PC RES 2006-027 P.C. RESOLUTION NO. 2006-27
RESOLUTION OTHE PLANNING COMMISSION F THE
CITY OF RANCHO PALPALOS VERDESDENYING IT
PREJUDICE A HEI T VARIATION ANDSITE PLA
REVIEW(PLANNING E NO. ZON2003-00557)FOR THE
CONSTRUCTION OF 227-SQUARE-FOOT FIRST-STORY
ADDITIONS AND 1,212-SQUARE-FOOT SECOND-STORY
ADDITIONS TO AN EXISTING2,012-SQUARE-FOOT I-
STORY Y I GL - ILY RESIDENCE, LOCATED T2 217
TRAILRIDERS DRIVE
WHEREAS, on October 10, 2003, the applicants, Richard and Lesly Vallin,
submitted an application for Planning Case No. ZON2003-00557 for a height variation and
site plan review to allow additions totaling 1,439 square feet to an existing 1-story single-
family residence on Trailriders Drive; and,
WHEREAS, on March 17, 2006, the application for Planning Case
No. ZON2003-00557 was deemed complete by Staff; and,
WHEREAS, on April 24, 2006, the applicants and Staff agreed to a 90-day
extension of the decision deadline for this application to August 14, 2006; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f)(Hazardous Waste and Substances
Statement), Staff found no evidence that the denial of the requested height variation and
site plan review would have a significant effect on the environment and, therefore, the
proposed project has been found to be statutorily exempt (Section 15270); and,
WHEREAS, after notice issued pursuant to the requirements of the Rancho Palos
Verdes Development Code, the Planning Commission held a duly-noticed public hearing
on April 25, 2006, June 13, 2006, and June 27, 2006, at which time all interested parties
were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION DOCS HERESY FIND,
DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The Planning Commission makes the following findings of fact with
respect to the application for a height variation to allow the construction of 227-square-foot
first-story additions and 1,212-square-foot second-story additions to the subject property:
A. The proposed new structure that is above sixteen feet in height, when considered
exclusive of existing foliage, significantly impairs a view from the viewing area of
another parcel. Specifically, an oblique view of the ocean is currently available
above the subject property from the family room at 28236 Trailriders Drive, and a
panoramic view of the ocean, Santa Monica Bay and Malibu coastline is currently
available above the subject property from the family room at 7009 Cherty Drive.
The proposed project would block approximately ninety percent (90%) of the
existing view from 28236 Trailriders Drive and approximately fifty percent (50%)of
the view from 7009 Cherty Drive. These reductions in views would be a significant
impact, as defined in the City's Development Code.
B. The proposed new structure that is above sixteen feet in height, when considered
exclusive of existing foliage, results in less-than-significant impairment of a view
from the viewing area of another parcel, but has not been designed and situated in
such a manner as to reasonably minimize impairment of a view. Specifically, a
direct, partial view of the ocean is currently available from the kitchen at 28231
Trailriders Drive. Much of this view would be blocked by the portion of the proposed
project below sixteen feet in height, so the view impairment attributable to the
portion of the project above the 16-foot level is less than significant. However, the
design of the proposed project, particularly the portion that extends toward the
street above the garage, exacerbates to the view impairment for this residence. If
the 2nd-story addition were limited to the area above the existing house, much of the
proposed project would be blocked from view by the existing residence at 28223
Trailriders Drive and the degree of remaining less-than-significant view impairment
would be reduced.
C. There is significant cumulative view impairment caused by granting the application.
Specifically, the proposed project results in significant view impairment from the
viewing areas at 28236 Trailriders Drive and 7009 Cherty Drive. If additions similar
to the proposed project were also constructed at 28223 Trailriders Drive, 28231
Trailriders Drive and 28206 Golden Meadow Drive, the cumulative effect would,be
to. essentially obliterate all of the existing view from 28236 Trailriders Drive and
approximately seventy-five percent (75%) of the view from 7009 Cherty Drive. In
addition, a similar addition at 28223 Trailriders Drive, when combined with the
proposed project, would result in significant view impairment for 28231 Trailriders
Drive,whereas the proposed project on its own results in less-than-significant view
impairment for this residence.
D. The proposed structure is incompatible with the immediate neighborhood character
in terms of its size and scale. The immediate neighborhood is comprised
predominantly of one-story residences similar to the subject property, ranging in size
from 1,942 square feet to 3,037 square feet, with an average structure size of
2,221-square feet. The proposed additions will result in a 3,451-square-foot overall
structure size, which is 1,230 square feet (or 55%) larger than the average home;
and 414 square feet (or 14%) larger than the next largest home. In addition, the
proposed residence would be the largest in the neighborhood, but on a lot that is
P.C. Resolution No. 2006-27
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smaller than average. The overall size of the resulting residence would clearly be
much larger than the adjoining 1-story homes to either side.
E. The proposed structure results in an unreasonable infringement of privacy of the
occupants of abutting residences. The nearest property abutting the proposed
second-story portion of the project is the home at 28206 Golden Meadow Drive.
The second-story addition includes several windows on the facade facing toward
this abutting property, as well as a large deck. The home at 28206 Golden Meadow
Drive sits ten feet lower than the subject property and has windows in the main
living rooms and master bedroom at the rear of the house facing toward the subject
property. Without modifications to the windows, deck and/or balcony,the proposed
project poses an infringement of the privacy of the home at 28206 Golden Meadow
Drive.
Section 2: The Planning Commission finds that, although there are 1St-story
additions less than sixteen feet(16'-0")tall that are not within the footprint of the proposed
2nd-story addition, these components of the project are integral to the overall goal of the
project to add a second floor to the house and would serve little or no purpose without the
approval of the 2nd-story addition. Therefore, the requested site plan review for these
components of the project is also denied.
Section : Any interested person aggrieved by this decision or by any portion of
this decision may appeal to the City Council. Pursuant to Sections 17.02.040(C)(1)(j) of
the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City,,in
writing, setting forth the grounds of the appeal and any specific actions requested by the
appellant, and accompanied by the appropriate fee, no laterthan fifteen (15)days following
June 27, 2006, the date of the Planning Commission's final action.
Section 4: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby denies with prejudice height
variation and site plan review(Planning Case No. ZON2003-00557)for the construction of
227-square-foot first-story additions and 1,212-square-foot second-story additions to an
existing 2,012-square-foot 1-story single-family residence, located at 28217 Trailriders
Drive.
P.C. Resolution No. 2006-27
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PASSED, APPROVED,AND ADOPTED this 2P day of June 2006, by the following Vote:
AYES: Commissioners Karp, Lewis, Perestam and Ruttenberg, Vice
Chairman Gerstner and Chairman Knight
NOES: none
ABSTENTIONS: none
ABSENT: Commissioner Tetreault
irn Ifni
Chairman
r.
Joel ja 9 AICP
Direc r Plannin 9 gilding
and Enforce ent; and,
Secretary to the Planning Commission
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P.C. Resolution No. 2006-27
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