pacific palisades civic league -...

Pacific Palisades Civic LeagueP.o. Box 733, Pacific Palisades, CA 90272Office: 310/459-9211; Fax: 310/454-2918Email: [email protected]

Application Package Information as of July 15, 2012

As of July 15, 2012, all plans should be dropped off at:

Pacific Palisades Civic League {PPCL}c/o Highlands Postal528 Palisades DrivePacific Palisades, CA 90272

Highlands Postal is located in the Palisades Highlands Plaza Shopping Center,Palisades Drive @ Sunset.Phone number: 310-459-6073

It is most important that you also include your email address on yourApplication.

If you have any questions please contact the Pacific Palisades Civic League officeat the phone number or email address at the top of the page.

06-16-2012

mailto:[email protected]

" THE PACIFIC PALISADES CIVIC LEAGUE APPLICATION PACKAGECORRESPONDENCE ONLY: P.O. Box 733 • PACIFIC PALrSADES CALIFORNIA 90272DELIVERIES/SUBMITTALS TO: PPCL C/O 865 VIA DE LA PAZ, PACIFIC PALISADES, CA 90272TELEPHONE 310.459.9211

(Please read carefully)

Including: SINGLE FAMILY RESIDENCE BUILDING GUIDELINESAPPLICATION FORMINFORMATION ON HOW TO OBTAIN YOUR CC&RSFEE SCHEDULENEIGHBORHOOD COMMENT SHEET AND EXPLANATIONSUBMISSION CHECKLIST

The review scope relates to outward appearance and design, conformance to neighborhood standards, and heightand setback requirements. The League's goal is to maintain high community values while, at the same time, allowlatitude for individual expression -- a goal we are sure you share .

• • • •MEETINGS: The Board of Governors meets the 4th Monday of every month in Ttln.J)(~ (~II of the Methodist

Church, 801 Via de las Paz at 7:30 p.m. OR as designated by the !:Soara. '::ither the Owner orArchitect should attend the Board meeting at which your project is being reviewed. The list of projectsto be reviewed is published in the Palisadian Post, the local newspaper available weekly onThursdays.

• •••THE PROCESS: Your application will be reviewed by the Plan Review Committee who will make its recommendation

to the Board of Governors at the monthly meeting. The average time for your application to comebefore the Board under the regular fee schedule is 4-8 weeks after submission of a completeapplication package (incomplete packages will not be considered).

EXPIRATION: Design approval is valid for a period of one year from the date of the approval. Substantial work mustcommence prior to the expiration date.

CC&RS: A copy of your CC&Rs (Covenants, Conditions & Restrictions) should have been included with thepackage of material you received from a title company when you purchased your home. If you do nothave this information, it can be obtained either from a title company or by visiting the Los AngelesCounty Recorder's office.

WHERE TO SUBMIT: Completed application form, fee, and documents are to be delivered to:

Pacific Palisades Civic League clo '\-h·~hl~",J5 ?o~1 I S~ 8 Petl~(5 J)n'vePalisades, CA 90272. Tel 310.l-JlJq -(qo73. - - -~ ,_,,- _

Deadline: 5:00pm on the Friday preceding the 2nd Monday of the Month. Late submittals will NOTbe accepted.

NOTIFICATION: You will receive a letter of transmittal informing you of the Board's decision approximately onemonth following the meeting at which your application is heard.

VARIANCEREQUESTS:

QUESTIONS:

Variances from the Guidelines may be considered solely at the discretion of the Board ofGovernors if the project provides benefits to the neighborhood as a trade-off for exceeding theGuidelines.

Or for additional information, please leave a'message at (310) 459-9211 and a representative ofthe Civic League will return you cal! within a few days.

It is the responsibility of the Applicant to confirm with the Civic League that this Application is the one currentlyin effect.

