Site Plan Review Application - Major

8/8/2019 Site Plan Review Application - Major

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City of RANCHO PALOSVERDES

Department of Planning, Building & Code Enforcement

SITE PLAN REVIEW APPLICATION - FORM A

A Site Plan Review Application is required for construction of new residences and additions which do notrequire a grading application, height variation, minor exception permit or other major review procedures(please reference Chapter 17.70 of the City's Development Code), antennas and any other minormiscellaneous construction, as required by the City's Development Code.

The City's primary concern in processing a Site Plan Review is to ensure that the proposed construction isconsistent with the City's Development Code and if applicable, compatible with the immediateneighborhood. Some of the major items staff will be checking are:

How far the structure is located from the side, front, and rear property lines. The height and location of proposed structures, including walls and fences. How much lot coverage will cover the lot. How much grading is proposed. Compatibility with the immediate neighborhood

IMPORTANT

If you are unsure of any of the City's requirements in these areas, it is suggested thatyou contact one of our planners before you go to the expense of having plans drawn.Preliminary discussions with the City's Planning staff may reveal potential conflictswith the Development Code, or that different application forms are required.

When you are ready to file your application, make certain the entire form is completedand that you have all the required materials, OTHERWISE THE APPLICATIONCANNOT BE ACCEPTED FOR FILING.

THE CITY WILL NOT ACCEPT, PROCESS OR GRANT ANY DEVELOPMENTAPPLICATION(S) FOR A LOT OR PARCEL THAT IS IN VIOLATION OF THE CITYSMUNICIPAL CODE, UNLESS AN APPLICATION IS SUBMITTED TO CORRECT AVIOLATION.

Notice: CC&Rs are private restrictions or agreements. Therefore the City is notresponsible for a property owners compliance with any CC&Rs that may govern theirproperty and the City does not enforce private CC&Rs. The City recommends thatproperty owners review their title report to see if any CC&Rs govern their property,and if so, consult such CC&Rs prior to submittal of their application. Additionally,property owners should review their title report for any other private propertyrestrictions (Deed Restriction, Private Easement, etc.) that may govern their property.

Required Fees :

$157 for the Site Plan Review Application Fee + $3.96 Data Processing Fee = $160.96$1,298 for the Neighborhood Compatibility analysis (see page 7)$157 for a Foliage Analysis (see page 11)$17.16 fee for Historical Data Input (one time fee per property)

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Required Materials:

In order to process your application without delay, these are the materials you must submit:

A completed and signed (by applicant & property owner) application.

Three (3) blue line copies of a scaled site plan indicating the following information:

1. Accurate lot dimensions, all property lines, and all easements on the lot.2. The adjacent street right-of-way and the access driveway of the lot (length and width specified).

3. Topography of the lot indicated by either elevation call-outs or topographic contours.

4. Any extreme slopes (slopes equal to or greater than 35%).

5. The location and dimensions of all existing and proposed structures (delineated existing and proposed).

6. The distance from all existing and proposed structures to the property lines.

7. The distance from all existing and proposed structures to slopes equal to or greater than 50% (2:1).

8. If applicable, the location of the Coastal Setback Line.

9. The parking and driveway areas.

Three (3) copies of the elevations, including section drawings, indicating:

1. The maximum height of the proposed structure, measured from the highest point of existing grade covered bythe structure to the ridge.

2. The maximum height of the proposed structure, measured from the finished grade adjacent to the lowestfoundation to the ridge.

Three (3) copies of floor plans.

A reduced set of architectural plans listed above at 8X11.

Neighborhood Compatibility Submittal and Noticing Information (ONLY IF APPLICABLE)

1. If the voluntary Neighborhood Compatibility pre-application step was completed, submit the NeighborhoodCompatibility Consultation Form (NC-F). A copy can be obtained from the Neighborhood Compatibility Handbook.

2. Two (2) copies of a "vicinity map" prepared to scale which shows all properties within 500 feet of the project site.The map must be prepared exactly as described in the attached instruction sheets.

3. Two (2) sets of self-adhesive mailing labels and one (1) photocopy of the labels which list the property owners of allproperties within 500 feet of the project site, and the local Homeowners Association. The addresses must be typedon 8 1/2" X 11" sheets of self-adhesive labels. The mailing labels must be keyed to the corresponding lots, asshown on the vicinity map described above. The property owners mailing list must be prepared exactly as describedin the attached instruction sheet.

Mechanical Equipment: If your application requests approval of mechanical equipment within an interior side yardor rear yard setback area, then submit the equipments manufacturers specifications that show that the equipmentwill not generate a noise level higher than 65 dBA.


