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PC RES 2001-036RESOLUTION NO. 2001-36 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, GRADING PERMIT NO. 2191 TO ALLOW THE CONSTRUCTION OF A NEW 7,691 SQUARE FOOT, SPLIT LEVEL, SINGLE-FAMILY RESIDENCE AT A HEIGHT OF 9'-6", AS MEASURED FROM THE HIGHEST EXISTING GRADE COVERED BY STRUCTURE TO THE TOP OF THE HIGHEST ROOF RIDGELINE, AND 30' IN HEIGHT, AS MEASURED FROM THE LOWEST FINISHED GRADE ELEVATION COVERED BY STRUCTURE TO THE TOP OF THE HIGHEST ROOF RIDGELINE. SAID APPROVALS INCLUDE 1,643 CUBIC YARDS OF ASSOCIATED GRADING ON PROPERTY LOCATED AT 3815 PALOS VERDES DRIVE SOUTH. WHEREAS, on April 4, 2000 the subject application, Grading Permit No. 2191 was submitted to the Planning Department by the property owners, Mr. and Mrs. Heru Wiredja of 3815 Palos Verdes Drive South, to allow the construction of a new 7,691 square foot single-family residence with 1,643 cubic yards of associated grading; and, WHEREAS, on August 6, 2001 the City's Geotechnical Engineer reviewed and conditionally approved the applicants' geotechnical reports and studies; and, WHEREAS, after several meetings attended by Staff and the property owners and their architect, revised plans were submitted and deemed complete for processing on September 4, 2001; and, WHEREAS, on September 20, 2001, the required public notices for the October 9, 2001 Planning Commission meeting were mailed to property owners within a 500 foot radius of the subject property, and a notice was published in the Peninsula /News on September 22, 2001; and, WHEREAS, pursuant to the provisions of the California Quality Act, Public Resources Code Section 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 Grading Permit No. 2191 would have a significant effect on the environment and, therefore the proposed project has been found to be categorically exempt (Class 3); and, WHEREAS, after notices issued pursuant to the requirements of Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public P.C. Resolution 2001-36 Page 1 of 4 hearing on October 9, 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 grading does not exceed that which is necessary for the permitted primary use of the lot in that the proposed 1,643 cubic yards of; associated grading is necessary to prepare the project site for the construction of a new single- family residence within the RS -1 zoning district, which is considered the permitted primary use of the property. The applicants' grading request consists of 964 cubic yards of cut, 168 cubic yards of fill and 511 cubic yards of removal and recompaction Although 1,643 cubic yards of earth movement is proposed, 511 cubic yards consists of removal and recompaction which will not result in net impacts to the project site in that the topography of the site will remain unaltered since the grading will occur in the same general location to stabilize the ground. Section 2: The grading and/or related construction does not significantly adversely affect visual relationships nor the views from neighboring properties since the proposed grading will not result in a higher grade elevation for the structure, but rather cuts into portions of the existing hillside to accommodate the new residence. Furthermore, the location of the residence on the project site and the structure's maximum roof ridgeline will be approximately 20 feet lower in elevation than the properties to the immediate north abutting the subject property's rear property line, on Searaven Drive, will maintain ocean views laterally over the subject property. Section 3: The nature of grading minimizes disturbance to the natural contours and finished contours are reasonably natural in that the proposed grading is limited to the area directly related to the new residence and the area immediately surrounding the proposed residence for a driveway, driveway turnaround and small yard area. Furthermore, approximately 511 cubic yards of the proposed grading is for removal and recompaction that will not result in a drastic alteration of the existing topography of the site Section 4: The grading takes into account the preservation of natural topographic features and appearances so as to blend any man-made or manufactured slopes into the natural topography in that the proposed residence has been designed to respect the natural contours of the site by notching the proposed residence into the hillside as opposed to grading the entire site to create a level building pad. Furthermore, the majority of the grading occurs either under the building footprint or in an area outside the building footprint that is necessary to provide adequate access to the proposed residence Section 5: The grading will not cause excessive and unnecessary disturbance of the natural landscape or wildlife habitat through removal of vegetation in that the P.C. Resolution 2001-36 Page 2 of 4 • 0 proposed grading is located on a lot that is devoid of native vegetation according to the City's NCCP map Section 6: The proposed residence at 7,691 square feet (garage included) is compatible with the character of the immediate neighborhood in that the proposed residence will be 371 square feet larger than the largest home (32410 Nautilus Drive) within the immediate neighborhood In regards to the average structure size, the proposed residence will only be 1,760 square feet larger than the