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PC RES 1998-015P.C. RESOLUTION NO. 98-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 855 AND SITE PLAN REVIEW NO. 8218, THEREBY APPROVING ADDITIONS TOTALING 1,449 SQUARE FEET, CONSISTING OF A 605 SQUARE FOOT ADDITION TO THE FIRST STORY AND AN 844 SQUARE FOOT SECOND STORY ADDITION, WITH A MAXIMUM HEIGHT OF TWENTY-TWO (22'0") FEET FROM THE HIGHEST EXISTING GRADE COVERED BY STRUCTURE TO AN EXISTING 4,392 SQUARE FOOT, TWO STORY RESIDENCE, LOCATED AT 3020 CROWNVIEW DRIVE. WHEREAS, on January 28, 1998, the applicant, Dr & Mrs Allan Ginsberg submitted applications for Height Variation No. 855 and Site Plan Review No 8218 to construct a new 605 square foot addition to the first story and an 844 square foot second story addition above the new and existing building footprint located at the rear of the existing residence with a proposed height of twenty-two (22'0") feet, located at 3020 Crownview Drive; and, WHEREAS, pursuant to the provision of the California Environmental Quality Act, Public Resources Code Section 21000 et seq ("CEQA"), the State's CEQA Guidelines, California Code of Regulation, 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 No 855 and Site Plan Review No 8218 would have significant effect on the environment and, therefore the proposed project has been found to be categorically exempt (Class 1, Section 15301 (e)(1)), and, WHEREAS, after notices issued pursuant to the requirements of Rancho Palos Verdes Development Codes, the Planning Commission held a duly noticed public hearing on May 12, 1998, at which 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: The applicant has complied with the Early Neighbor Consultation process established by the City by obtaining acknowledgement signatures from 27% of the property owners within the 500' of the subject property, and 75% of the owners within the 100' of the project site who have reviewed the plans i Section 2: The proposed addition does not significantly impair a view from the public property which has been identified in the City's General Plan or Coastal Specific Plan as City -designated viewing areas since there are no City -designated public viewing areas located in this subdivision and the subject property is not located within the Coastal Specific Plan area Section 3: The proposed structure is not located on a ridge or promontory since the property is located below the highest ridge which lies to the southwest of the subject site Also, there are no canyons located adjacent to this neighborhood and the property is not situated along the coastal bluffs. Section 4: The proposed second story addition, when considered exclusive of foliage, does not significantly impair a primary view from the viewing area of another parcel due to the orientation of the house on the lot, and the significant difference in elevation of adjacent lots Also, the protected views of the adjoining properties will not be significantly impaired or impacted since the proposed addition will be located at the rear of the property and will not exceed the height of the existing ridgeline Section 5: No significant cumulative view impairment will result from granting the applicant's request since no protected primary views are impacted by the proposed addition due to the orientation of the residences and differential lot elevations Section 6: No primary views from the surrounding properties would be significantly impacted by the proposed project, and the design of the proposed addition will be located at the rear of the existing residence, without exceeding the existing ridgeline of the second -story portion of the residence Therefore, the project is designed and situated in such a way to minimize view impairment. Section 7: The proposed structure will be constructed in accordance with the residential development guidelines of the City's Municipal Code and the structure will not reduce the front, side, or rear yard setbacks. Also, the proposed addition must comply with the Uniform Building Codes and be reviewed, inspected, and approved by the Building and Safety Division Section 8: The proposed structure is compatible with the residences along Crownview Drive since the total bulk and mass is comparable to existing two-story residence sizes and will not significantly change as a result of the proposed addition The proposed additions will be located at the rear of the existing residence, and the new building footprint will not encroach into the side or rear yard setbacks Also, the proposed size of the residence is consistent with the surrounding home sizes P C Resolution No 98-15 Page 2 of 4 Section 9: The proposed addition will not infringe on the privacy of the occupants of the abutting residence to the south, since there will be no windows or doors on the southern side of the second story addition Also, the addition will not infringe on the privacy of the property to the east of the subject site since the lot is at a lower elevation, the addition is situated forty-eight (48'0") feet from the rear property line, and there are existing vegetation on the