Rev 05-09-08

APPLICATION FOR APPROVAL OFPROPERTY ALTERATION/CONSTRUCTION IN TRACT 9300

PACIFIC PALISADES CIVIC LEAGUE(Use Black Pen or type)

DATE SUBMITTED: _

FEE: (See "Fee Schedule")

STREETADDRESSOFPROPERTY: _

LEGAL DESCRIPTION: LOT #____ BLOCK # ,TRACT 9300

OWNER: --, TELEPHONE: _

ADDRESS: _

ARCHITECT: TELEPHONE: _

ADDRESS: _

BUILDER: TELEPHONE: _

ADDRESS: _

PERSON SUBMITTING APPLICATION: TELEPHONE: _

THE FOLLOWING MUST BE SUBMITTED WITH THIS COMPLETED APPLICATION FORM:

Only complete application packages will be considered.

___ ,Applicable Fee (as indicated Fee Schedule)

___ .2sets of fully dimensioned architectural plans as follows (folded to 8-1/2 x 11): All plans must be dated.

___ Site plan showing location of existing and proposed structure at 1/8" scale or larger, including tabulation of all existingand proposed areas, lot area and coverage;

___ Floor plans with all new walls clearly delineated, building sections and roof plan at 1/4" scale;

___ All exterior elevations at 1/4" scale with building heights dimensioned to average natural grade;

___ Landscape plan (for new dwellings or remodels which add or alter more than 50% of existing floor area only).

___ 21 sets of 8-1/2 xii reductions of above noted plans, stapled. Numbers must be legible.

___ 9 sets of 8-1/2 x 11 reductions of above-noted site plan, roof plan, exterior elevations and landscape plan (when required),stapled. DO NOT INCLUDE FLOOR PLANS IN THIS SET OF 9 COPIES. Numbers must be legible.

___ 9 copies of the Neighborhood Comment Sheet, indicating project address, name of contact, etc.

_~_,Architectural survey (if available).

___ Color and material concepts.

___ Copy of CC&Rs (Covenants, Conditions, and Restrictions for the specific property).

___ 8 stamped and addressed envelopes per the Neighborhood Comment Sheet (attached), addressed to "Property Owner"(owner's name not required), Be sure to include the Civic League's address as the return address (P.O. Box 733, PacificPalisades, CA 90272). These envelopes, along with the NCS and reduced plans will be mailed by the PPCL the residents, (Seeinformation provided in this package concerning the Neighborhood Comment Sheet.),

NOTE: Be sure to place adequate postage on each envelope, and that it is of appropriate size. The Civic League is notresponsible to add postage,

(complete reverse side of this form)

Rev 01.10.05

FOR USE BY PPCL OFFICE: Date Received: _ CK#__ Amt.: _ By:. _

___ ._w . __ • ._ .• ~ . __ ._. ~ --_,-_-. - .......... - ... _.- - ------- - .... -- .•. ".- ... ,- .. -,."-"-,,.-----~,-.- .. ' .. ,

Check all those that apply: ___ Residence ___ Condominium ___ Commercial

___ New Construction ___ Remodel

___ Demolition: ___ None ___ Partial ___ Total

___ ,Second Story Addition

___ Other (Explain): __ -- _

___ Landscaping

Permits (give dates as appropriate:

Planning Department:

Coastal Commission:

___ Submitted

___ Submitted

__ --,Approved

__ --'Approved

___ Not Needed

___ Not Needed

Application - Page 2

Statistics:

a. Site dimensions

b. Lot size

c. First floor

d. Second floor

e. Third floor

f. Basement

g. Garage

h. Other enclosed areas

i. Total sf. of structure

j. Lot coverage

k. Floor Area Ratio

I. Front setback

m. Left side setback

n. Rightside setback

o. Rear setback

p. Maximum height from datum

q. Maximum vertical wall hI.

Existing Pro!,;!osed

x ft. x ft.

sq.ft. sq.ft.

sq.ft. sq.ft.

sq.ft. sq.ft.

sq.ft. sq.ft.

sq.ft. sq.ft.

sq.ft. sq.ft.

sq:ft. sq.ft.

sq.ft. sq.ft.

% %

% %

ft. ft.

ft. ft.

ft. ft.

ft. ft.

ft. ft.

ft. ft.

Guidelines

x ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

___ sq.ft.

50 %

--_%

___ ft.

___ ft.

___ ft.

20% of lot depth @ 2"11Fir

28 ft.