average structure size within the immediate neighborhood for which specific design elements, such as facade articulation, varying roof planes, and balconies, were integrated into the overall appearance of the structure in order to mitigate a massive appearing structure more commonly found with traditional boxed style homes. Landscaping will also be used throughout the project site that will visually screen the residence and soften its overall appearance from Palos Verdes Drive South Furthermore, design features such as earth tone color stucco, wrought iron details, Spanish tiles, custom windows and exterior moldings have been incorporated into the design of the structure to resemble the character of the developed properties within the immediate neighborhood Additionally, the proposed structure will be constructed at a 110' front yard setback, which exceeds the 20' requirement set forth in the Development Code and is comparable to the alignment of neighboring homes Section 7: The grading conforms with the Development Code's standards pertaining to grading on slopes, height of cut/fill and retaining walls in that the grading requested is necessary for the development of the subject property and complies with the Development Code's criteria in that no earth movement will occur on slopes equal to or greater than 35% nor will the grading result in slopes exceeding a 50% gradient In regards to the depth of cut or fill, in addition to the excavation required for the proposed structure, the cut or fill on the lot outside the building footprint will exceed a height of five (5) feet and thereby required further analysis. Section 8: The grading quantities requested are necessary for the development of the subject property and do not constitute a special privilege since 1,643 cubic yards of earth movement is required to prepare the project site for the construction of a split level residence with an adequate and safe access driveway from the public right-of-way Section 9: The proposed project complies with the Residential Development Guidelines for the RS -1 zoning district in that the required setbacks for the front, rear and side yards are adhered to, and that the proposed lot coverage, at 11 8%, is less than the 25% maximum permitted under the requirements set forth in the Development Code. Additionally, the Development Code requires that structures with habitable floor area exceeding 5,000 square feet maintain a minimum of a three (3) car garage, and according to the plans, a three (3) car garage will be constructed. P.C. Resolution 2001-36 Page 3 of 4 Section 10: A Notice of Decision shall be given to the applicant, to all property owners adjacent to the subject property and any interested party informing them of the Planning Commission's decision Section 11: 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)0) of the 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 12: 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 Grading Permit No. 2191, thereby approving the construction of a new 7,691 square foot, two- story, single-family residence consisting of 3,292 square feet on the lower level, 3,579 square feet on the upper level and an 820 square foot attached three car garage at a height of 9'-6", as measured from the highest existing grade covered by structure (366') to the top of the highest roof ridgeline (375 5'), and 30', as measured from the lowest finished grade covered by structure (246') to the top of the highest roof ridgeline (375 5') Furthermore, said approvals include 1,643 cubic yards of associated grading to prepare the project site for development, subject to the conditions of approval in Exhibit "A„ PASSED, APPROVED, AND ADOPTED this 9th day of October, 2001, by the following vote: AYES: Chairman Lyon, Vice -Chairman Clark, Commissioners Cartwright, Paulson, Mueller, Long and Vannorsdall NOES: None ABSTENTIONS: None ABSENT: None oel R tas, AICP Owec6r of Plannind JB, lding and Code Enforcement, and, Secretary to the Planning Commission Frank Lyon Chairman P.C. Resolution 2001-36 Page 4of4 EXHIBIT `A' CONDITIONS OF APPROVAL GRADING PERMIT NO. 2191 1 Prior to the submittal of plans into Building 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. The approval shall become null and void after one (1) year from the date of approval by the City, unless the approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process 3. 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. 4. 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. 5. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 6. 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 7. The construction site 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 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. 8. The subject property shall be securely enclosed with a temporary construction fence, not to exceed six (6) feet in height, during the duration of construction. GRADING PERMIT 9. The grading shall not exceed 1,643 cubic yards of earth movement, of which 964 cubic yards consists of cut, 168 cubic yards consists of fill and 511 cubic yards of Exhibit `A' P.C. Resolution No. 2001-36 Page 1 of 4 C� removal and recompaction. The remaining 796 cubic yards of cut shall be exported off-site. 10 The City's Geotechnical Consultant shall review the project in the "plan check" stage to determine whether further reports and investigation shall be required prior to issuance of building permits 11. The Director of Public Works shall review and approve a haul route for all exported earth prior to issuance of grading permits. 