Rancho Palos Verdes Municipal Code § 17.48.030 Administrative review

Footnotes:

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Editor's note— Ord. No. 678U, § 4(Att. B), adopted April 16, 2024, renumbered the former Ch. 17.48, §§ 17.48.010—17.48.080 as Ch. 17.49, §§ 17.49.010—17.49.080 and enacted a new Ch. 17.48 as set out herein. The historical notation has been retained with the amended provisions for reference purposes.

The residential overlay district (ROD) implements various programs in the city's housing element by facilitating the development of a ROD project of residential-only or residential with limited nonresidential uses on select parcels with an existing institutional underlying base district designation that encourages:

A. An infill development pattern that is compatible with surrounding neighborhoods;

B. A compatible mix of uses including residential and supporting, but limited, commercial, institutional, or recreational land uses that co-locates residents with on-site amenities; and

C. A diversity of single- and/or multi-family housing types in a residential-only or mixed-use configuration to increase housing choice and affordability.

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024)

A. Applicable parcels. The ROD is an overlay district applicable to parcels with an institutional underlying base district designation. The ROD shall only apply to the parcels identified in the residential overlay district map on file with the community development department. Any new development or projects that are an addition by increasing the square footage to an existing development on property within this overlay district shall comply with the provisions of this chapter.

B. Relationship to the underlaying base district. The provisions of the underlying base district shall continue to apply to existing uses and development on a property; however, any new development or projects that are an addition by increasing the square footage to an existing development on a property within this overlay district shall comply with the provisions of this chapter.

C. Relationship to overlay control districts. If applicable, the objective provisions of any overlay control districts shall continue to apply to a property unless specifically superseded by a ROD project when a property owner initiates provisions of this chapter. In the event that the provisions of any overlay control district are in conflict with provisions of this chapter, this chapter shall govern.

D. Relationship to state density bonus law. A ROD project is eligible for a density bonus in accordance with Chapter 17.11 (affordable housing).

E. Designation. The application of the ROD shall be signified by the designation of a "ROD" suffix following the base district designation on the official zoning map. For example, the use of the ROD in conjunction with the institutional district would be designated as "I-ROD."

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024; Ord. No. 697U, § 5(Exh. A), 3-3-2026; Ord. No. 698, § 4(Exh. A), 5-19-2026)

A. Ministerial approval. ROD projects for owner-occupied and rental multifamily residential uses where at least 20 percent of the units are affordable to lower income households, as determined by Government Code § 65589.5 and defined by Health and Safety Code § 50079.5, as may be amended from time to time, are eligible for ministerial approval. Projects that meet that affordability requirement, comply with the provisions of this chapter and do not require any of the approvals set forth in subsection B, shall be approved ministerially and are not subject to a conditional use permit, planned unit development permit, or other discretionary local government review or approval. The director shall approve an administrative permit to construct and operate a ROD project under this chapter if the application complies with the provisions of this chapter. ROD projects that do not meet the 20 percent affordability requirement must follow the conditional use permit application and approval process.

B. Need for additional approvals. If an applicant requires approval of an application for a lot line adjustment, merger of parcels, or subdivision in conjunction with approval of an application pursuant to this chapter, a separate application shall proceed in accordance with Title 16, subdivisions.

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024)

The objective provisions of Article VI (use and development standards) and Article III (institutional and cemetery districts) shall apply to all ROD projects. For exceptions to those provisions and application of additional standards, the development standards contained in this section shall also apply to all ROD projects. In the event that the provisions of Articles VI or III are in conflict with applicable provisions of this section, this section shall govern.

A. Building standards.

1. Residential density.

a. Residential density standards shall be prescribed in Table 17.48.040(1) and this subsection.

b. In calculating density, areas of extreme slope (35 percent or steeper) and/or areas which are determined unsuitable for development, based on submitted and approved geologic reports, shall be excluded.

Table 17.48.040(1) Maximum Residential Density Standards for ROD

c. For all new development or projects that are an addition by increasing the square footage to an existing development in a ROD overlay, a minimum of 50 percent of the total gross floor area for the proposed new mixed-use project or addition shall be dedicated to residential uses.

d. A project in the ROD may have up to 100 percent residential use of the total floor area of a project.