22* ft.

Impact:

a, Will this project lead to a reduction in privacy for neighbors? Please specify any concerns, including addresses of affected neighbors.

"'25 ft. for flat roofs. (If there are no sloping roofs on the residence)

b. Will this project impair existing view of ocean. mountains, canyon, etc.? Please specify any concerns, including addresses of neighborsaffected.

c. Will this project result in a change in existing vegetation? If trees will be removed, will there be replacements? Specify.

Rev 12.01.00Revised

PACIFIC PALISADES CIVIC LEAGUE310.459.9211

PROCESSING FEE SCHEDULERevised November 12, 2007

SINGLE FAMILY RESIDENTIAL

BASIC REVIEW: Minor Modifications$ 250.00 at time of submission for projects up to 500 square feet of area affected.$ 125.00 for each subsequent resubmission, if necessary.

MAJOR REVIEW: New Construction and/or Major Remodeling

$ 500.00 at time of submission for projects over 500 square feet in area affected.$ 250.00 for each subsequent resubmission, if necessary.

MULTIFAMILY RESIDENTIAL

BASIC REVIEW: Four Units or Less

$ 1000.00 at time of submission.$ 500.00 for each subsequent resubmission.

MAJOR REVIEW: Five Units or More

$ 750.00 per unit at time of submission.$ 350.00 per unit for each subsequent resubmission, if necessary.

COMMERCIAL PROJECTS (ALL)

$ 500.00 per each 1000 square feet or portion thereof at time of submission.$ 250.00 per each 1000 square feet or portion thereof for each resubmission.

RETROACTIVE APPROVALS (ALL)

Double the applicable review fees, payable at time of submission50% of initial fee for each subsequent resubmission.

MEMBERSHIP REQUIREMENT

Applicant's membership in the Pacific Palisades Civic League is required prior to anyprocessing of submissions.

Membership fee is $25.00 annually, per household or business.

The PSc;:itk N.Jsades Civic League

*PCS .(S}

.'

~ COIlIStntetioftSite

m: +__

H~m."f arComac..'tI~n:tm: ""':- -'+_

·nw !Jacyic Palbndl4t O\lk Llt4gmJ w.tmld iiU tq hqfU jnmi Jhc ~f$ tlliit.fl proJect. We tiN!pF'(J'Vjdmg. this notice tis. lit cmtrt~ CiJ'td.anliltltkrno oolil'ltttm to.30. Pkm.wooritpImllm.(tJnn a1(/rentll1: t1 to' Ike C~l'icl..#a1t1ll! (~I.fIi:<f..

__ " I haverev~'Cd tt.le pI,Im$. fur~nlli.'1ion, Ioeatt.:d at the addretl$ abc.we ftQted•. lam ooi.Pbcrnmnbar <_ above~) __...,,_, , _'

__ I ha'l.'C 1U) t~bje.cOOnto the prop<)~1:dcun..~.__ J h~¥e ao ~:fi( objee*ioos. ~'eYer I imve tbe f~UowioS eOl1.lmems (if eotlt."emS:

U3~nmCIVIC LBAOUE M:I1m1'Snm rUURn~ MONDAY OF BAUI MeN'll!. MJEBTINOSARE NODt.Iill ..Y HELD AT THE UNITED MEUIODIS1' CHURCH, OABItIBLSON HAU...,gO·VIA US lA PAZ. WATCH FOR ANNOUNCBMBNTS IN THE PALtSADIAN PnvrnJE. WEBKBEFORE RE(lARDlNG nilS SPEOflC PRClrnO.,***

~~-------------------"For Soc:,ond Stury AddidonS1.New ~iderroe8~ and One S14iry Additions WbD1ieEave Height AtBuildingSetbackisO,.ert_ 12"0",

• • PPCL ••PACIFIC PALISADES CIVIC LEAGUE

Information Regarding The Neighborhood Comment Sheet

(For second story additions, new multi-family and single-family residences, and one-story additions whose ea e heightat the building setb ack is greater than 12'-0" ONLY)

The attached Neighborhood Comment Sheet, along with a reduced set of plans will be sent by the Civic Leag e officeto the appropriate property owners surrounding your project. For single family residences eight packages are s fficient.For larger, multi-family projects, the Civic League may request a greater distribution.

