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PC RES 2002-0131 P.G. RESOLUTION NO. 2002-13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, HEIGHT VARIATION (CASE NO. ZON2002-00038) TO ALLOW THE CONSTRUCTION OF FIRST AND SECOND -STORY ADDITIONS WITH A TOTAL AREA OF 1,051 SQUARE FEET TO AN EXISTING 2,328 SQUARE -FOOT TWO-STORY, SINGLE-FAMILY RESIDENCE AT A PROPOSED HEIGHT OF 23'-2", AS MEASURED FROM THE LOWEST FINISHED GRADE COVERED BY STRUCTURE TO THE HIGHEST ROOF RIDGELINE, ON PROPERTY LOCATED 27725 LONGHILL DRIVE WHEREAS, on January 18, 2002 an application for Height Variation (Case No. ZON2002-00038) was submitted to the Planning Department to allow the construction of 1,051 square feet of first and second -story additions to an existing 2,328 square -foot two-story, single-family residence at a height of 23'-2" as measured from the lowest finished grade covered by structure; and WHEREAS, on May 3, 2002 the subject application were deemed complete for processing by Staff, and, WHEREAS, on May 3, 2002 the required public notices were mailed to property owners within a 500' foot radius of the subject property informing them of the proposed project and the scheduled public hearing on June 11, 2002. Furthermore, a notice was published in the Palos Verdes Peninsula News on May 4, 2002, 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 and Substances Statement), Staff found no evidence that Height Variation (Case No. ZON2002-00038) 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 hearing on June 11, 2002, 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 (41 of 65 or 63%). 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. P C Resolution No. 2002-13 Page 1 of 3 Section 3: The subject lot is located on a manufactured slope that was created at the time the building pads for the subject tract were graded and is not located on a ridge or promontory, as defined by the City's development 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 and increase the overall height of the home by 2'-8" towards the east side of the lot does not impair any views. A silhouette of the second -story addition constructed per City requirements revealed no view obstructions Adjacent property owners were notified and have indicated no objection after viewing the silhouette for more than 30 days. Section 5: Properties in this neighborhood with views are located to the sides of the subject site. None have views behind or in front of the site Commercial properties are located behind and well below the site, along Silver Spur Road and next to the Shops at Palos Verdes and the Peninsula Shopping Center None of the properties in this commercial area have views that overlook the residences on Longhill Drive The homes across the street from the subject site have views that face away from the site, towards Torrance and the inland area As such, the granting of this application will cause no significant cumulative view impairment. Section 6: The proposed project will not create a view impairment from surrounding properties. The lots north of the site are located down slope from the site within the commercial corridor of Silver Spur Road These properties have no views over the subject site. Properties to the south are located well below the site and have no views over the site. They face the shopping areas known as the Shops at Palos Verdes and the Peninsula Shopping Center. Properties directly to the east are located at a slightly lower elevation than the subject property and have no views in its direction All of their views face away from the subject site. Properties directly to the west are at a slightly higher elevation but also have views that face away from the subject site. Section 7: The proposed structure complies with the residential development standards for a RS -4 zoning district. The proposed additions will be constructed in compliance with the City's General Plan, Development Code, Uniform Building Code, and all applicable State and Federal laws In addition to having to obtain planning approvals, the applicant is required to obtain approvals from the City's Building and Safety Division and the City's geotechnical consultant prior to issuance of building permits Section 8: The proposed additions are compatible with the character of the immediate neighborhood for the following reasons. The additions are proposed only on one side of the home. The gable roof design is such that the home will reach 23'-2" only along a six-foot wide ridgeline located in the center of the home The roof will continue to slope down towards the side property lines to maintain the scale of the existing home as well as surrounding homes In addition, the predominant architectural styles found in the neighborhood are Mediterranean and California Contemporary. The subject residence