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PC RES 2003-007P.C. RESOLUTION NO. 2003-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, HEIGHT VARIATION, GRADING, AND SITE PLAN REVIEW (CASE NO. ZON2002-00066), FOR A NEW 5,495 SQUARE -FOOT TWO-STORY RESIDENTIAL STRUCTURE AND AN ATTACHED 3 -CAR GARAGE, LOCATED AT 3867 CREST ROAD. WHEREAS, on June 22, 2001, the applicant, Mr & Mrs. Behshid, submitted a Height Variation, Grading, and Site Plan Review (Case No. ZON2002-00066), requesting approval for the construction of a new 5,495 square -foot two-story residential structure` and an attached S- car garage with a pool and spa; and, WHEREAS, on January 6, 2003, 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 659625(f) (Hazardous Waste and Substances Statement), Staff found no evidence that Height Variation, Grading, and Site Plan Review (Case No ZON2002-00066) 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 25, 2003, at which time all interested parties were given an opportunity to be heard and present evidence. •� !!I. ilki t '5 ! ! ! Section 1- That the approved project includes the construction of a new 5,495 square -foot residential structure and an attached 3 -car garage. The new residence will include 2,355 square -feet on the first story, 2,475 square -feet on the second floor and 665 square -feet for the attached 3 -car garage The new residence will be at a maximum height of 26-0", as measured from finished grade adjacent to the lowest foundation to the top of the roof ridgeline. The approved project also includes a new pool and spa with related ancillary uses such as a pool bath and outside bar areas. The grading approval is for the installation of thirty (30) caissons to be placed at a minimum depth of 25 -feet into the earth. Section 2: The applicant has complied with the Early Neighborhood Consultation process established by the City by mailing letters and copies of the plans through U S Certified Mail to all neighboring property owners within 500 -feet informing them of the proposal and inviting them to view the silhouette 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 2003-07 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 projects 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 new structure will be 26 -feet in height, as measured from finished grade adjacent to the lowest foundation to the top of the roof ridge The new structure will contain a full second story habitable area located above the first floor habitable area As a result, the entire first floor habitable area will be covered by a second story except a very minute section over the proposed three (3) -car garage The applicant has chosen to use a design that encompasses the maximum height allowed by the City with approval of a Height Variation There is not one (1) parcel or lot that directly looks and/or overlooks the subject parcel and the proposed area for the residence. All the same, the house will be situated towards the east side of the flat pad area on the lot, thereby, not overtaking and constructing the residence over the entire flat usable area of the lot Thus, with the proposed design and location of the second story, the residence is designed and situated in such a matter as to minimize impairment of a view; therefore, this finding can be made in a positive manner. Section 6: That there is no significant cumulative view impairment caused by granting the application since there is currently no vacant buildable lot in the same vicinity as where the proposed residence is to be built. In particular, if the immediate neighboring homes across the street (southside of Crest Road) were to construct a similar structure, it would not impair any views of neighboring property owners, as many of the views neighbors have on this side of Crest Road (Rancho Palos Verdes Estates tract) are oriented in a northerly direction towards Los Angeles. The views these two-story neighbors have are already maximized, as there are currently no more buildable lots nearby or in the same tract If other homes on Crest Road, specifically the homes to the eastside of the subject lot, were to construct a similar structure as the one proposed, there would be no view impairment due to the sloping nature of the lots, the varying pad elevations (if any), and the exclusiveness of the parcels (i e nestled into the hillside) Currently, there are no residential structures that look directly at or slightly above most of the immediate homes on Crest Road due to the hillsides found throughout the area. Thus, given the non-existent amount of view impairment caused by the structure and the amount of view impairment caused if other lots in the neighborhood were to construct a similar structure, there will be no significant cumulative view impairment caused by the new structure 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 (south of Crest Road) contain a view towards and above the proposed residence as their homes sit at a higher pad elevation (approximately 60 to 80 - feet) and in a different residential tract. The neighboring home to the east is located slightly downslope from the proposed residence and contains a view in an opposite direction of the proposed home. Further, there is currently no residence located directly west or southwest of the subject lot, and the lots located at the rear of the subject parcel are approximately 200 to 300 feet away and downslope with views in an opposite direction As a result, there is no significant view impairment caused by the proposed two-story residential structure Section 8: That the proposed two-story residential structure, attached 3 -car garage, and related ancillary uses comply with all Code requirements in that all the development C Resolution No 2003-07 Page 2 standards of the RS -2 and Open Space Hazard (OH) districts 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 resulting structure size will be within the structure sizes of the immediate neighboring homes. The proposed architectural details and materials will also be compatible with other homes, as there is currently no defined trend found throughout the neighborhood In addition, due to the various custom homes found in the immediate vicinity, the overall height of the structure will be compatible with these homes, given that a majority of them are two story structures. The amount of open space between structures will be similar to other homes on Crest Road, as the approved residence will be setback 70 -feet from the nearest residential structure The approved front yard setback will additionally be compatible to other homes, as many homes located on Crest Road contain setbacks ranging from 20 to 120 -feet Section 10: The proposed two-story structured does not create an unreasonable infringement on the privacy of the occupants of abutting residences Since the pad area on the lot is not at a similar elevation to neighboring pads and given that there is only one (1) neighboring structure relatively close in proximity to the proposed, residence, an infringement of privacy is reduced significantly Currently, the neighboring structure to the east at 3845 Crest Road is located downslope (approximately 40 -feet) and northeast of where the proposed residence is to be placed This existing neighboring structure is focused primarily towards Los Angeles (north); thus, all of the main windows and outdoor gathering areas are on the northern side of the structure (opposite side) so as to take advantage of the views. As a result, the proposed residence will not be able to directly infringe upon the privacy of this neighboring structure and/or parcel due to the orientation and location of the existing neighboring structure. Furthermore, all other neighboring structures are at a significant distance away from the proposed residence. Section 11: That the proposed grading for the placement of the thirty (30) caissons will be considered necessary for the permitted primary use of the lot; that the grading will maintain the natural contours of the site and that all finished contours are reasonable natural, and, that the approved grading and related construction does not significantly impair a view from a neighboring parcel. Section 12: 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 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, with conditions, Height Variation, Grading, and Site Plan Review (Case No. ZON2002-00066) for the construction of a new 5,495 square -foot residential structure and attached 3 -car garage with pool and spa F.C. Resolution No 2003-07 Page 3 Approved and Adopted this 25th day of February, 2003, by the following vote. AYES NOES: ABSTENTIONS. ABSENT. Joel jas, AICIP of Planni ry to the I Chairman Long, Commissioner Mueller, Cartwright, Lyon, Cote Commissioner Tomblin "11&'--C -o-m- mission t Thomas Long Chairman P.0 Resolution No. 2003-a Page 4