The diagram on the Neighborhood Comment sheet is a rough sketch and may not exactly duplicate the situatio of yourproject site.

The applicant Is required to submit eight (8)* envelopes (#10 envelope or larger, as appropriate) with the app opriatepostage (check the size/weight of each envelope) affixed addressed to "Property Owner" as follows:

Neighbor Lot Nos

(1)and (2) The properties on the right and left sides of the proposed construction (even if a street s paratesthe project form the neighboring property.

(3), (4) & (5)

(6), (7), & (8)

The three properties across the street from the project.

The three properties behind the project (even if a street separates the project fro theseproperties ).

PLEASE COMPLETE THE FOLLOWING ON THE NEIGHBORHOOD COMMENT SHEET (NCS):

The applicant should fill in the address of the 8 neighbors in the appropriate boxes of the diagram, AND

Fill in the project address on the line provided, AND

Fill in the name of the contact person (owner or Architect) AND their telephone number.

Make eight copies of the NCS, and submit to the Civic League along with the original NCS.

*It is im portant th at neighboring property owners who may be impacted by your project be given a chance to expr ss the iracceptance of the design or concerns. Therefore, if more than eight properties are impacted, lease submit st m edaddressed envelopes and inserts for the additional properties impacted. Be sure to place adequate postag for th epackages. The Civic League is NOT responsible to add postage. This could delay the processing of the proje t.

SUBMISSION CHECKLIST

Prior to submission, be sure you have done the following:

Com pleted both pages of the application form.Attached a check for the application and membership fee

Included all full size plans required, and folded them to 8-1/2 x 11

Included 21 stapled sets of 8·1/2 x 11 reduced plans as described (full sets)

Included 9 stapled sets of 8·1/2 x 11 reduced plans as described (sets without floor plans)Included the CC&Rs for the project as contained in the Corporation Grant Deed

Com pleted the applicable portions of the Neighborhood Comment Sheets, 9 copies neededAddressed envelopes to the 8 neighbors surrounding your project

Place appropriate postage on each envelopeIncluded any other materials requested on the application form Rev. 110/06

HOW TO OBTAIN A COpy OF YOUR CC&Rs

........... _-- .._--_.-- __ .._ _., .._ .. ,,_, ..'_ _- _ .. _ ..- _.-._._-_._----_._----._---._---._._---.---------------'~--'-'--- .---_ -_._ -- '" -_ .._-_ .._- ---' ,- -- ,'- -.--,.-,,-- -~-_.- _ ....

(Covenants, Conditions and Restrictions for YOUR property)

The Covenants, Conditions and Restrictions (CC&Rs) are lot-specific in Tract 9300, and are contain d inthe Corporation Grant Deed. The League Office does not have copies of the CC&Rs for your propeon file. You are required to submit a copy of the CC&Rs for your property with your application bec usethey contain information pertinent to the review of the proposed work. In particular, the setbackrequirements will be in the CC&Rs. .

You may obtain the CC&Rs in one of the following ways:

1. You may contact your Title Insurance Company.

or

- 2. You may obtain them yourself from the Los Angeles County Records:

Registrar-Recorder-County ClerkLOS ANGELES COUNTY12400 East Imperial HighwayNorwalk, CA

Telephone: 562-462-2133 or 800-201-8999

Note: In order to locate the CC&Rs at the County, you must have the book and page number for youproperty. This information should be available from your most recent property tax bill.

Rev. 11.2 .00

GUIDELINES FOR SINGLE FAMILY RESIDENCES IN TRACT 9300

FLAT LOTSRevised January 19, 2013 draftApproved January 28, 2013

GENERAL STATEMENT:

The Board of Governors retains full authority to review all aspects of Outward Appearance and Design.These Guidelines are limited to those aspects of Outward Appearance and Design relating to height,area, setback and lot coverage.

