this 21st day of July 2026. Pa ay,or ATTEST: er w aoka, City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss CITY OERANCHO' PALOS VERDES ) I, Teresa Takaoka, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the above Resolution No. 2026-59, was duly and regularly passed and adopted by the said City Council of said City at a regular meeting thereof held on July 21, .2026. • eresa aoka, City Clerk Resolution No:2026-59 Page 7 of'7 RESOLUTION NO. 2026-59 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. Resolution No. 2026-59 Exhibit A Page 1 of 5 6. The project development on the site shall conform to the specific standard's 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 m'ay 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_. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by th.e111 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 Resolution No. 2026-59 Exhibit A Page 2 of.5 property owners, to the satisfaction of the City'.s Building Official. 14. Construction projects that are accessible from a street right-of-way or an abutting property and which remain in operation or expect to remain in operation for over 30 calendar days shall provide temporary construction fencing, as defined in 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 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:. 2.0.. The proposed project consists of the following improvements.: Construct an 812 ft2 two-story addition consisting of an 800 ft2 second-story addition and a 12. ft2 first-story entryway addition to an existing 2,106 ft2 single- story residence for a new total structure size of 2,918 ft2 (garage included). Resolution No. 2026-59 Exhibit A Page 3 of 5 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. 2;3. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 52% 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 II Resolution No. 2026-59 Exhibit A Page 4 of 5 footage may be removed or demolished. Residential buildings that are remodeled or renovated such that 50% or greater of any existing interior or exterior walls or existing square footage is demolished or removed within a two-year period shall be considered a new residence and shall then conform to all current development. standards for that zoning district and the most recently adopted version of the California Building Code. 28. The windows along the second-floor rear (west) facing facade shall be clear glass and maintained at the exact height, location, and configuration as shown in the City Council-approved project plans. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, the Community Development Director shall conduct a privacy assessment from the completed second story to determine if an unreasonable privacy infringement into the neighboring property at 1928 Galerita exists. If so, the applicant shall be requiredto install an appropriately sized exterior louvered awning as deemed acceptable to the Community Development Director prior to the issuance of the Certificate of Occupancy'. 29. PRIOR TO SUBMITTAL TO BUILDING AND SAFETY, the Applicant shall revise the project plans by replacing the louvers with fixed windows along the street(east) facing facade dormers as deemed acceptable by the Community Development Director. 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. 32. As mutually agreed to by the applicant and appellant, the applicant shall be responsible to increase the rear wall height to 7' using similar materials to existing wall. Resolution No. 2026-59 Exhibit A Page 5 of;5 Resolution No. 2026-59 Exhibit A Page 1 of 5 RESOLUTION NO. 2026-59 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. Resolution No. 2026-59 Exhibit A Page 2 of 5 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 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 Resolution No. 2026-59 Exhibit A Page 3 of 5 property owners, to the satisfaction of the City’s Building Official. 14. Construction projects that are accessible from a street right-of-way or an abutting property and which remain in operation or expect to remain in operation for over 30 calendar days shall provide temporary construction fencing, as defined in 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 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 proposed project consists of the following improvements: Construct an 812 ft2 two-story addition consisting of an 800 ft2 second-story addition and a 12 ft2 first-story entryway addition to an existing 2,106 ft2 single- story residence for a new total structure size of 2,918 ft2 (garage included). Resolution No. 2026-59 Exhibit A Page 4 of 5 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 52% 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 Resolution No. 2026-59 Exhibit A Page 5 of 5 footage may be removed or demolished. Residential buildings that are remodeled or renovated such that 50% or greater of any existing interior or exterior walls or existing square footage is demolished or removed within a two-year period shall be considered a new residence and shall then conform to all current development standards for that zoning district and the most recently adopted version of the California Building Code. 28. The windows along the second-floor rear (west) facing facade shall be clear glass and maintained at the exact height, location, and configuration as shown in the City Council-approved project plans. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, the Community Development Director shall conduct a privacy assessment from the completed second story to determine if an unreasonable privacy infringement into the neighboring property at 1928 Galerita exists. If so, the applicant shall be required to install an appropriately sized exterior louvered awning as deemed acceptable to the Community Development Director prior to the issuance of the Certificate of Occupancy. 29. PRIOR TO SUBMITTAL TO BUILDING AND SAFETY, the Applicant shall revise the project plans by replacing the louvers with fixed windows along the street (east) facing facade dormers as deemed acceptable by the Community Development Director. 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. 32. As mutually agreed to by the applicant and appellant, the applicant shall be responsible to increase the rear wall height to 7’ using similar materials to existing wall.