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PC RES 2002-028P.C. RESOLUTION NO. 2002-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION (CASE NO. ZON2002-00210), THEREBY PERMITTING AN ADDITIONAL 99 SQUARE -FEET OF LIVING SPACE ON THE SECOND FLOOR TO AN EXISTING 3,140 SQUARE -FOOT TWO-STORY SINGLE-FAMILY RESIDENCE, LOCATED AT 31304 FLOWERIDGE DRIVE. WHEREAS, on May 1, 2002, the applicant, Mr. Muller, submitted an application for a Height Variation (Case No 2002-00210), requesting approval to construct an additional 99 square -foot second story addition to an existing two-story residential structure The structure is proposed at a height of 23 -feet as measured from lowest adjacent grade to the top of the roof, and, WHEREAS, on August 15, 2002, upon verification of the temporary frame silhouette, Staff deemed the applications generally complete for processing; 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 Height Variation (Case No 2001-00210) would have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, after notice issued pursuant to the requirements of the Ranchos Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on September 24, 2002, 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 the approved project includes the construction of an additional 99 square -feet of living space to the second story of an existing 3,140 square -foot two-story single- family residence, Section 2: The applicant has complied with the Early Neighborhood Consultation process established by the City by obtaining acknowledgement signatures from 76% of the property owners within 100 -feet of the subject property and 26% of the property owners within 500 -feet of the subject property, who have reviewed the plans. Section 3: The proposed two-story addition and roofline modifications do not significantly impair a view from public property which have been identified in the City's General Plan or Coastal Specific Plan as a City -designated viewing area because there are no such areas that overlook the subject property. Section 4e The property is not located on a ridge and promontory as there are other parcels with varying pad elevations, the subject parcel is not located on a hilltop or elongated crest, and it is not located on a mass of land which overlooks or projects onto a lowland P.C. Resolution No. 2002-28 Page 1 of 3 Section 5. That the proposed 99 square -foot second story balcony enclosure and resulting ridgeline elevation will not impair a view from the viewing area of another parcel, since the addition is designed and situated in such a manner as to minimize view impairment. The property to the south is downslope from the subject property and contains a view in the opposite direction of the second story addition The properties to the east and west currently contain views in a southerly direction away from the subject lot and proposed addition Several residential structures located further upslope on Floweridge Drive do contain views of the ocean and Catalina, but those views are located above and around the subject residence The residence across the street and slightly upslope (31227 Floweridge Drive) from the subject lot currently contains a southerly view of the ocean and Catalina Island in the direction of the subject parcel This view currently obtained by the neighbor at 31227 Floweridge Drive will not be obstructed significantly further than it is at the moment due to the applicant's existing two- story residence. Thus, the addition is designed and situated in such a manner as to minimize view impairment, since the proposed addition will not increase view impairment to the neighbor at 31227 Floweridge Drive Section 6: That the amount of view impairment caused by the proposed structure to all neighboring homes is very minimal, if any, and is not considered a significant impairment of a view The amount of view impairment that would be caused by other neighbors constructing similar additions would be very minimal or non-existent, since many of the homes already contain a second story The applicant is proposing an addition that is not increasing the height of the existing structure, but rather increasing the lineal length of the house approximately 10 - feet. If other two-story homes in the neighborhood were to construct an addition similar to the one being proposed, view impairment would be very minimal and/or non-existent. Therefore, there is no significant cumulative view impairment caused by the proposed addition Section 7. That there will be no significant view impairment from the viewing area of another parcel, and there is no evidence of significant view impairment exclusive of foliage Currently, there is only one residence (31227 Floweridge Drive) that contains a view in the direction of the proposed addition Many of the other surrounding homes contain either no views or minimal views of Catalina and the ocean The view taken from the living room on the first floor at 31227 Floweridge will not be significantly impacted, as the proposed addition is very small and will mainly obstruct their view of the sky above the ocean and Catalina Island It has been determined that the proposed addition may obstruct approximately 1 % of her view, if any at all, as it was very hard to determine view obstruction because the impairment appeared to be so minimal and the proposed addition was at a great distance away Section 8. That the proposed two-story addition and roof ridgeline modifications comply with all other Code requirements in that all the development standards of the RS -4 district are met and the minimum setback and lot coverage requirements are met. Section 9: The proposed structure is compatible with the immediate neighborhood character and will blend with the existing varied architectural features found in the neighborhood, and the exterior finish materials will be consistent with the existing materials. Section 10: The proposed two-story addition and roof ridgeline modifications do not create an unreasonable infringement on the privacy of the occupants of abutting residences. Largely, since the proposed addition will be very similar to what exists currently on the subject lot. Presently, the existing second story contains bedroom windows facing in the direction of the street of access. The second story windows will encroach approximately 10 -feet closer to the street. Nonetheless, the proposed windows will not encroach closer to neighboring homes to P C Resolution No 2002-28 Page 2 of 3 'All the side of the lot The proposal is for the enclosure of an already existing roof deck and gathering space thereby not increasing the chance for privacy infringement. Section 11. Any interested person may appeal this decision or any portion of this decision to the City Council. Pursuant to Section 17 02 040 C 1 i 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 final action. 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 ZON2002-00210) for the construction of an additional 99 square -feet of second story living space to an existing 3,140 square -foot two-story single-family residence, subject to the conditions contained in the attached Exhibit "A" PASSED, APPROVED AND ADOPTED this 24th day of September 2002, by the following vote: AYES: Commissioner's Duran Reed, Cote, Long, Mueller NOES- Commissioner's Cartwright, Tomblin ABSTENTIONS' None ABSENT Commissioner Lyon bel Rojas, A tPl" PI Di r of I n ng, Building and Code Enforcement; and, I �B bel lanniLng Commission Z L_,C,t,4(4 S Cartwright, P.0 Resolution No. 2002-28 Page 3 of 3