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PC RES 2001-020P.G. RESOLUTION NO. 2001-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, HEIGHT VARIATION NO. 918 AND SITE PLAN REVIEW NO. 9165 TO ALLOW THE CONSTRUCTIOW OF_ -A 1,967 SQUARE -FOOT ADDITION TO AN EXISTING 2,526 SQUARE -FOOT TWO-STORY, SPLIT-LEVEL, SINGLE-FAMILY RESIDENCE AT A PROPOSED HEIGHT OF 24'-9", AS MEASURED FROM THE LOWEST FINISHED GRADE COVERED BY STRUCTURE. THE ADDITION CONSISTS OF A 564 SF EXPANSION TO THE EXISTING LOWER LEVEL (OF WHICH 240 SF WILL BE ADDED TO THE EXISTING GARAGE), A 693 SF EXPANSION TO THE MIDDLE (ENTRANCE) LEVEL, AND A 710 SF EXPANSION TO THE SECOND STORY ABOVE THE EXISTING GARAGE ON PROPERTY LOCATED AT 28924 MORO BAY DRIVE. s. WHEREAS, on August 28, 2000 an application for Height Variation No. 918 and Site Plan Review No. 9165 were submitted to the Planning Department to allow the construction of a 1,967 square -foot addition to an existing 2,526 1 square -foot, two-story, split-level, single-family residence at a height of 24'-9" as `. measured from the lowest finished grade covered by structure, and WHEREAS, on November 9, 2000 and January 2, 2001 Staff reviewed the subject applications and deemed them incomplete for processing due to insufficient information; and, , WHEREAS, on May 8, 2001 the information needed to deem the subject applications complete was submitted to the Planning Department for processing, and, WHEREAS, on June 7, 2001 the subject applications were deemed complete for processing by Staff; and, WHEREAS, on June 20, 2001 the required public notices were mailed out to property owners within a 500' foot radius of the subject property informing them of the proposed project and the scheduled public hearing on July 24, 2001 Furthermore, a notice was published in the Palos Verdes Peninsula News on June 23, 2001; and, WHEREAS, pursuant to the provision of the California Quality Act, Public Resources Code Section 21000 et.seq. ("CEQA"), the State's CEQA Guidelines, California Code of Regulation, Title 14, Section 15000 et seq., the City's Local CEQA Guidelines, and Government Code Section 65962 5(F) (Hazardous Waste P.C. Resolution No. 2001-20 Page 1 of 4 0 and Substances Statement), Staff found no evidence that Height Variation No 918 and Site Plan Review No 9165 would have a significant effect on the environment, and, therefore, the proposed project has been found to be categorically exempt (Class 1, Section 15303(a)); and, WHEREAS, after notices issued pursuant to the requirements of Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on July 24, 2001, at which all interested parties were given the 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:, The applicants successfully completed the Early Neighborhood Consultation process by obtaining a minimum of 60% of property owner signatures from properties within the 500' radius (58 of 90 or 64%) Section 2:, The subject lot is not located in an area designated by the City's General Plan and the City's Coastal Specific Plan as a viewing area and therefore the proposed structure does not impair any public views. Section 3: The subject lot is located on a manufactured slope that was created at the time me the building pads for the subject tract were graded and is not located on a ridge or promontory, as defined by the City's developmen)t Code. Section 4: The proposed project has been designed to minimize the impairment of "protected views" from surrounding properties As proposed, the applicants' request to add a second story over 60% the existing garage, increase the overall height of the home by 2'-9", and expand to the north side of the lot does not impair any views. Properties with views are located approximately 35' above the subject site along Oceanridge Drive A silhouette of the second -story addition constructed per City requirements revealed no additional view obstruction. As such, the structure is designed and situated in such a manner as to minimize impairment of a view Section 5: The homes located on the same street as the subject site, Moro Bay Drive, are all "non -view" lots Moro Bay Drive is located between and perpendicular to Oceanridge Drive on the southwest and Mistridge Drive on the northeast. These two streets were created in a tier with an approximate elevation difference of 35' to allow for view lots. The view lots are located on the north side of both streets, facing inland city lights and the harbor area. Due to the substantial difference in elevation, the view lots on Oceanridge Drive will not be affected by the subject 24'-9" high addition. The view lots on Mistridge Drive have views that face directly opposite from the subject site and, therefore, are unaffected as well. As such, the granting of this application will cause no significant cumulative view impairment. P C Resolution No. 2001-20 Page 2 of 4 l 0 • Section 6. The proposed project will not create a view impairment from surrounding properties in that the surrounding properties are located at a similar or higher elevation to that of the subject property, with views oriented in the opposite direction or laterally over the subject property Therefore, the proposed project does not significantly impair views from surrounding properties Section 7: The proposed structure complies with the residential development standards for a RS -4 zoning district in terms of open space, height requirements, set backs, etcetera, with the exception of the hillside setback. However, the proposal has been conditioned to be revised or obtain a Minor Exception Permit for the hillside setback reduction Furthermore, in addition to obtaining Planning approval, approvals must be obtained from the City's Geotechnical Consultant in the Building stage, and building and grading permits must also be obtained for compliance with the Uniform Building Code, the Development Code and the City's Municipal Code Section 8: The proposed addition of 1,967 square feet is compatible with the character of the immediate neighborhood in that, although the proposed addition will make the home 1,722 SF larger than the average home in the vicinity, a large part of the addition is located on the south portion of the lot. This area faces the upslope, which hides it from the street and surrounding properties In addition, the home was built with its front plane parallel to the length of the street. This configuration, as well as the location of the home at the end of the cul-de-sac, hide the bulk of the structure and make the