12. The maximum depth of cut shall not exceed 5' in height (retaining walls integrated into the actual height of the structure shall be excluded). 13. The residence shall not exceed 7,691 square feet, of which 820 square feet will be in the form of a three car attached garage, 3,292 square feet will be situated on the lower level and 3,579 square feet on the upper level. A SQUARE FOOTAGE CERTIFICATION PREPARED BY A REGISTERED SURVEYOR INDICATING THAT THE NEW RESIDENCE DOES NOT EXCEED 7,691 SQUARE FEET, SHALL BE SUBMITTED TO THE BUILDING AND SAFETY DIVISION, PRIOR TO A FRAMING INSPECTION. 14. The structure shall be constructed at a height of 9'-6", as measured from the highest existing grade elevation covered by structure (366') to the top of the highest roof ridgeline (375.5') and 30' in height, as measured from the lowest finished grade elevation covered by structure (346') to the top of the highest roof ridgeline (375.5') A BUILDING HEIGHT CERTIFICATION IS REQUIRED. 15. The lot coverage requirement for the subject property located in the RS -1 zoning district shall not exceed 25%. The proposed Lot Coverage is 11.8% (see approved plans for calculation breakdown) 16. The following minimum setbacks shall be maintained for the proposed addition: Front Yard. 20'-0" minimum (proposed: 130') Side Yard: 10'-0" minimum (proposed: 12') Rear Yard. 20'-0" minimum (proposed: 110') 17. A minimum of a three car garage shall be maintained at all times with a minimum depth of twenty (20) feet, a minimum width of twenty-seven (27) feet and a minimum vertical clearance of seven (7) feet, as measured from the interior finished walls. 18. The proposed driveway shall not exceed a maximum gradient of 20%, as required by the City's Development Code. 19 The roof above the living room rotunda and entry feature shall be redesigned Exhibit `A' P.C. Resolution No. 2001-36 Page 2 of 4 0 0 with a pitched roof to the satisfaction of the Director of Planning, Building and Code Enforcement. 20 The proposed residence and flat roof shall be finished in an earth tone color deemed acceptable by the Director of Planning, Building, and Code Enforcement prior to issuance of building permits 21 The proposed trash enclosure shall be visually screened from neighboring properties and the public right-of-way 22 Future privacy fences/walls located along the rear property line shall not exceed six (6) feet in height or a maximum elevation height of 395' (above sea level), whichever is lower 23 The proposed spa shall be enclosed with a minimum 5' high fence, with a self- closing device and a self -latching device located no closer than 4' above the ground 24 The proposed fence along the front property line shall not exceed 42 inches in height, as measured from the lowest adjacent grade 25 All mechanical equipment, including but not limited to the spa equipment and air conditioning condenser units, shall be no closer than three (3) feet from the interior side property line and shall not exceed 6' in height. Said equipment shall be adequately screened from the neighboring properties and the right of way 26 No mechanical equipment shall be permitted on the roof 27 All hardscape improvements, including the driveway curb cut, located within the public right-of-way (Palos Verdes Drive South) shall require review and approvals from the Director of Public Works prior to issuance of building permits 28 A Landscape Plan shall be submitted to the Planning Department for approval prior to issuance of building permits The Landscape Plan shall indicate 1) The location and type of vegetation proposed for the subject property; 2) The preservation of the natural terrain for the slopes towards the rear portion of the lot; and 3) How landscaping will visually screen the structure from Palos Verdes Drive South Additionally, the plans shall indicate the mature height of all foliage, which shall not exceed sixteen (16) feet in height or a maximum elevation height of 395' (above sea level), whichever is lower 29 Prior to issuance of grading permits, the property owner shall obtain approvals by the City of an Urban Stormwater Plan that is in conformance with the requirements of the National Pollutant Discharge Elimination System (NPDES) 30 Prior to issuance of grading permits, approvals shall be obtained from the Los Exhibit `A' P.C. Resolution No. 2001-36 Page 3 of 4 0 0 Angeles County Fire Department for the proposed project. 31 A lighting plan shall be submitted to the Planning Department for review and approval by the Director of Planning, Building and Code Enforcement prior to issuance of building permits No outdoor lighting shall be permitted that is directed towards a parcel of property other than that upon which such light source is physically located Additionally, no lighting shall be permitted where the light source or fixture, if located on a building, above the line of the eaves, or if located on a standard or pole, more than ten (10) feet above grade Individual, nonreflector, incandescent light bulbs shall not exceed 150 watts per bulb or an aggregate of 1,000 watts for a lot. MAGRADINGIGRADING2191 ICON DITIONS.doc Exhibit `A' P.C. Resolution No. 2001-36 Page 4 of 4