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PC RES 2007-034 P.C. RESOLUTION . 2007- 4 RESOLUTION F THE PLANNING COMMISSION F THE CITY OF RANCHO PALPALOS VERDESCONDITIONALLY APPROVING i T VARIATION (PLANNING CASE . Z 2006-00228) FOR THE CONSTRUCTION OF 1,468- SQUARE-FOOT ,468- IJA -F T I ST- AND 2ND-STORY ADDITIONS TO AN EXISTING 1,961-SQUARE-FOOT 1-ST R SINGLE-FAMILY RESIDENCE AND CONVERSION F THE EXISTING 575- SQUARE-FOOT 75- UA -F T CARPORT INTO N ENCLOSED GARAGE, LOCATED AT 6527 EI HILL DRIVE WHEREAS, on April 20,2006,the applicant, Eric Mark, submitted an application for Planning Case No. ZON2006-00228 for a height variation to allow additions totaling 1,468 square feet to an existing 1-story single-family residence on Eddinghill Drive; and, WHEREAS, on March 23, 2007, the application for Planning Case No. ZON2006-00228 was deemed complete by Staff; 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 approval of the requested height variation would have a significant effect on the environment and,therefore,the proposed project has been found to be categorically exempt (Section 15301); 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 May 8, 2007, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY 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 a 1,468-square- foot 1 st- and 2" -story additions to the subject property: A. The applicant has complied with the Early Neighbor Consultation process established by the City by obtaining property owners' acknowledgement signatures from 34% of the property owners within a 500-foot radius of the subject property and 73% of the property owners within a 100-foot radius of the subject property. B. The proposed structure that is above sixteen feet in height does not significantly impair a view from public property(parks, major thoroughfares, bikeways,walkways or equestrian trails),which has been identified in the City's General Plan or Coastal Specific Plan, as City-designated viewing areas because the subject property is not directly overlooked by any park, major thoroughfare, bikeway, walkway or equestrian trail identified in the City's General Plan as a City-designated viewing area. C. The proposed structure is not located on a ridge or promontory; rather, the subject property is a graded pad lot surrounded by similar pad lots that were all created when the neighborhood was originally graded and developed in the early 1960s. D. The proposed new structure that is above sixteen feet in height, when considered exclusive of existing foliage, does not significantly impair a view from the viewing area of another parcel. The subject property is located near the highest point in the neighborhood, and surrounding residences are at similar or lower elevations. As such, given the topography of the area and the orientation of surrounding homes, the portion of the proposed project that is above sixteen feet (16'-0") in height results in no impairment of view from the viewing area of another parcel. E. There is no significant cumulative view impairment caused by granting the application. The portion of the proposed project that is above sixteen feet(16'-0") in height results in no view impairment, and similar additions to surrounding, adjacent residences would result in no view impairment either. F. The proposed structure complies with all other Code requirements, including the RS-4 zoning district development standards with respect to lot coverage and setbacks, and the off-street parking requirements for single-family residences. G. The proposed structure is compatible with the immediate neighborhood character in terms of the scale of surrounding residences, including total square footage and lot coverage of the residence; architectural styles, including facade treatments, structure height, open space between structures, roof design, the apparent bulk or mass of the structure, number of stories, and building materials; and front-, side-, and rear-yard setbacks. H. The proposed structure does not result in an unreasonable infringement of privacy of the occupants of abutting residences. Second-floor windows facing toward the abutting residences at 6519 and 6533 Eddinghill Drive will utilize obscure glazing. The proposed 2nd-floor windows and balcony facing toward the abutting residence at 27851 Plainfield Drive would be located roughly fifty feet(50')from the common rear property line between the lots, and nearly one hundred feet (100')from the closest portion of the house at 28751 Plainfield Drive. Section 20 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 P.C. Resolution No. 2007-34 Page 2 of 6 appellant, and accompanied by the appropriate fee, no later than fifteen (15)days following May 8, 2007, the date of the Planning Commission's final action. Section 3: 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 conditionally approves a height variation (Planning Case No. ZON2006-00228) for the construction of 1,468-square-foot 1St-and 2nd-story additions to an existing 1,961-square-foot 1-story single-family residence and conversion of the existing 575-square-foot