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PC RES 2003-026P C RESOLUTION NO 2003-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION (CASE NO ZON2003-00097), THEREBY PERMITTING AN ADDITIONAL 239 SQUARE -FEET OF LIVING SPACE TO THE SECOND FLOOR AND 183 SQUARE -FEET OF SPACE TO THE FIRST FLOOR OF AN EXISTING 2,535 SQUARE -FOOT TWO-STORY SINGLE-FAMILY RESIDENCE, LOCATED AT 28704 KING ARTHUR COURT WHEREAS, on February 24, 2003, the applicant, Mr & Mrs. Redman, submitted an application for a Height Variation (Case No 2003-00097), requesting approval to construct an additional 239 square -feet of second story space to an existing two-story residential structure and 183 square -feet of first floor area to portions of the front of the residence The second story structure is proposed at a height of 23'-6" as measured from grade adjacent to the lowest foundation to the top of the roof ridgeline, and, WHEREAS, on April 21, 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 65962 5(f) (Hazardous Waste and Substances Statement), Staff found no evidence that Height Variation (Case No 2003-00097) 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 Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on June 10, 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 an additional 239 square -feet of second story habitable space, 148 square -feet of additional garage area, and 35 square -feet of additional first floor habitable area to an existing 2,535 square -feet two-story residential structure Section 2. The applicant has complied with the Early Neighborhood Consultation process established by the City by obtaining acknowledgement signatures from 100% of the property owners within 100 -feet of the subject property and 72% 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 P C Resolution No 2003-26 Page 1 of 3 Y Section 4: 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 Section 5: That the proposed 239 square -foot second story expansion and resulting ridgeline elevation (111 17) 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 Of all the homes in the immediate vicinity (Meadowmist Drive, King Arthur Court, Covercrest, Indian Valley), none of them contain a view in the direction of the existing residential structure and/or proposed second story addition. Section 6: That there are currently no neighbors in the immediate vicinity of the subject lot that currently contain full views, obstructed views or partially obstructed significant views When considering the amount of view impairment caused by the proposed structure, it is considered insignificant, as there is currently no view impairment to any surrounding home by the current or proposed structure. The amount of view impairment caused by the construction on other parcels of structures similar to the proposed structure, it would also be very unimportant, as many surrounding homes are currently two stories, the proposed second story addition is 239 square -feet in size, and there are currently no homes on King Arthur Court that contain a view of any kind The applicant is constructing 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 if non-existent 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 When viewing the neighborhood and all other homes on adjacent neighboring streets, it was evident that there are no homes that currently contain a significant view of any kind either from their first or second story levels. 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: That 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. The open space between structures will remain consistent and the proposed distance the structure will be setback from the street of access will be very similar, if not shorter, than many existing homes in the immediate vicinity Section 10: That the proposed second story addition will not infringe upon the privacy of the adjacent properties Largely, since the proposed addition will be very similar to what exists currently on the subject lot. The existing second story contains bedroom and bathroom windows facing in the direction of the neighbor to the east. These windows will stay at their current location, however, the new second story addition will have three (3) very small and obscure glass bathroom windows that face in the direction of the neighbor to the east. The proposed windows will not infringe upon the privacy of the neighbor, as these windows will not be see through and will be very small in nature The applicant is not proposing any decks, roof decks, and/or balconies that cold have potential to face directly upon neighboring properties P.0 Resolution No 2003-26 Page 2 of 3 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 Height Variation (Case No ZON2003-00097) for the construction of an additional 239 square -feet of second story living space and 183 square -feet of first floor space to an existing 2,535 square -foot two-story single- family residence, subject to the conditions contained in the attached Exhibit "A" PASSED, APPROVED AND ADOPTED this 10th day of June 2003, by the following vote. AYES Commissioner Cote, Duran Reed, Tomblin, Lyon, Mueller, Long NOES - ABSTENTIONS ABSENT Commissioner Cartwright qoel ojas, AIPP "e or of PI nin ,6, Building and Code Enforcement, and, Secretary to th"lanning Commission Thomas Long, Chairman P C Resolution No. 2003-26 Page 3 of 3