2. Setbacks.

a. The applicable objective provisions for setbacks of Section 17.48.030 (setbacks) and the underlying base district shall apply.

3. Building height.

a. The applicable objective provisions for building height of Section 17.48.050 (building height) with the following exceptions as prescribed in Table 17.48.040(2).

Table 17.48.040(2) Maximum Building Height Standards for ROD

4. Facade modulation and articulation.

a. Facade break. Building facades with frontage along a street shall provide for the entirety of the wall plane a projection or recess of five feet in depth for every 50 to 100 feet of continuous horizonal length of building facade, as shown in Figure 17.48.040(1).

[Figure]

Figure 17.48.040(1) Facade Break

b. Blank facades. Blank building facades shall be prohibited. Building facades without the use of windows or doors shall not span a continuous horizontal length greater than 20 feet across any story, as shown in Figure 17.48.040(2).

[Figure]

Figure 17.48.040(2) Blank Facades

c. Facade modulation and articulation. Building facades facing a street shall incorporate at least one of the following design features for at least 25 percent of the facade area, as shown in Figure 17.48.040(3).

i. Building step-backs, recesses/reliefs, and/or projections of at least 2 feet in depth,

ii. Use of balconies, decks, porches, patios, and/or terraces, and/or

iii. Use of awnings, lattices, louvers, and/or other shading devices as approved by the director.

[Figure]

Figure 17.48.040(3) Facade Modulation and Articulation

5. Ground floor.

a. Ground floor building entries. Building facades with frontage along a street shall provide a minimum of one ground floor building entry per building facade. The building entry shall be visible from the street, be oriented towards the street, and provide a pedestrian walkway to the sidewalk along each abutting public right-of-way. Building entries with no frontage along a street shall be oriented towards common areas, such as courtyards, plazas, and paseos.

b. Ground floor dwelling units. Each at-grade ground floor dwelling unit facing a street shall have its own ground floor building entry that is visible from the street, oriented towards the street, and provides a pedestrian walkway to the sidewalk along the street, as shown in Figure 17.48.040(4).

[Figure]

Figure 17.48.040(4) Ground Floor Dwelling Units

c. Ground floor facade treatment. Buildings of three or more stories in height shall incorporate one of the following design features along the building facade with frontage along a street, as shown in Figure 17.48.040(5).

i. A change in facade color between the ground floor and the upper floors.

ii. A change in facade material between the ground floor and the upper floors, where the ground floor is distinguished through the application of brick, stone, concrete masonry, or other distinct material as approved by the director.

iii. Recess or projection of the upper floors from the ground floor of at least two feet in depth.

[Figure]

Figure 17.48.040(5) Ground Floor Facade Treatment

6. Transparency.

a. Nonresidential. Each ground floor facade shall dedicate at minimum of 50 percent of the facade area to facade openings, such as windows or doors. The use of tinted, mirrored, or reflective glass is prohibited.

b. Residential. Each ground floor facade shall dedicate a minimum of 25 percent of the facade area to facade openings, such as windows or doors. The use of tinted, mirrored, or reflective glass is prohibited.

B. Open space standards.

1. Private open space.

a. Private open space standards shall be prescribed in Table 17.48.040(3) and in this subsection.

Table 17.48.040(3) Private Open Space Requirements per Unit Type for ROD

b. Each dwelling unit shall provide at least one private open space that measures at least seven feet in length in any direction.

c. Private open spaces shall be adjacent to and provide a private, usable area for each dwelling unit, and shall not include any portion of required setback area, off-street parking area, driveways, turnaround areas, loading area, storage area or any accessory building.

2. Common open space.

a. The applicable objective provisions for common open space of Section 17.42.040 (development standards, residential planned development) shall apply.

3. Landscaping.

a. The applicable objective provisions for landscaping of Chapter 15.34 (water efficient landscaping) shall apply.

4. Fences, walls, and hedges.

a. The applicable objective provisions for fences, walls, and hedges of Section 17.76.030 (fences, walls, and hedges) shall apply.

C. Parking standards.

1. Minimum parking.

a. For single-family dwelling units, The applicable objective provisions for parking of Section 17.02.030 (development standards, single-family residential districts) shall apply.

b. For multiple-family dwelling units, The applicable objective provisions for parking of Section 17.42.040 (development standards, residential planned development) shall apply, subject to the exceptions and additional standards in Table 17.48.040(4).