proposed additions even less noticeable Section 9: The second -story expansion is currently proposed with windows facing the neighbors adjacent to the north These neighbors have voiced their concern over the second -story windows, which provide a view into their side and rear yards Since they are downslope from the subject site, Staff believes the proposed windows may infringe on the neighbors' privacy Based on a survey of the street, Staff found that the majority of homes with second stories that face a neighbor on a downslope only have bathroom windows on that particular elevation In order to mitigate a potential privacy infringement, a condition that restricts the second story rear bedroom and master bathroom to clear story and/or translucent windows on the sides that face the neighbor to the north has been included No other comments were received during the public noticing period with regards to infringement of privacy Therefore, Staff believes the proposed project will not create an infringement of privacy with the added condition of approval Section 10: A Notice of Decision shall be given to the applicant and to all interested parties informing them of the Planning Commission's decision Section 12: Any interested party may appeal this decision or any portion of this decision to the City Council Pursuant to Section 17 02 040 C 1 j of the P C Resolution No 2001-20 Page 3 of 4 Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing, and with the appropriate appeal fee, no later than fifteen (15) days following the date of the Planning Commission's adoption of this resolution Section 13: 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 approves Height Variation No 918 and Site Plan Review No 9165, thereby approving the construction of a 1,967 square -foot addition to an existing 2,526 square -foot, two- story, split-level single-family residence at a proposed height of 24'-9", as measured from the lowest finished grade covered by structure to the top of the highest roof ridgeline, subject to the conditions of approval in Exhibit "A" PASSED, APPROVED, AND ADOPTED this 24th day of July, 2001, by the following vote: AYES: Chairman Lyon, Vice -Chairman Clark, Commissioners Cartwright, Long, Paulson and Vannorsdall NOES: None ABSTENTIONS: None ABSENT: Commissioner Mueller Jo Roja , AICP Dir ctor PlanninOlding and a Enforceand, Secretary to the Planning Commission &_Xl,ko9n Frank Lyo Chairman P C Resolution No 2001-20 Page 4 of 4 0 # EXHIBIT "A" CONDITIONS OF APPROVAL HEIGHT VARIATION NO. 918 AND SITE PLAN REVIEW NO. 9165 GENERAL Prior to the submittal of plans into Budding and Safety plan check, the applicant and/or 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 approval Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void. 2. Prior to the submittal of plans into Building and Safety plan check, the applicant and/or property owner shall correct all existing property maintenance violations to the satisfaction of the City's Code Enforcement Officer Failure to correct all violations within thirty (30) days following the date of this approval shall render this approval null and void 3. The approval shall become null and void after one (1) year from the date of approval by the Planning Commission, unless the approved plans are submitted to the Budding and Safety Division to initiate the "plan check" review process 4 The proposed project shall be constructed in substantial compliance with the plans approved and stamped by the Planning Department with the effective date of this approval 5. The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions 6. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply 7 The hours of construction shall be limited to 7.00 a m. to 7 00 p m , Monday through Saturday. No construction shall be permitted on Sundays or on legal holidays 8 The construction site shall be kept free of all loose materials resembling trash and debris Mn excess of that material used for immediate construction purposes Such excess material may include, but is not 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 Exhibit "A" P.C. Resolution No. 2001-20 Page 1 of 2 9 The proposed addition shall not exceed 1,967 square feet unless otherwise approved by the City and shall be in substantial conformance with the approved plans as reviewed by the Planning Commission The addition consists of a 564 SF expansion to the existing lower level (of which 240 SF will be added to the existing garage), 693 SF to the middle entrance) level, and a 710 SF expansion to the second story above the existing garage BUILDING AREA CERTIFICATION SHALL BE REQUIRED PRIOR TO APPROVAL OF FRAMING BY BUILDING AND SAFETY 10 The property owners shall maintain all site foliage that exceeds 16 feet in height in a manner that does not significantly impair the views of the lots to the south along Oceanridge Drive or any other property with a view HEIGHT VARIATION 11 The proposed structure shall not exceed 24'-9" in height as measured from the lowest finished grade elevation covered by structure (1244.21') to the top of the highest roof ridge line (1268 96') RIDGE HEIGHT CERTIFICATION SHALL BE REQUIRED IN THE BUILDING AND SAFETY STAGE. SITE PLAN REVIEW 12 The open space requirement for the subject property located in the RS -4 zoning district shall be no less than fifty (50) percent (proposed 33%). 13 The following minimum setbacks shall be maintained for the proposed addition Front Yard 20' minimum (proposed 21') Side Yard 5' minimum (proposed 13') Rear Yard 15' minimum (proposed 22'-6") Hillside 15' minimum (proposed 13' - refer to condition 14) 15 Prior to plan check submittal to the Building and Safety Department, applicant shall either revise plans to meet the required 15' hillside setback or submit and obtain approval for a Minor Exception to allow the proposed 13' hillside setback. In either case, the plans shall also comply with Section 19 48 030(E)(1) of the City's Development Code pertaining to allowable projections into required yard setbacks. Revised plans shall indicate bay windows with no vertical supports/foundation along the elevation facing the hillside in order to allow their encroachment into the hillside setback. 16 Any request to reduce the hillside setback must comply with Section 1806 5 6 of the Uniform Building Code, which requires the applicants to hire an engineering professional to propose an alternative setback to slope if a reduction is requested MAHEIGHWAXW9181CONDITIONS.doc Exhibit "A" P C Resolution No 2001-20 Page 2 of 2