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PC RES 2015-007 P.C. RESOLUTION NO. 2015-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A HEIGHT VARIATION AND SITE PLAN REVIEW TO ALLOW THE CONSTRUCTION OF A NEW 1,682.5 SQUARE FOOT SECOND STORY ADDITION, A NEW 473 SQUARE FOOT FIRST-STORY ADDITION,AND A 420 SQUARE FOOT TRELLIS, ON PROPERTY LOCATED AT 5287 ROLLING RIDGE ROAD (CASE NO ZON2014- 00493). WHEREAS, on December 5, 2014, the applicant submitted Height Variation and Site Plan Review applications to the Community Development Department for review and processing. The applicant requests approval to construct a 1,682.5 square foot two-story addition, a 473 square foot one-story addition, and a 420 square foot trellis on the property located at 5287 Rolling Ridge Road; and, WHEREAS, the applicant submitted additional information on January 2, 2015, and revised plans addressing staff's concerns on January 8, 2015, than on January 23, 2015 the applicant submitted the signatures for the early neighborhood consultation; and, WHEREAS, on January 29, 2015, Staff completed the initial review of the application, at which time the application was deemed incomplete due to missing information on the project plans including additional information required by the City geologist; and, WHEREAS, The applicant submitted revisions on February 2, 2014, and February 12, 2015. The Geotechnical Report was conceptually approved for planning purposes on February 16, 2015; and, WHERES, on March 3, 2015, the application for Planning Case No. ZON2014-00493 was deemed complete by Staff; 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 the approval of the requested applications would have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt (Section 15303(e)(1)); 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 April 28, 2015, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: With respect to the application for a Height Variation to allow the construction of a new second story addition: A. The applicant has complied with the Early Neighbor Consultation process established by the City. With exception to the project site being adjacent to Rolling Hills Estates, there are 28 properties within 500 feet of the site in the City of Rancho Palos Verdes. On January 23, 2015, the applicant obtained 18 signature from properties within 500 feet (64.28%). Thus, fulfilling the requirement of at least 60% of the landowners within 500 feet of the project site. B. The proposed addition that exceeds sixteen feet in height does not significantly impair a view from public property(parks, major thoroughfares, bike ways,walkways or equestrian trails), which has been identified in the City's General Plan, as City- designated viewing areas. Specifically, due to the location of the property and the topography in the immediate area, the proposed structure does not significantly impair a view from the public trails, or as defined by the City's General Plan or NCCP. C. The Height Variation is warranted since the proposed addition that exceeds sixteen feet in height is not located on a ridge or promontory. The proposed residence would be located on an existing building pad, similar to other lots within the developed area, and is not located on a prominent mass of land that overlooks or projects onto a lowland or body of water on two sides. D. The Height Variation is warranted because the proposed new additions that are above sixteen feet in height, when considered exclusive of existing foliage, do not significantly impair a view from the viewing area of another parcel. While some residences have views of distant city lights and the Pacific Ocean, the proposed addition would not affect any existing views do the location of the addition, topography in the neighborhood and orientation of the lot E. The Height Variation is warranted because the proposed additions that are above sixteen feet in height do not create view impairment from the viewing area of another parcel, and the proposed second-story addition has been designed in a manner to reasonably minimize the impairment of view. F. The Height Variation is warranted since there is no significant cumulative view impairment caused by granting the application. According to the City's Height Variation Guidelines, to make this assessment, the Planning Commission must evaluate the impacts of a similar project as the proposed project on 3 or 4 parcels P.C. Resolution No. 2015-07 Page 2 of 9 "adjacent" to the subject property. Due to the location of the property and the topography of the surrounding area, there are only three properties that are "adjacent" to the project site and they are: 5040 Palos Verdes Drive North, 5317 Rolling Ridge Road and 5251 Rolling Ridge Road. After considering similar additions on the properties listed above that are adjacent to the subject project, given similar topography and lot orientations, Staff is of the opinion that there would not be any significant cumulative view impairment caused by granting the proposed project. G. The proposed addition complies with all other Code requirements, including the development standards related to the RS-2 zoning district with respect to lot coverage and setbacks. H. The proposed addition is compatible with the immediate neighborhood character in terms of the scale of surrounding residences, architectural