Table 17.48.040(4) Off-Street Parking Requirements for ROD Multiple-Family Dwelling Units

c. For nonresidential uses, The applicable objective provisions for parking of Chapter 17.50 (nonresidential parking and loading standards) and the underlying base district shall apply.

2. Screening.

a. Screening. With the exception of single-family dwelling units, all parking areas, including at- grade surface parking and above-grade structured parking, facing a street or abutting a residential use shall be screened by landscaping, buildings, or other screening treatments, such as fencing or green walls, as approved by the director, so as not to be visible from the street or other uses on the site. Entry/exit openings, driveways, drive aisles, curb cuts, and access lanes for vehicular, fire, utilities, and pedestrian access are exempt from screening.

b. Surface parking. With the exception of single-family dwelling units, at-grade surface parking shall be prohibited within the street setback, such that parking is located to the rear of the parcel or behind buildings.

D. Site standards.

1. Lot.

a. The applicable objective provisions for lots of Section 17.48.020 (lot area and dimensions) shall apply.

2. Access and circulation.

a. In order of priority and subject to approval by the director and the city's traffic engineer, vehicular access shall be provided from (a) an alley, rear street, or perimeter drive aisle, (b) a side street, (c) an existing or relocated access point on a front street, or (d) a new access point on a front street.

3. Slope and grading.

a. The applicable objective provisions for slope and grading shall apply:

i. Section 17.48.060 (extreme slope);

ii. Section 17.76.040 (grading permit);

iii. Section 17.76.060 (extreme slope permit); and

iv. Section 17.76.130 (geologic investigation permit).

4. Intersection visibility.

a. The applicable objective provisions for intersection visibility of Section 17.48.070 (intersection visibility) shall apply.

5. Exterior lighting.

a. The applicable objective provisions for exterior lighting of Chapter 17.56 (environmental protection) shall apply.

6. Underground utilities.

a. The applicable objective provisions for underground utilities of Section 17.54.020 (underground utilities) shall apply.

7. Trash and recycling.

a. The applicable objective provisions for trash and recycling of Section 17.54.030 (trash receptacle enclosures) and Section 17.58.030 (requirements and guidelines for collecting and loading of recyclable materials in development projects) shall apply.

8. Mechanical equipment, storage areas, and loading docks.

a. The applicable objective provisions for mechanical equipment, storage areas, and loading docks of Section 17.54.040 (screening of mechanical equipment, storage areas, and loading docks) shall apply.

9. Signs.

a. The applicable objective provisions for signs of Chapter 17.75 (sign code) shall apply.

10. Dedications, ROW improvements, and off-site improvements.

a. The applicable objective provisions for dedications, ROW improvements, and off-site improvements of Chapter 17.52 (dedications, right-of-way improvements, and off-site improvements) shall apply.

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024; Ord. No. 697U, § 5(Exh. A), 3-3-2026; Ord. No. 698, § 4(Exh. A), 5-19-2026)

For properties not currently included in the ROD, the following provisions apply:

A. A request for a ROD designation may be initiated by an application by a property owner made in accordance with the procedures identified in Chapter 17.68 (zone changes and code amendments).

B. Application of the overlay district shall be consistent with the objectives of this chapter, the zoning ordinance, and general plan should be reasonably compatible with surrounding land uses, and promote the general health, safety and welfare.

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024)

A. Allowed uses and permit requirements in the ROD are listed in Table 17.48.060(1).

B. A definition of each land use is listed in Chapter 17.96 (definitions).

C. Uses not listed in Table 17.48.060(1) are not allowed and subject to Section 17.86.030 (prohibited uses).

D. All nonconforming uses are subject to Chapter 17.84 (nonconformities).

Key

Table 17.48.060(1) Allowed Uses and Permit Requirements in ROD

(Ord. No. 678U, § 4(Att. B), 4-16-2024; Ord. No. 680U, § 5(Att. B), 6-4-2024; Ord. No. 681, § 4(Att. B), 6-18-2024; Ord. No. 697U, § 5(Exh. A), 3-3-2026; Ord. No. 698, § 4(Exh. A), 5-19-2026)