Project Background

REC Development submitted an application for Vesting Tentative Tract Map No. 68796, General Plan Amendment, Zone Change, Conditional Use Permit, Grading Permit, Density Bonus and Environmental Assessment for a 28-unit condominium project on a former Verizon property on Highridge Road.

Public hearings were held before the Planning Commission to discuss the proposed project, including the proposed DRAFT MITIGATED NEGATIVE DECLARATION, on April 8, 2008, May 13, 2008, June 24, 2008, July 22, 2008 and August 12, 2008.  Public hearings before the City Council were held on September 16, 2008, and October 21, 2008.  On October 21, 2008, the project was approved by the City Council, as recommended by the Planning Commission.

On December 2, 2008, the City Council adopted a resolution asking the Los Angeles County Local Agency Formation Commission (LAFCO) to initiate proceedings to annex a 440-square-foot section of the project site from the City of Rolling Hills Estates.  The LAFCO application was submitted on January 15, 2009.  On February 17, 2009, the City Council adopted a “Prezoning Ordinance” for the 440-square-foot parcel in order to complete the LAFCO application package.

On February 25, 2009, LAFCO issued a Notice to Subject/Interested Parties for the proposed detachment/annexation.  Comments on this notice were due to LAFCO by March 31, 2009.  On April 2, 2009, the Chief Executive Office of the County of Los Angeles issued a letter to LAFCO stating that the Los Angeles County Sheriff’s Department was the only notified agency that commented on the proposed detachment/annexation.  The County Auditor-Controller then determined parcel values and calculated the property tax and base amounts that would transfer from the City of Rolling Hills Estates to the City of Rancho Palos Verdes.

On August 25, 2009, the Rolling Hills Estates City Council was scheduled to adopt the Joint Property Tax Transfer Resolution between and among Rancho Palos Verdes, Rolling Hills Estates and the County of Los Angeles.  However, the Rolling Hills Estates City Council became concerned about the perceived “loss” of future property tax revenues as a result of the reorganization of territory.  Accordingly, they directed their City Attorney to research the matter further, and continued the item to September 8, 2009.

On September 1, 2009, the Rancho Palos Verdes City Council adopted the Joint Property Tax Transfer Resolution.  The Rolling Hills Estates City Council subsequently adopted this Resolution on September 8, 2009, and it was also approved by the Los Angeles County Board of Supervisors on September 15, 2009.  LAFCO then considered and approved the reorganization of territory at a public hearing on October 14, 2009.

Project Site Description

The subject property is located at 28220 Highridge Road, just south of Peacock Ridge Road.  The property is currently developed with an abandoned Verizon telephone equipment building.  A 440-square-foot portion of the 1.25-acre site is located in the City of Rolling Hills Estates, and would be annexed to the City of Rancho Palos Verdes and rezoned if the project is approved.

Proposed Project Description

The applicant now proposes to develop a 28-unit residential condominium complex on a 54,460-square-foot (1.250-acre) site on Highridge Road.  This equates to a density of 22.4 units per acre or one (1) unit for every 1,945 square feet of lot area, which is not consistent with the current Residential Multi-Family, 22 DU/acre (RM-22) zoning designation for the site.  However, the applicant has requested a density bonus of one (1) unit pursuant to State law and Chapter 17.11 of the Rancho Palos Verdes Municipal Code.  Existing site improvements—consisting of a former telephone equipment building, antenna tower, access driveway and perimeter fencing—would be removed.  The revised condominium units would range from one (1) to three (3) bedrooms and from 776 square feet to 2,260 square feet in size, with both single-level and townhouse-style units.  Each unit would have private balconies and dedicated private storage areas in the subterranean garage.  According to the City’s affordable housing requirements, at least two (2) units would be designated for sale to very-low-income households.  Sixty-seven (67) off-street parking spaces for residents and their guests would be provided, which is the minimum number required by the City’s Development Code.  The applicant proposes to construct a left-turn pocket and a break in the landscaped median of Highridge Road for vehicular access to the property.  A common swimming pool, spa and sun deck would be located on the lowest level at the rear of the building.  The revised 26- to 36-foot-tall project would comply with the 36-foot height limit established for the RM-22 zoning district.  The revised project now proposes 22,111 cubic yards of grading, consisting of 21,847 cubic yards of cut and 264 cubic yards of fill, for a net export of 21,583 cubic yards.

Additional Information

For further information about the Highridge Condominiums project, please contact Kit Fox with the City of Rancho Palos Verdes at 310-544-5228 or via email at kitf@rpv.com.  You may also contact the project developer, REC Development, at (310) 378-1557.
At this time, there is no interest list for the two (2) affordable housing units.  Information about these units will be posted on the City’s website once it is available for release.

Quick Links

2009

• February 17th, 2009City Council Staff report
• February 25, 2009 LAFCO Notice to Subject/Interested Parties
• August 10, 2009 Public Notice - Resolution No. 2009-02
• September 1, 2009 City Council Staff report
• October 14, 2009 LAFCO Agenda and Staff report

2008

• April 8, 2008 Planning Commission Staff report
• May 13, 2008 Planning Commission Staff report
• June 24, 2008 Planning Commission Staff report
  
• July 22, 2008 Planning Commission Staff report
• August 12, 2008 Planning Commission Staff report
• September 16, 2008 City Council Staff report
• October 21, 2008 City Council Staff report
• December 2, 2008 City Council Staff report

If you would like to be placed on an interested parties list to receive public notices or other periodic updates on the Highridge Condominiums project via e-mail, you may subscribe by joining the list server group here.