DEFINITIONS:

Flat Lot:

A lot having a slope between the front property line and the rear of the buildable area which is no

greater than 9% (9 ft. vertical for each 100 ft. horizontal).

Building Height:

Height shall be measured from two datums which are:

1. The average grade as measured from the four corners of the building footprint.

2. The front setback average grade as measured from the two points of the front setback

line which intersect the sideyard setbacks.

Height shall be measured from the datum to the top of roof or top of parapet, whichever is

greater in height. Chimneys shall be excluded from building height requirements, except that

chimney heights which exceed minimum code requirements shall be subject to review.

Building Area:

Building area shall include the area within the exterior walls, mechanical, garage, multi-story volumespaces are counted twice (where first floor interior height exceeds 14 ft.), stairways are counted once,and basements. Roofed exterior spaces (terraces, porches, terraces/decks, and balconies etc.) shallbe counted as building area.

Exceptions: 1. Areas not roofed or under an open trellis do not count as area.

2. Basements will not count as area if both of the following conditions are met:

a. The elevation above natural grade of the first floor or roof abovesubject basement does not exceed two feet (2'-0") for a minimumof fifty percent (50%) of the perimeter of the basement.

b. The remainder of the first floor level does not exceed six feet(6'-0") in height above natural or finish grade. The garagedoor,light wells, and basement exit stairs may exceed these height

requirements.

3. Up to the first 100 sq. ft. of space over 14 ft. high is not counted.

4. Up to the first 400 sq. ft. of garage or covered parking area is not counted

5. Up to the first 250 sq. ft. of covered porches is not counted when open at leaston 2 sides.

GUIDELINES

Maximum Site Coverage:

50% of the lot area. This shall include the sum of the building footprint areas of dwellings,

accessory buildings, garages, carports, and areas under solid roof or building.

Maximum Total Building Area (including second floor):

Base area: 50% of lot area for lots less than 7,500 sq ft. or (45% of the lot area or 3,750 sq. ft,

whichever is greater) for lots 7,500 sq. ft. or larger.

Bonus area: 20% max. x Base area bonus if one of these options is met.

25% of the length of the front fa<1ademust be set back 20% of the bldg depth or

the second floor shall be max 75% of the area of the first floorplus the garage.

Maximum Second Floor Area:

Maximum second floor area: 43% of the Maximum Total Building Area (including the bonus, if

applicable, and the area of the covered parking or garage)

Roof Decks:

Roof decks above the second floor shall be set back a minimum of 7 ft - 6 inches from the

building perimeter. Access stairs and/or stair enclosure must be no higher than permitted per the

height guidelines.

Front Yard Setback:

As per CC&Rs or City of Los Angeles Department of Building & Safety, whichever is greater.

Sideyard Setback:

As per CC&Rs on street side of a corner lot, or City of Los Angeles Dept. of Building & Safety,

whichever is greater, and shall be additionally set back per the Articulation section of these

guidelines.

Rear Yard Setback for One Story Residences:


Rear Yard Setback for Residences over One Story:

For that portion of a structure which is above the first story, the rear yard setback shall be thegreater of:

a. 20% of the lot depth, or

b. 20 feet, or

c. As required by the City of Los Angeles Department of Building & Safety.

However, in no case shall the rear yard setback be less than 15 feet.

For purposes of this section, lofts, covered decks or mezzanines shall be counted as an

additional story.

Building Height Envelope:

1. Maximum building height shall be 28 ft. from average grade datum and 30 ft. from front

setback average grade datum, whichever is less.

2. Structures shall be contained below a plane having a maximum height of 22 ft. as

measured from average grade (see datum #1) at the setback line and then sloping

toward the interior of the lot until the maximum building height is reached.

The slopes at the setbacks shall be 8 ft. vertical to 12 ft. horizontal.

Flat roof structures may be placed at the setback line and shall be

contained within a vertical plane having a maximum height of 24 ft.,

provided that the maximum building height shall not exceed 24 ft. Height

shall be measured from average grade (see Datum #1).