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SITE PLAN REVIEW APPLICATION NO. ZON

APPLICANT/CONTRACTOR: LANDOWNER:

(Name): (Name):

(Address): (Address):

Phone: Work: Phone: Work:Home: Home:

Project Location:

Detailed Project Description:

GENERAL INFORMATION

Existing Development:

___________1. Year lot was created.

___________ 2. Square footage of the enclosed existing primary structure.(including attached enclosed patios)

___________3. Number of enclosed parking spaces.

___________4. Square footage of enclosed garage.

___________5. Square footage of all detached accessory structures.

___________6. Square footage of building footprint (including garage, primary and accessory structures, covered patios and

porches, decks over 30 in height, and courtyards enclosed by 3 or more walls.) ___________ 7. Square footage of driveways and outdoor parking areas.

___________ 8. Square footage of lot.

___________9. Square footage of existing lot coverage [line 6 + line 7].

___________10. Percentage of existing lot coverage [line 9 divided by line 8].

Jim Bartz

1,676

2

501.2

0

2,178

326.8

11,999

2,504.8

20.87

494.9 S.F. FIRST FLOOR ADDITION


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Proposed Development:

___________11. Maximum height of project, measured from the highest point of existinggrade covered by the structure to ridge.

___________ 12. Maximum height of project, measured from the finished grade adjacentto the lowest foundation to ridge.

___________ 13. Square footage of all proposed new structures.

A. First Story = ______________ C. Other =B. Second Story = ______________

___________ 14. Square footage of proposed new building footprint [line 6 + line 13].

___________ 15. Square footage of driveways and outdoor parking areas.

___________ 16. Square footage of new lot coverage [line 14 + line 15].

___________ 17. Percentage of new lot coverage [line 16 divided by line 8].

Grading Information

___________ Total volume of earth to be moved (sum of cut and fill, in cubic yards).

___________ Maximum height of fill.

___________ Maximum depth of cut.

If the proposed project involves earth movement (sum of cut and fill) of 20 cubic yards or greater, or a 3 foot cut or fill or greater, a separate Grading Application is required.

Information to Determine if a Foliage Analysis is Necessary

Does the proposed project involve an addition or structure which is 120 square feet or more insize and which can be used as a gathering space and viewing area (i.e., decks, covered patios)?

YES NO

Does the proposed project involve an addition or structure which consists of 120 square feet ormore of habitable space (i.e., room expansions, additions, conversions)?

YES NO

If the answer is "yes" to either question, a foliage analysis must be conducted by Staff prior to approvalof the Site Plan Review Application to determine if any existing foliage on the applicant's property,which exceeds 16 feet or the ridgeline of the primary residence, whichever is lower, impairs a view from

15'-3 1/2"

15'-9 1/2"

494.9

494.9

2,672.9

2,999.7

326.8

24.99


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any surrounding properties. An additional processing fee of $157 is required to perform the foliageanalysis will generally be completed within 1 week from application submittal.

If the answer is "no" to both questions, the proposed project is exempt from the "foliage removal"requirements, and a foliage analysis of the applicant's property is not necessary.

Voluntary Neighborhood Compatibility Pre-application Step

Was the voluntary Neighborhood Compatibility Pre-application step completed? YES * NO

If yes, please include the Neighborhood Compatibility Consultation Form (NC-F) at the time of application submittal.

Project Silhouette Waiver

The waiver below must be completed if you are required to construct a project silhouette for theNeighborhood Compatibility analysis. See attached construction criteria and certification form.

WAIVER

I, , am the owner of property located atin the City of Rancho Palos Verdes and wish to apply to the City for permission to construct:

I understand that, pursuant to Section 17.02.040(C)(1)(d), I must construct and maintain a temporary frame as a visual aid for evaluating the impacts of the proposed structure. I hereby waive any claim against the City of Rancho Palos Verdes for any damage or injury caused by the construction of the frame or by any subsequent failure of the frame.

Landowner Signature Date

Public Right-Of-Way Encroachment

Does the project involve any work, activity, or encroachment in the public right-of-way or publicdrainage structure? YES* NO

If yes, you must obtain approval from the Public Works Department prior to issuance of construction permits.


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Signatures

I HEREBY CERTIFY, under penalty of perjury, that the information and materials submitted with this application are true and correct.

______________________________ and ___________________________________Signature of Applicant/Contractor Signature of Landowner (REQUIRED )

Dated: Dated:

AN APPLICATION WILL NOT BE ACCEPTED FOR PROCESSING WITHOUTTHE SIGNATURE OF THE LANDOWNER.

