The City of Rancho Palos Verdes Planning - Highridge Condominiums The City of Rancho Palos Verdes Planning - Highridge Condominiums The City of Rancho Palos Verdes Planning - Highridge Condominiums
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.  The Planning entitlements for the property remain valid for five (5) years, or until October 21, 2013.

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.

In January 2012, the property owner of the Highridge Condo project was issued a combination Grading and Building Permit to grade the vacant property located at 28220 Highridge Road, just south of Hawthorne Boulevard. On April 30, 2013, the City conducted a pre-grade meeting with the project team to implement the grading and construction requirements of the City. The overall building will be a 66,249 square foot, two-story, 28-unit condominium with a 28,195 square foot subterranean garage. The applicant has provided the City with a rough phasing schedule for the grading and construction for the new condominium project. The initial grading is scheduled to begin mid-May and will continue for approximately 4-6 weeks, through July 2013. After the rough grading is completed, the building foundation and framing will begin around July 2013. Construction of the condominium project is anticipated to be completed by April 2014 with occupancy by June 2014.

Project Site Description

The subject property is located at 28220 Highridge Road, just south of Peacock Ridge Road.  The property was formerly developed with an abandoned Verizon telephone equipment building, which has been demolished since the Planning entitlements for the property were granted by the City in October 2008.  A 440-square-foot portion of the 1.25-acre site was formerly located in the City of Rolling Hills Estates, but was annexed to the City of Rancho Palos Verdes in October 2009 and rezoned to match the RM-22 zoning of the remainder of the site.

Approved Project Description

The approved project includes the development of 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 original developer requested (and was granted) 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—have been and/or would be removed.  The approved 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.  Although the developer proposed to construct a left-turn pocket and a break in the landscaped median of Highridge Road for vehicular access to the property, this element of the project was not approved by the City.  A common swimming pool, spa and sun deck would be located on the lowest level at the rear of the building.  The 26- to 36-foot-tall project would comply with the 36-foot height limit established for the RM-22 zoning district.  The approved project 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 Leza Mikhail with the City of Rancho Palos Verdes at 310-544-5228 or via email at For information on the sale of units, please refer to

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