Building Height Envelope Tradeoffs:

1. Dormers and gables:

Exception:

A portion of gables and dormers less than or equal to the maximum building height

may exceed height envelope provided that the area over the envelope is less than

or equal to one-fourth (1/4) the area under the envelope. Compliance will be

verified by cutting a vertical plane through the envelope at the highest portion of

each gable and dormer which exceeds the envelope.

2. The maximum building height and vertical plane height may be increase 1 ft. for each 5ft. additional setback from all setback lines.

Mass of Building:

1. Side yard Articulation:

Twenty-five percent (25%) of the lineal footage of a two story elevation (at the secondfloor), forty feet (40'-0") or greater in length, must be set back a minimum of two feet

(2'-0") plus the setback required for a single story dwelling less than 18 ft. high.Fireplaces placed within setbacks shall not exceed fifteen percent (15%) of the walllength of any building elevation.

2. Garage:

Subterranean type garages which give the appearance of a three story building are notdesired. Upper stories should be set back to mitigate the impact of the garage story.

Roof Appurtenances (Above Allowable Building Height):

All mechanical equipment shall not exceed four feet (4'-0") in height, shall be screened,and be set back a minimum of ten feet (10'-0") from any building elevation facing a streetor yard. Chimneys not exceeding minimum required building department heightrequirements are permitted.

Landscape:

Landscaping is an important element in the review of your application. See LandscapeGuidelines.

Neighborhood Standards:

Compliance with these criteria shall be presumed as conforming to neighborhood standards

with respect to height, area, setbacks and lot coverage.

Variance:

Any party may petition the Board for a variance from these criteria, based on specialcircumstances of a particular project, as requiring or allowing for greater or lesser height, area,setback and/or lot coverage.

PACIFIC PALISADES CIVIC LEAGUEPost Office Box 733

Pacific Palisades, CA 90272(213)459-9211

\ppCI\guidlns,flt

GUIDELINES FOR SINGLE FAMILY RESIDENCES IN TRACT 9300

SLOPED LOTSRevised February 25, 2013--draft

DEFINITIONS

Sloping Lot:

A lot having a slope greater than nine percent (9%) between the property lines (9 ft. vertical for each 100 ft.horizontal), shall be considered a sloping lot.

Building Area:

Building area shall include the area within the exterior walls, mechanical, garage, multi-story volumespaces are counted twice (where first floor interior height exceeds 14 ft.), stairways (are counted once),and basements. Roofed exterior spaces (terraces, porches, terraces/decks, and balconies etc.) shallbe counted as building area.

Exceptions: 1. Areas not roofed or under an open trellis do not count as area.

2. Basements will not count as area if both of the following conditions are met:

a. The elevation above natural grade of the first floor or roof abovesubject basement does not exceed two feet (2'-0") for a minimumof fifty percent (50%) of the perimeter of the basement.

b. The remainder of the first floor level does not exceed six feet(6'-0") in height above natural or finish grade. The garage door,light wells, and basement exit stairs may exceed these heightrequirements.

3. Up to the first 100 sq. ft. of space over 14 ft. high is not counted.

4. Up to the first 400 sq. ft. of garage or covered parking area is not counted

5. Up to the first 250 sq. ft. of covered porches is not counted when open atleast on 2 sides.

Building Height Segment:

The site, between the sideyard setbacks, shall be divided into segments having a maximum length oftwenty five feet (25'-0"). Start the segments at the front setback and continue until you reach the rearsetback line. The average natural grade of the four corners of each segment shall be the height datumfor that segment.

GUIDELINES:

Maximum Site Coverage:

Fifty percent (50%) of the lot area. This shall include the sum of the building footprint areas ofdwellings, accessory buildings, garages, carports, areas under solid roof or building.

Maximum Total Building Area (including all floors):Base area: 50% of lot area for lots less than 7,500 sq ft. or {45% of the lot area or 3.750 sq ft,

whichever is greater)for lots 7,500 sq. ft. or larger.

Bonus area: 20% max. x Base area bonus if one of these options is met.

25% of the length of the front fagade must be set back 20% of the bldg depth QLthe

second floor shall be max 75% of the area of the first floor plus the (garage or area of

covered parking).