was built with a contemporary design, which incorporates a low pitch roof, stucco exterior, and direct -access attached garage The applicant is proposing to maintain the contemporary style by constructing the additions to match the existing home. Third, the site shares property lines with other residences only along its side P C. Resolution No 2002-13 Page 2 of 3 yards No homes are located directly in front or to the rear of the site. Furthermore, the proposed building footprint results in lot coverage of approximately 30%, well below the 50% maximum allowed by the RS -4 Residential Development Standards. Last, the existing structure currently complies with the required twenty (20)- foot front yard setback. The proposed addition is set back further than the existing home at 25'-7". According to Staffs analysis, the majority of the homes in the area are developed with a minimum twenty (20) -foot front yard setback, as required by the Development Code. Therefore, as proposed, the structure will result in a home that is compatible with neighborhood. Section 9: The proposed project will not result in an unreasonable infringement of privacy provided that the second -story master bedroom window along the east elevation is restricted to a clerestory (minimum 5' high from finished floor) or translucent window or that the window is deleted from the proposal to mitigate potential privacy infringement. Section 10:r A Notice of Decision shall be given to the applicant and to all interested parties 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.j 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 Height Variation (Case No. ZON2002-00038), thereby approving the construction of 1,051 square feet of first and second -story additions to an existing 2,328 square -foot two-story, single-family residence at a proposed height of 23'-2", as measured from the lowest finished grade covered by structure to the top of the highest roof ndgeline, subject to the conditions of approval in Exhibit "A" PASSED, APPROVED, AND ADOPTED this 11th day of June, 2002, by the following vote: AYES: Commissioners Cote, Duran Reed, Lyon, Mueller, Tomblin, Vice Chair Long, NOES: None it Cartwright ABSTENTIONS: None - ABSENT. None Jon S Cartwright Chairman Joel ojas, AI ' P an Dire for Plan in Building fo Joel Code Enfo ent; and, Secretary to the Planning Commission P.C. Resolution No. 2002-13 Page 3 of_3 PC RESOLUTION NO. 2002-13 EXHIBIT "A" CONDITIONS OF APPROVAL HEIGHT VARIATION (CASE NO. ZON2002-000381 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 Director, unless the approved plans are submitted to the Building and Safety Division to initiate the "building 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 and neighboring public and private properties 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 proposed residential additions shall not exceed 1,051 square feet, unless otherwise approved by the City, and shall be in substantial conformance with the approved plans as reviewed by the Department of Planning, Building, and Code Enforcement. 9. The second -story master bedroom window along the east elevation shall be limited to a clerestory (minimum 5' high from finished floor) or translucent window or shall be deleted from the proposal to prevent infringement of privacy on the Exhibit "N' P C Resolution No. 2002-13 Page 1 of 2 neighboring property 10 The project shall substantially conform to the plans stamped approved with the effective date of this approval. 11. Any fencing, walls and hedges within the front yard shall not exceed 42" in height, as measured from adjacent grade 12. The applicant shall obtain all applicable permits required by the Building and Safety Division prior to commencing work. 13 All applicable soils/geotechnical reports required by the Building and Safety Division shall be obtained by the applicant and approved by the City's geologist prior to building permit issuance. 14. No grading is permitted under this approval. HEIGHT VARIATION 15. The proposed addition shall continue the existing roof pitch and match the adjacent roof in design, color, and materials The addition shall not exceed 23'-2" in height from lowest finished grade covered by structure as shown on the approved plans (HEIGHT CERTIFICATION SHALL BE REQUIRED PRIOR TO FRAMING INSPECTION SIGN -OFF). 16. The maximum lot coverage permitted for the subject property based on its RS -4 zoning designation is 50% (proposed 30.7%). 17. The following minimum setbacks shall be maintained for the proposed addition - Front Yard. 20' minimum (proposed: 26-7") Side Yard. 5' minimum (proposed. 5') Rear Yard. 15' minimum (proposed 62'-4") Hillside (top of slope) 5' minimum (proposed- 13'-9") WAGus' FileslHeight VariationkZON2002-387-ON2002-38 Exhibit Adoc Exhibit "K P.C. Resolution No. 2002-13 Page 2 of 2