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PC RES 2003-003P.C. RESOLUTION NO. 2003-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH MODIFICATIONS, HEIGHT VARIATION (CASE NO. ZON2002-00593), FOR A NEW 4,620 SQUARE -FOOT TWO-STORY RESIDENTIAL STRUCTURE AND DETACHED 3 -CAR GARAGE, LOCATED AT 44 HEADLAND DRIVE. WHEREAS, on October 25, 2002, the applicant, Mr. & Mrs Berman, submitted a Height Variation (Case No ZON2002-00593), requesting approval to demo the existing residential structure and to construct a new 4,620 square -foot two-story residential structure and detached 3 -car garage with pool, spa, and an accessory pergola structure; and, WHEREAS, on December 18, 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. ZON2002-00593) 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 February 11, 2003, 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 a new 4,620 square -foot residential structure and detached 3 -car garage The new residence will include 3,870 square -feet on the first story, 750 square -feet on the second floor and 850 square -feet for the detached 3 -car garage The new residence will be at a maximum height of 23'-2" as measured from finished grade adjacent to the lowest foundation to the top of the roof ridgeline and 22'-2", as measured from the highest point covered by the structure to the top of the roof ridgeline. The approved project also includes a new pool, spa, and detached pergola at the rear of the property. Section 2: The applicant has complied with the Early Neighborhood Consultation process established by the City by obtaining acknowledgement signatures from 83% of the property owners within 100 -feet of the subject property and 31 % 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 has 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 P C Resolution No 2003-03 Page 1 Section 4: The property is not located on a ridge or promontory as there are other neighboring 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 protects onto a lowland. Section 5: The proposed two-story addition and roof ridgeline modifications are designed and situated in a manner that minimizes view impairment. The surrounding residences vary in pad elevations and vary in lot orientation; therefore, currently, there are no significant views in the direction of the proposed seconds story structure The approved second story loft is focused near the center of the main residential structure and spans a horizontal distance of approximately 39 -feet, while the horizontal span of the entire proposed residence and garage is approximately 112 feet. The proposed second story covers only a small portion of the first story footprint area, in an attempt to limit the construction of a full second story residence that may significantly impair future views of the neighboring property owners Lastly, the applicant is proposing a roof with a pitch of 2 to 12, which is a very flat roof so as to accommodate the views of neighbors, which at the moment, do not exist in the direction of the proposed residence Section 6: That there is no significant cumulative view impairment caused by granting the application since many of the views neighbors have on this side of Headland Drive are oriented in a westerly direction towards Los Angeles. Many of these homes are on pads that very in elevation from one another, with one home containing a view above another. If other homes on Headland Drive, specifically the homes to the sides and rear of the subject lot, were to construct a similar structure as the one proposed, there would be no view impairment due to the overall height of the structure and the articulation given to the design of the second story The varying pad elevations throughout the lots on Headland Drive also play a vital role in views and lack thereof. A few homes contain unobstructed views of Los Angeles and/or Long Beach, while others contain no views at all. If an applicant were to propose a similar structure at the same height it would not impair views of neighboring homes. Section 7: The proposed two-story residential structure, when considered exclusive of foliage, will not significantly impair a view from the viewing area of another parcel, since the immediate neighbors across the street (west across Headland Drive) do not contain a significant view towards and/or above the current or proposed residence as their homes sit at the same pad level or at a slightly lower pad elevation than the subject lot. The neighboring homes to the rear (east) and to the sides (north and south) contain varying view patches of Long Beach and the harbor; however, these views are in an opposite direction of the subject lot. Section 8: That the proposed two-story residential structure, detached 3 -car garage, and related ancillary uses comply with all Code requirements in that all the development standards of the RS -2 district are met and the minimum setback and lot coverage requirements are met Section 9: That the proposed structure is compatible with the immediate neighborhood character since the open space between structures will be kept at the same distance to what exists currently, the architectural details and articulation are similar to other structures on Headland Drive, as the approved structure will not be the only two-story residence within the immediate ten (10) closest homes, the approved structure will not be the largest in the immediate vicinity; the stucco finish, design and number of windows, roof pitch and materials are similar to other structures in the neighboring community; the apparent bulk and mass of the structure will be minimized due to the distance the structure is setback from the street and due to the overall height of the structure, and, that the approved front yard setbacks will remain as to what exists and to what exists on neighboring lots 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 The neighbor to the immediate south is located slightly upslope, which cannot be -seen from the subject lot. In order to mitigate any privacy concerns that may occur with the second story to the properties to°the immediate north and south, the applicant has limited the number of windows on the second story, which face these lots Due to the large size of the lots, the varying pad differential between lots, and the vast distance between structures located in the neighborhood, privacy infringement is mitigated As for the second story balcony located off the upper level loft area, this balcony does not increase the concern for privacy infringement The balcony is accessed on the east side of the second story and faces the rear of the lot, which overlooks the pool, spa and rear yard amenities. The property to the rear is approximately 100 - feet away in distance from the proposed upper level, 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.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 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, with conditions and modifications, Height Variation {Case No. ZON2002-00593} for the construction of a new 4,620 square -foot residential structure and detached 3 -car garage with pool and spa Approved and Adopted this 11th day of February, 2003, by the following vote. AYES Commissioner Lyon, Cartwright, Mueller, Cote, Duran Reed, and Chairman Long NOES. /0o'7 -Tomblin ABSTENTIONS ABSENT. Joel ,as, AIC Dire for of Plan ing, wilding and Code Enforcement, and, Se etary to the anning Commission Thomas Long Chairman P.C. Resolution No 2003 -Da Page 3