Maximum Second Floor Area (Above street level):

Maximum second floor area: 43% of the Maximum Total Building Area (including the bonus if

applicable) and the area of covered parking or garage.

Roof Decks:

Roof decks above the second floor shall be set back a minimum of 7 ft - 6 inches from the

building perimeter. Access stairs and/or stair enclosure must be no higher than permitted per the

height guidelines.

Front Yard Setback:


Sideyard Setback:


RearYard Setback:

For any portion of structures greater than one story (higher than 16 feet) above natural orfinished grade, the rear yard setback shall be twenty percent (20%) of the lot depth or 20 feet(20'-0"), whichever is greater.

Building Height Envelope (for sloping lots):

1. Maximum building height shall not exceed twenty eight (28'-0") above the datum of each buildingheight segment.

2. At each building height segment structures shall be contained below a plane having maximumheight of twenty two feet (22'-0"), above its height datum, at the setback line (front,side and rear),and then sloping toward the center of the lot until the maximum height is reached.

The slope of the plane at the setback shall be eight feet (8'-0") vertical to twelve feet (12'-0")horizontal.

Exception: Flat roof structures may be placed at the setback line and shall be contained within avertical plane having a maximum height of twenty four feet (24'-0"). provided that themaximum building height does not exceed twenty four feet (24'-0"), as measuredfrom the datum of each building height segment.

Building Height Segment Envelope Tradeoffs:

1. Dormers and gables:

At each building height segment, a portion of gables and dormers less than or equal to themaximum building height may exceed the height envelope, provided that the area over theenvelope is less than or equal to twenty five percent (25%) of the area under the envelope.

Compliance will be verified by cutting a vertical plane through the envelope at the highest portionof each gable and dormer which exceeds the envelope.

2. The maximum building height and vertical plane height may be increased one foot (1'-0") for each5 feet (5'-0") additional setback from all setback lines.

Mass of Building:

1. Articulation:

Twenty-five percent (25%) of the lineal footage of a two story elevation (at the secondfloor), forty feet (40'-0") or greater in length, must be set back a minimum of two feet(2'-0") plus the setback required for a single story dwelling less than 18 ft. high.Fireplaces placed within setbacks shall not exceed fifteen percent (15%) of the walllength of any building elevation.

2. Garage:

Subterranean type garages which give the appearance of a three story building are not desired.Upper stories should be set back to mitigate the impact of the garage story.

Roof Appurtenances (Above Allowable Building Height):

All mechanical equipment shall not exceed four feet (4'-0") in height, shall be screened, and be set back aminimum of ten feet (10'-0") from any building elevation facing a street or yard. Stair penthouses to theroof shall not be permitted. Chimneys not exceeding minimum required building department heightrequirements are permitted.

Landscaping:

A landscaping plan is required for all applications for new construction. A landscaping plan MAY berequired for approval of additions or remodels.

Tradeoffs:

Increased height tradeoffs will be considered as long as the average roof height does not exceed twentyeight feet (28'-0") above natural or finished grade.

Variance:

Any party may petition the Board for a variance from these criteria, based on special circumstances of aparticular project, as requiring or allowing for greater or lesser height, area, setback, and/or lot coverage.



Ippcllgdelnslp (al

GUIDELINES FOR MULTIFAMILY HOUSING(WITHIN '00 FEET OF ANY SINGLE FAMILY RESIDENCES)

Adopted August 27, 1990

The goal of these guidelines is to provide a multifamily structure within a plane which is an a erage ofthirty-five (35) feet above natural grade at any point within the lot, when such structure is within 100 feetof any single family residence.

SEGMENTED HEIGHT ENVELOPE

The site, between the sideyard setbacks, shall be divided into segments having maximum lengt of thirty(30) feet. Start the segments at the front setback line and continue until you reach the rear set ack line.The average natural grade of the four corners of each segment shall be the height datum for thatsegment. The maximum height for all multi-family dwellings within 100 feet of any singl familyresidence shall not exceed thirty-five (35) feet above each segment's height datum. \

I

If the app.licant wishes to "bury" the building and create open space below natural grade, the ~eight ofthe building below natural grade may not be counted as building height, provided that the vis~al massof the .building is mitigated in an acceptable manner.