CONTRACTORS PLEASE READ AND INITIAL:

I UNDERSTAND that in order to perform work in the City of Rancho Palos Verdes, a businesslicense must be obtained from the City's Finance Department prior to obtaining a building permitfrom the Building and Safety Division.

(initials)

W:\Forms\Plng\apps\SITEPLANREVIEWA.docREVISED: 6/19/07


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Neighborhood Compatibility

The Development Code is a part of the Citys Municipal Code that guides the growth anddevelopment of the City consistent with its land use policies. On November 7, 1989, the voters ofthe City of Rancho Palos Verdes approved, as a part of the Development Code, the CooperativeView Preservation and Restoration Ordinance (Proposition M). The adopted Ordinance, amongother things, insures that the development of each parcel of land or additions to residences or

structures occurs in a manner that is harmonious and maintains neighborhood compatibility andthe character of contiguous sub-community development. In other words, the modernization ofthe Citys existing housing stock must be done in a manner that recognizes and respects theunique features and characteristics of a neighborhood, and properly balances residentialdevelopment with the preservation of the rural and semi-rural character of the City to ensurecontinued enjoyment of the Citys quality of life. This is the concept of NeighborhoodCompatibility.

In recent years, many of the Citys residential housing stock have become the subject ofsignificant modernization because of size, floor plan and aging conditions. In an attempt topreserve and improve the character of established neighborhoods when new homes oradditions to existing homes are proposed, the City Council recently amended the CitysDevelopment Code and residential development process for regulating the size and appearanceof single-family residential development projects through the Neighborhood Compatibilityrequirement. The newly adopted Neighborhood Compatibility Ordinance and residentialdevelopment process is briefly summarized as follows:

When Does Neighborhood Compatibility Apply?Pursuant to Section 17.02.030(B) of the Rancho Palos Verdes Municipal Code (RPVMC), theNeighborhood Compatibility analysis is required for the following type of residential developmentprojects:

1. A new residence that is proposed to be developed on a vacant lot;2. A new residence that is proposed to replace an existing residence;3. An existing residence that is proposed to be remodeled or renovated such that fifty percent

or greater of any existing interior and exterior walls or existing square footage isdemolished;

4. An addition to an existing single-family residence or the construction of any new detachedstructure that individually, or when combined with prior additions cumulatively, results ingreater than: (i) 750 square feet of additional floor area, or (ii) a 25% expansion of the totalsquare footage of all of the original structures constructed on the property, including themain residence, the garage, and all detached structures;

5. The construction of, or an addition to, a new second story or higher story; pursuant toChapter 17.02 of the Development Code;

6. Projects that result in lot coverage that exceeds the maximum allowed in Chapter 17.02 ofthe Development Code;

7. The construction of, or an addition of a deck, balcony or roof deck to a second story orhigher story if the total area of the deck, balcony or roof deck is eighty (80) square feet orlarger or projects more than six (6) feet from the existing building; and,

8. An addition of a mezzanine to an existing structure that modifies the exterior of thestructure other than the placement of flush mounted doors and windows.

The projects listed in the following subparagraphs (a through d) shall be exempt from the


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Neighborhood Compatibility requirements of this Paragraph B. However, no property shall beissued a permit for a project that is subject to the same subparagraph more than once in a two-year period without complying with the Neighborhood Compatibility requirements:

a. An addition to an existing single-family residence that meets the following criteria:i. Is 16-feet or less in height, as measured according to the criteria stated in

Section 17.02.040(B); and,ii. Is not being constructed along the facade facing any street;iii. Is 250 square feet or less in floor area; and,iv. Complies with all of the Citys residential development standards.

b. An addition or conversion of non-habitable floor area to habitable floor area that does notresult in exterior modifications other than the placement of flush mounted doors andwindows.

c. The construction of a minor non-habitable accessory structure, such as, but not limited to,a cabana, a pool changing room, a storage shed, or a playhouses, that meet the followingcriteria:i. Is 12-feet or less in height, as measured from lowest adjacent grade as stated

in Section 17.48.050(D); and,ii. Is less than 250 square feet in floor area; and,iii. Complies with all of the Citys residential development standards.

d. The enclosure of a roofed breezeway between legally permitted structures or theenclosure of a 250 square foot or less patio cover, provided the enclosure:i. Is 16-feet or less in height, as measured according to the criteria stated in

Section 17.02.040(B); and,ii. Is attached to the primary structure; and,iii. Complies with all of the Citys residential development standards.