style and bulk and mass. Compatibility with neighborhood character is based on a comparison to the other structures in the immediate neighborhood. The homes range in size from 3,173 square feet to 8,297 square feet. The average home size for the 20 closest homes is 4,685 square feet. The proposed residence will yield a 4,411 square foot residence and is less than the average square footage of the 20 closest homes. Furthermore, the residence and addition cannot be easily seen from the public right- of-way. The only residence that can easily view the addition is the property located immediately to the north, however due to the configuration of the residence and existing foliage, only a small portion of the home is visible. Furthermore, the proposed lot coverage and setbacks are consistent with those of the surrounding properties. The architectural style of the proposed residence would maintain the architectural style found in the immediate neighborhood by utilizing stucco siding and mission tile roof materials, similar to the materials found in the immediate neighborhood. I. The Height Variation is warranted since the new addition would not create an unreasonable infringement of the privacy of the occupants of abutting residences. The subject lot is located along Rolling Ridge Road with a building pad that is at a higher elevation than the neighbor to the north. This property is improved with a single family residence and yard improvements including a swimming pool. The Municipal Code defines privacy as, "reasonable protection from intrusive visual observation." The Height Variation Guidelines state, "given the variety and number of options which are available to preserve indoor privacy, greater weight generally will be given to protecting outdoor privacy than to protecting indoor privacy." Thus, the swimming pool of the neighbor's property is not visible from the subject property. However, the bathroom windows are visible from the subject property but, privacy impact is mitigated due to existing vegetation that creates a privacy barrier. Also, the addition is being setback 60'-2" away from the side yard property line and P.C. Resolution No. 2015-07 Page 3 of 9 is 90-feet from the bathroom window which helps to mitigate the privacy impact of the bathroom window as viewed from the proposed second story addition. Additionally, the neighboring property to the west would not incur any new privacy impacts as a result of the new two-story addition as the new addition would not afford views into the neighbor's yard. Section 2: With regard to the Site Plan Review, the proposed additions and accessory structures would comply with the required residential setback standards, lot coverage and the maximum allowable heights as presented in the Development Code for the RS-2 zone. Specifically, the proposed project will maintain the existing, conforming setbacks and the proposed lot coverage will not exceed the maximum allowable lot coverage in the RS-2 zone (40%). Section 3: According to the City's Conceptual Trails Plan, the Valmonte Canyon Trail (Section 2-G1) is proposed to traverse the subject property. This point-to-point trail begins at the City's northern border, where both Palos Verdes Estates and Rolling Hills Estates meet Rancho Palos Verdes. It extends southward through the canyon to ironwood street. This trail connects with the Birchfield Trail (G2) and can be reached from Ironwood and Silver Spur Road. This trail passes through private property and land designated as Open Space Hazard. The Conceptual Trails Plan states that five to seven easements over private property will be implement. It is designed as a pedestrian and equestrian trail. At this time, staff intends to reach out to the property owner to inquire whether they are interested in dedicating an easement to the City for trail purposes. Section 4: Any interested person aggrieved by this decision or by any portion of this decision may appeal the project to the City Council. Pursuant to Sections 17.02.040(C)(1)(g) of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing, setting forth the grounds of the appeal and any specific actions requested by the appellant, and accompanied by the appropriate appeal fee, no later than fifteen (15) days following April 28, 2015, the date of the Planning Commission's final action. Section 5: 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 conditionally approves a Height Variation and Site Plan Review to allow the applicant to construct a new 1,682.5 square foot second-story addition and a Site Plan Review approving improvements including, but not limited to, a new 473 single-story addition and a 420 square foot trellis, subject to the conditions of approval in the attached Exhibit 'A'. PASSED, APPROVED, AND ADOPTED this 28th day of April 2015, by the following vote: P.C. Resolution No. 2015-07 Page 4 of 9 AYES: Commissioners Cruikshank, Emenhiser, James, Leon and Chairman Nelson NOES: None ABSTENTIONS: None RECUSSALS: Commissioner Gerstner ABSENT: Vice Chairman Tomblin ri•-irillia .1.1.------ Robert A.elson Chairman .� / Joel Roj.- P Commu level( p ►ent Director Secreta • the P -nning Commission P.C. Resolution No. 2015-07 Page 5 of 9 EXHIBIT 'A' CONDITIONS OF APPROVAL FOR PLANNING CASE NO. ZON2014-00493 (5287 Rolling Ridge Road) General Conditions: 1. Prior to the submittal of plans into Building and Safety plan check, the applicant and the 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 Resolution. Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void. 2. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,temporary improvements and/or permanent improvements, the applicant shall obtain an encroachment permit from the Director of Public Works. 3. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 4. The Community Development Director is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, any substantive change to the project shall require approval of a revision by the final body that approved the original project, which may require new and separate environmental review. 5. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 6. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code. 7. If the applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City's Municipal Code within one year of the final effective date of this Resolution, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Community P.C. Resolution No. 2015-07 Page 6 of 9 Development Department and approved by the Director. 8. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply. 9. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 10. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non-conforming structures on the property, unless the approval of such illegal or legal non-conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 11. The construction site and adjacent public and private properties and streets 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 not be 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. 12. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. 13. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. 14. Unless modified by the approval of future planning applications, the approved P.C. Resolution No. 2015-07 Page 7 of 9 project shall maintain a maximum of 40% lot coverage (7.68% proposed). 15. Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed 50%. 16. A minimum 2-car garage shall be maintained, with each required parking space being individually accessible and maintaining minimum unobstructed dimensions of 9' in width and 20' in depth, with minimum 7' vertical clearance. (Proposed: 2-car garage) 17. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 18. All grading, landscaping and construction activities shall exercise effective dust control techniques, either through screening and/or watering. 19. Since the residential remodel and renovation consists of the removal of more than 50%of the interior or exterior walls within a two-year period the residence approved herein shall be considered a new residence and shall conform to all current development standards for the RS-2 zoning district and the most recently adopted version of the Uniform Building Code. 20. Prior to the issuance of building permits, the applicant shall demonstrate the project's compliance with the South Coast Air Quality Management District Rule 445 and the City Municipal Code requirements regarding wood-burning devices. 21. The proposed residence shall measure 25'-10W in height as measured from the lowest finished grade adjacent to the structure (elev. 310.69') to the top of the highest roof ridgeline (elev. 336.54') of the addition. BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to roof sheathing inspection. Additionally, prior to the framing of walls, the lowest finished grade adjacent to the structure shall be certified showing the lowest finished grade at 310.69'. 22. Prior to submitting to Building and Safety, the applicant shall submit three sets of revised plans to the Planning Department that shall include the following information: • The elevation plans shall indicate the height and datum points of the structure as measured from lowest finished grade adjacent to the structure to P.C. Resolution No. 2015-07 Page 8 of 9 the top of the highest roof ridgeline, and as measured from the highest pre- construction grade adjacent to the structure to the top of the highest roof ridgeline. • The section plan shall indicate the height and datum points of the structure as measured from lowest finished grade adjacent to the structure to the top of the highest roof ridgeline, and as measured from the highest pre- construction grade adjacent to the structure to the top of the highest roof ridgeline. 23. The applicant is encouraged to underground of all utilities including but not limited to power, telephone, and cable, prior to obtaining a Certificate of Occupancy. Foliage Analysis: Based upon a foliage analysis conducted by Staff on February 2, 2015, the following foliage shall be trimmed, thinned, laced or removed prior to Building Permit Issuance in order to restore the protected view(s) from surrounding properties: 24. Trim down 10' off the Ash tree located on the north end of the property, adjacent to the existing gas meter. 25. Trim down 10' off the Aleppo Pine and Eucalyptus trees located along the south- west portion of the property. 26. Trim down 10' off the Eucalyptus trees located along Rolling Ridge Rd., east of the existing residence. Further, the owner of the property shall be responsible for maintaining in perpetuity the mentioned foliage so that the views are not significantly impaired. P.C. Resolution No. 2015-07 Page 9 of 9