carport into an enclosed garage, located at 6527 Eddinghill Drive, subject to the conditions of approval in the attached Exhibit 'A'. PASSED,APPROVED,AND ADOPTED this 8 t"day of May 2007, by the following vote: AYES: Commissioners Knight, Lewis, Ruttenberg and Tetreault, Vice Chairman Perestam NOES: none ABSTENTIONS: none ABSENT: Commissioner Karp, Chairman Gerstner '4� ze� Bill Gerstner Chairman Joel R Jas AICD Direct r of Plann , Building and C Enforcement; and, Secretary to the Planning Commission P.C. Resolution No. 2007-34 Page 3 of 6 Ill IT � ° CONDITIONS F APPROVAL FOR PLANNING CASE NO. ZON2006-00228 (Mark, 6527 Edinghill rive) General Conditions: 1. Priorto the submittal of plans into Building and Safety plan check,the applicant and the property owner shall submit to the City a statement, in writing, that they have read, understand, and agree to all conditions of approval contained in this Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 2. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 3. This approval is for 130-square-foot 1 st-story additions and a 1,338-square-foot 2"d- story addition to an existing 1,961-square-foot 1-story single-family residence. The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, any substantive change to the project shall require approval of a revision to the height variation by the Planning Commission and shall require new and separate environmental review. 4. All project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, in the RS-4 district development standards of the City's Municipal Code. 5. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project by the Planning Commission after conducting a public hearing on the matter. 6. If the project has not been established (i.e., building permits obtained) within one year of the final effective date of this Resolution, or if construction has not commenced within one hundred eighty (180) days of the issuance of building permits, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Department of Planning, Building and Code Enforcement and approved by the Director. Otherwise, a height variation revision must be approved prior to further development. P.C. Resolution No. 2007-34 Page 4 of 6 7. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department,the stricter standard shall apply. 8. Unless otherwise designated in these conditions,all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 9. The construction site and adjacent public and private properties and streets shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes. Such excess material may include, but not be limited to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of earth, salvage materials, abandoned or discarded furniture, appliances or other household fixtures. 10. Permitted hours and days for construction activity are 7:00 AM to 7:00 PM, Monday through Saturday,with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code. Trucks and other construction vehicles shall not park, queue and/or idle at the project site or in the adjoining public rights-of-way before 7:00 AM, Monday through Saturday, in accordance with the permitted hours of construction stated above. 11. The approved residence shall maintain setbacks of 18.0' existing front (nonconforming) and 20.0' new front, 50.0' rear, 5.73'west side and 7.82' east side. FRONT BUILDING SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to foundation forms inspection. 12. The approved project shall maintain a maximum of 50% lot coverage (37% proposed). Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed 50%. 13. A minimum 2-car garage shall be maintained, with each required parking space being individually accessible and maintaining minimum unobstructed dimensions of 9' in width and 20' in depth, with minimum 7' vertical clearance. 14. No more than fifty percent (50%) of the existing interior and exterior walls and square footage of the structure may be demolished without bringing the nonconforming 18-foot front-yard setback into compliance with the current 20-foot front-yard setback. Height Variation Conditions: 15. This approval is for a 130-square-foot 1St-floor addition and a 1,338-square-foot 2nd- story addition to an existing 1-story single-family residence. BUILDING AREA P.C. Resolution No. 2007-34 Page 5 of 6 CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to building permit final. 16. The maximum ridgeline of the approved project is 1,035.75'. BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to roof sheathing inspection. 17. All windows on the easterly and westerly 2nd-floor facades shall utilized obscure glazing so as to preserve the privacy of the abutting residences at 6519 and 6533 Eddinghill Drive. 18. Notwithstanding the proposed plans, the rear balcony shall be removed and the sliding glass door in the westerly wall of Bedroom No. 4 shall be replaced with a window to preserve the privacy of the rear yard of the abutting residence at 6533 Eddinghill Drive. M:\Projects\ZON2006-00228(Mark,6527 Eddinghill Dr)\PC Resolution 2007-34.doc P.C. Resolution No. 2007-34 Page 6 of 6