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PC RES 1988-060P.0 RESOLUTION 88-60 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING GRADING APPLICATION NO. 1177 FOR A NEW SINGLE FAMILY RESIDENCE AND VARIANCE NO. 213 FOR A DECK EXTENDING 15 FEET OVER AN EXTREME SLOPE AT 2973 CROWNVIEW DRIVE. WHEREAS, Joe Jeffers has requested grading approval for a new single family residence on a lot with an average slope exceeding thirty-five (35) percent and for a variance to allow a 400 square foot cantilevered deck to extend twenty (20) feet over an extreme slope in conjunction with the construction of the single family residence at 2973 Crownview Drive; and WHEREAS, after notice .issued pursuant to the provisions of the Rancho Palos Verdes Development Code, a public hearing was held on October 25, 1988 at which time all interested parties were given an opportunity to be heard and present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: That there are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, which do not apply generally to other property in the same zoning district since the developable portion of the applicant's property is approximately 240 less than the developable portion of properties that meet the minimum development requirements for the RS -2 zoning district. In addition, the proportion of open space on the applicant's property substantially exceeds the minimum amount of open area prescribed by the RS -2 standards; however, such open area exists of necessity due to the extreme slope of the site and is therefore not considered to be useable recreation space or developable. Section 2: That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same zoning district since the exceptional circumstances outlined above, in conjunction with the City regulations restricting construction on extreme slopes (which comprise 84% of the applicant's property), prevent the applicant from developing a residence and useable outdoor recreational space as other property owners in the RS -2 district would be able to r develop. As a result, an exception to the City's Development Code standards restricting construction on or over extreme slopes would be justified to provide useable outdoor recreational space for the applicant. Section 3: That the granting of the variance will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located since conditions of approval for this variance will minimize or compensate for the visual prominence of the deck from surrounding property as well as ensure that public health and safety concerns relating to geology, drainage, and construction are addressed. Section 4: That the granting of such a variance will not be contrary to the objectives of the general plan or the policies and requirements of the coastal specific plan since the intent of the general plan is to encourage high quality residential development, with adequate open space and landscaping, which does not unnecessarily alter natural terrain or impair scenic views from surrounding properties. The proposed deck, as controlled by the conditions of approval found in Exhibit 'A', would provide needed useable open space for this property in a manner that does not alter the underlying extreme slopes or substantially impair scenic views from surrounding properties. Section 5: That this project is categorically exempt (Class III) from the requirements of the California Environmental Quality Act. Section 6: That the proposed grading for the single family residence is not excessive beyond that necessary for the permitted primary use of the lot; the grading does not significantly adversely affect the visual relationships with, nor the views from, neighboring sites; and the nature of the grading minimizes disturbance to the natural contours leaving finished contours in a reasonably natural state. Section 7: For the foregoing reasons, the Planning Commission of the City of Rancho Palos Verdes hereby approves Variance No. 213 subject to the conditions of approval in Exhibit 'A', said conditions being necessary to preserve and protect the public health, safety, and welfare. P.C. RESOLUTION NO. 88-60 Page 2 PASSED, APPROVED AND ADOPTED this 25th day of October, 1988. r obit Benar , Director of Environmental Services and Secretary to the Commission Leo Connoll Chairman P.C. RESOLUTION NO. 88-60 Page 3 EXHIBIT 'A' Conditions of Approval for Variance No. 213: 1) Construction of the deck shall be in substantial conformance with the plans reviewed and approved by the Planning Commission and with all conditions of this permit except that the deck shall not extend more than fifteen (15) feet over the extreme slope. 2) Construction of the deck shall conform to all applicable Building Code and Development Code standards. 3) A geology report and drainage plan shall be submitted for the review and approval of the Building Official prior to issuance of a building permit. 4) A landscaping plan for the site shall be submitted for the review and approval of the Environmental Services Director prior to issuance of a building permit. Said plan shall address screening for the deck and low growing plant materials (to be maintained at a height equivalent to the ground floor elevation of the residence) within the view sensitive corridor in the rear and north side yard of the proposed residence. 5) The color of the deck shall be reviewed and approved by the Director of Environmental Services prior to issuance of a building permit. 6) Approval of this variance is subject to approval of Height Variation No. 561. 7) No further at -grade construction or expansion shall be permitted beyond plans approved in conjunction with Grading Application No. 1177 and Height Variation No. 561. Minimum open space to be provided on this property shall not be less than 84% of the entire lot. 8) A detailed lighting plan for the exterior of the residence shall be submitted for the review and approval of the Director of Environmental Services prior to issuance of a building permit for the residence. 9) The height of any wall or plant material shall be limited to not more than 30 inches in a 10 by 60 foot area north of the existing driveway curb cut at Crownview Drive and parallel to the existing edge of pavement for Crownview Drive. Said wall or plant material must conform with this condition prior to City approval for occupancy of the residence. P.C. RESOLUTION NO. 88-60 Page 4 10) The height of any existing or future trees planted between the front of the proposed residence and Crownview Drive shall not exceed the average elevation of Crownview Drive adjacent to this property. Said trees must conform with this condition prior to City approval for occupancy of the residence. 11) Any wall between the northern property line and the proposed residence shall not exceed a height of 42 inches above the finished pad elevation of the residence. 12) Written acceptance of this permit and all conditions of approval shall be provided to the Director of Environmental Services within thirty (30) days of final approval. Said conditions of approval shall be recorded as a covenant, running with the land, between the City and the property owner. 13) This approval shall expire in one year unless extended by the Planning Commission prior to expiration. P.C. RESOLUTION NO. 88-60 Page 5