Planning commission approves larger lot coverage at 3334 Palo Vista Drive over one commissioner's objections

The Rancho Palos Verdes Planning Commission voted 5— to approve a revision to a conditional use permit for 3334 Palo Vista Drive that increases allowable lot coverage to 40.5% to permit a swimming pool, spa, hardscape and associated grading.

Associate Planner Jeffrey Kim presented the proposal and staff analysis, describing the subject property as a roughly 15,429 square-foot downslope lot in the Cliff Hills tract improved with an existing two-story residence. The application sought a CUP revision, a major site plan review and a major grading permit to allow new hardscape (permeable paving and decomposed granite), a fire pit, built-in barbecue, an inground pool and spa with a below-grade equipment vault, fencing modifications, driveway revisions and roughly 89 cubic yards of grading (about 16 cubic yards of cut and 73 cubic yards of fill). Staff told commissioners the project would increase lot coverage from the tract baseline (30% in the development guidelines for comparable lots) to 40.5% and recommended conditional approval, noting that similar downslope lots in the tract had previously received CUP revisions with coverage between about 32% and 40%.

The design team, represented by Miriam Rainville of Rainville Design Studio, told the commission the team iterated several designs to minimize added hardscape, restore disturbed grade in one area, and keep the project consistent with nearby approvals. Rainville said the outer perimeter reflects a combination retaining wall (approximately a 46-inch retaining component plus about a 3.5-foot glass railing, summing to the roughly 8-foot combined height at some locations) and that no glass railing is proposed at the pool edge where the water is the swimming-edge; railings would be provided where the pool edge is walkable.

Commissioners focused questions on how lot coverage is calculated in the Cliff Hills tract (staff explained the tract's stricter definition includes many surface improvements and disturbed unbuilt areas), whether proposed permeable surfaces would be treated as pervious (the dining area is shown as decomposed granite), the measurement and application of combination walls and railings, and whether the project produces view or safety impacts. Staff cited RPVMC section 17.76.040 for grading findings and said a geotechnical report will be required with building permits; building-permit review would determine required railings if any drop created by an infinity edge is flagged as a code concern.

Commissioner George dissented in deliberations, saying the commission should give weight to the original 30% lot-coverage standard in the Cliff Hills development guidelines and that routinely granting larger coverage risks eroding the tract's native-land and scenic protections: "I think there was probably a good reason on why they established the 30% max ... once we start allowing the regulations to be overlooked just for residents wanting to expand, it's a slippery slope," he said. Other members said the project is largely contained within the property, that precedent exists for similar approvals, and that building- and safety-department review will address specific safety elements such as required railings.

A motion to accept the staff recommendation passed on roll call 5— (Commissioner Christian: yes; Commissioner Churro: yes; Commissioner George: no; Commissioner Okconor: yes; Vice Chair Brock: yes; Chair Noman: yes). The commission recorded that the action is subject to a 15-day appeal period.

The commission's conditional approval includes the requested major grading permit authorization for 89 cubic yards of grading and allowance for combination retaining walls consistent with the project drawings; final permit conditions and specific building-code compliance (railings, equipment ventilation/vents, and geotechnical recommendations) will be resolved through building-permit review.

The decision can be appealed within 15 days; staff testified one letter of support had been received from the Cliff Hills Homeowners Association.