If the Neighborhood Compatibility requirement is triggered, the analysis is based, at a minimum,on the review of the residences within the immediate neighborhood. For the purposes ofNeighborhood Compatibility, the immediate neighborhood is normally considered to be at leastthe twenty (20) closest residences within the same zoning district. Pursuant to Section17.02.030(B)(2) of the RPVMC, the analysis of Neighborhood Compatibility is based on thefollowing criteria:

A. Scale of surrounding residencesB. Architectural styles and building materialsC. Front, side, and rear yard setbacks

Neighborhood Compatibility Review ProcessThe Neighborhood Compatibility requirement is evaluated by the City in conjunction with theprocessing of a residential development application. The type of residential developmentapplication that needs to be submitted is determined by the nature of the proposed project. It issuggested that a property owner/applicant contact the Planning Department to determine theappropriate development application.


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Neighborhood Compatibility Voluntary Pre-Application StepIf a proposed project requires the Neighborhood Compatibility analysis, the City stronglyencourages the property owner to complete a Pre-Application Step. This is a voluntary step inthe residential development process, but has been found to be helpful in addressingneighborhood issues early in the process that commonly cause delays in the formal process andadded expense to the applicant. The Pre-Application Step involves three action items:

1. Notification to at least the 20 closest Neighbors2. Conducting a neighborhood meeting to review preliminary plans3. Documentation of meeting attendance

Silhouette ConstructionIf the Neighborhood Compatibility analysis is required, the property owner/applicant will berequired to construct a silhouette, certified by a licensed engineer or architect, that depicts theproposed project.

Who Reviews a Neighborhood Compatibility Project Application? The analysis of the Neighborhood Compatibility requirement shall be made by either the Directorof Planning, Building, and Code Enforcement or the Planning Commission, depending upon thereview process of the requested development application. Notwithstanding, the Director ofPlanning, Building and Code Enforcement shall refer a development application directly to thePlanning Commission for consideration, as part of a public hearing, if any of the following areproposed (see next page):

1. Any portion of a structure that exceeds sixteen (16) feet in height and extends closer thantwenty-five (25) feet from the front or street-side property line; or,

2. The area of the structure that exceeds sixteen (16) feet in height (the second storyfootprint) and exceeds seventy-five percent (75%) of the existing first story footprint area(residence and attached garage); or,

3. Sixty percent (60%) or more of an existing garage footprint that is covered by a structurethat exceeds sixteen (16) feet in height (a second story); or,

4. Based on an initial site visit, the Director determines that any portion of a structure that isproposed to exceed sixteen (16) feet in height may significantly impair a view as defined inSection of the RPVMC 17.02.040; or,

5. The portion of the structure which exceeds sixteen (16) feet in height is being developedas part of a new single-family residence; or,

6. Grading involving more than 1,000 cubic yards of combined cut and fill.

Public NotificationRegardless of whether a development application requiring the Neighborhood Compatibilityanalysis is considered by the Director of Planning, Building, and Code Enforcement or by thePlanning Commission, a public notice is required to be published in a newspaper and given toowners of property within a 500-foot radius of the proposed project. A public notice shall begiven at least 15 days prior to a decision being rendered, unless a Height Variation application isrequested, which requires a public noticing period of at least 30 days. It is important to note thatcomments and concerns raised by the public during the noticing period will be considered in thedetermination of a development application requiring Neighborhood Compatibility.


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Neighborhood Compatibility HandbookIn order to better inform the general public of the Citys residential development process,specifically pertaining to the Neighborhood Compatibility requirements and procedures, the CityCouncil adopted a Neighborhood Compatibility Handbook. The Handbook provides a detailedexplanation of the Citys Neighborhood Compatibility procedures and process, as well as includessuggested design tips and guidelines that may be used when preparing architectural plans for anew residence or an addition to an existing residence. The Handbook is intended to assistresidents, architects, designers, and real estate professionals in understanding the Citysprocedure for processing residential development applications requiring the analysis ofNeighborhood Compatibility.

For more information regarding the Citys Neighborhood Compatibility requirements or to view theNeighborhood Compatibility Handbook contact the Planning Department at 310-544-5228 or visitthe Citys Website at www.palosverdes.com/rpv .

An additional processing fee of $1,298 is required to perform the neighborhood compatibilityanalysis (payable at the time of application submittal). The additional fee is not necessary if theneighborhood compatibility analysis is performed in conjunction with a planning applicationother than a Site Plan Review (e.g. Height Variation).
http://www.palosverdes.com/rpvhttp://www.palosverdes.com/rpv


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Documents

Site Plan Review Application - Major