1. lv1ultifamily Rear YarcjAgjacent to Bingle Family Sideyard:

TRANSITIONAL HEIGHT ENVELOPE ADJACENT TO SINGLE FAMILY ZONES:

The maximum height shall be contained within a vertical plane, set back from the rear ropertyline a distance equal to the requirement of the sideyard setback, twenty-two (22) feet high asmeasured from natural grade, then sloping toward the front of the lot at eight (8) feetv rtical totwelve (12) feet horizontal until the maximum building height is reached.

2. Multifamily Rear Yard Adjacent to Single Family Rear Yard:I

The maximum height shall be contained within a vertical plane, set back fifteen (15) f let fromthe rear property line, twenty-two (22) feet high as measured above natural grade, then slopingtoward the front of the lot at eight (8) feet vertical to twelve (12) feet horizontal until the m imumbuilding height is reached.

3. Multifamily Rear yard of Down Sloping Lot Adjacent to Single Family Rear Yard:

The rear yard setback of the Multifamily building shall be per code or the CCR'S whic ever isgreater (fifteen [15] feet minimum). Where the low side of a down sloping lot is adjacen to theSingle Family zone, the maximum height shall be contained within a vertical plane, set b ck one(1) inch from the rear property line, twenty-two (22) feet high as measured above natural grade,then sloping toward the front of the lot at eight (8) feet vertical to twelve (12) feet horizon al untilthe maximum building height is reached.

Multifamily Side Yard Adjacent to Single Family Rear Yard: \

The maximum height shall be contained within a vertical plane, set back from the rJqUiredsideyard setback, twenty-two (22) feet high as measured from natural grade, then sloping towardthe center of the lot at eight (8) feet vertical to twelve (12 )feet horizontal until the m~imumbuilding height is reached. . \

\

4.

" .........__ .._---_------_ .._---_ .. -~- ....__---------~ ......... -.- ......~-....---.-;...__.....-. --~~- ..............,_. _' .,--~~,...

PPCL Multifamily GuildlinesAugust 27, 1990Page 2

MASS OF BUILDING

1. Articulation:

Twenty-five percent (25%) of the length of an elevation shall be recessed back or broughtforward a minimum of four feet, and the entire elevation shall be held back behind the setbackline. Fireplaces shall not exceed fifteen percent (15%) of the total length of wall of any buildingelevation. The maximum length of wall without any balconies, recessed planes, or projectionsshall not exceed twenty-five (25) feet.

2. Garage:

All parking is encouraged to be totally underground with the driveway entrance gate the onlypermitted above grade element. If the topography makes subterranean parking garagesunfeasible, earth berms and planter walls could be a viable alternative to mitigate the impact ofthe garage story.

ROOF APPURTENANCES (ABOVE ALLOWABLE BUILDING HEIGHT)

All mechanical eqUipment shall not exceed four (4) feet in height above the allowable building heightlimit, be screened, and be set back ten (10) feet from any building elevation facing a street or yard.Stair penthouses to the roof shall not be permitted and open stairs are required (minimum heightguardrail shall be permitted to exceed allowable height limits), Elevator penthouses shall be set at theminimum height required by manufacturer -- not to exceed six (6) feet above height limit. The elevatorshall be set back one (1) foot from the exterior wall for each one (1) foot abov.e the height limit, with ten(10) feet recommended from the exterior wall.

LANDSCAPING:

A landscaping plan is required for all applications for new construction, A landscaping plan MAY berequired for approval of additions or remodels.

TRADEOFFS:

Increased height tradeoffs will be considered as long as the average roof height does not exceed thirty-five (35) feet above natural grade.

VARIANCE:

Any party may petition the Board for a variance from these criteria, based on special circumstances ofa particular project, as requiring or allowing for greater or Jesser height, area, setback, and/or lotcoverage.



Ippcl\gulldem I

pacific palisades civic league -...

Documents