transitional slope that provides privacy The proposed addition will not afford the subject property a view into the private interior areas of neighboring residences. Therefore, the proposed addition will not create unreasonable infringement to the interior and outdoor privacy on any abutting residences Section 10: A Foliage Analysis was conducted by Staff in conjunction with the Height Variation No. 855 application and determined that there are existing foliage on the subject site that significantly impairs a view to the abutting residence at 3046 Crownview Drive Therefore, the applicant shall be required during the time of construction to remove all dead leaves strung from the two (2) Giant Bird of Paradise plants located near the southern side property line and the Evergreen Shrub located next to the Giant Bird of Paradise plants that abuts the chain-link fence shall be cut down to the height of three (3'0") feet, as measured from the base of the trunk to the top of the tree to restore the property owner's view Section 11: The proposed first story addition, balcony, and terrace proposed as Site Plan Review No 8218 comply with the height requirements, lot coverage, and minimum setbacks. Therefore, the proposed addition will conform to the Development Code standards 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)0) 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 based on the information and findings included in the Staff Report, Minutes and other record of proceeding, the Planning Commission of the City of Rancho Palos Verdes hereby approved Height Variation No 855 and Site Plan Review No 8218, thereby approving a 605 square foot one story addition, a 414 square foot second story addition, a 116 square foot outdoor balcony, and a 313 square foot terrace that totals 1,449 square feet, with a proposed height of twenty- two (22'0") feet, to an existing 4,392 square foot, two-story residence, for the property located at 3020 Crownview Drive, subject to the conditions contained in Exhibit "A", attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare in the area. P C. Resolution No 98-15 Page 3 of 4 PASSED, APPROVED, AND ADOPTED this 12th day of May 1998, by the following vote: AYES: NOES: ABSENTATION: ABSENT: Alberio, Cartwright, Clark, Lyon, Slayden and Vannorsdall None None None Joel Rqjas, AICP �cti*Derector of Pla�jg, Building an Code Enforcement, and, Secretary to the Planning Commission F Lawrence E. Clark Chairman PC Resolution No 98-15 Page 4 of 4 v EXHIBIT "A" CONDITIONS OF APPROVAL HEIGHT VARIATION NO. 855 AND SITE PLAN REVIEW NO. 8218 Prior to the submittal of plans into Building and Safety "plan check", the applicant shall submit to the City a statement, in writing, that they have read, understand and agree to all the conditions of approval contained in this resolution Failure to provide said written statement within ninety (90) days of approval shall render this approval null and void 2 The approval shall be null and void after 180 days from the date of approval unless the approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process, pursuant to Section 17.86.070 of the City's Development Code This approval shall become null and void if after initiating the "plan check" review process, or receiving a building permit to begin construction, said "plan check" or permit is allowed to expire or is withdrawn by the applicant 3 The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 4 The abandonment or non-use of this approval after a period of six months shall terminate the approval and any privileges granted hereunder shall become null and void 5 The proposed addition shall not exceed a total of 1,449 square feet in area (which includes a 605 square foot addition to the first story, a 414 square foot second story addition, a 116 square foot balcony, and a 313 square foot terrace) and twenty-two feet (22'0") in height, measured from the highest existing grade covered by structure (elevation of 92 5) at the eastern rear side of the residence to the proposed ndgeline (elevation of 114 25) 6 The minimum setbacks shall conform to the approved plans, but in no case shall be less than Front* 20' Sides. 5' interior110' street -side Rear. 15' 7 The applicant shall provide to the Building and Safety Division a certification that the proposed ridgeline does not exceed twenty-two (22'0") feet measured from the highest existing grade on the eastern rear side of the residence (elevation of 92 5) to the proposed ndgeline (elevation of 114 25) RIDGE HEIGHT CERTIFICATION REQUIRED. P.C. Resolution No 98-15 Exhibit "A" Page 1 of 2 8. Prior to the submittal of plans to "plan check" in the Building and Safety Division, the applicant shall submit a geology trust deposit for the City's Geotechnical Engineer to conduct a site visit to determine if a geology/soils report is required for the proposed project 9. During the time of construction the applicant shall remove all dead leaves strung from the two (2) Giant Bird of Paradise plants located near the southern side property line, and the Evergreen Shrub located next to the Giant Bird of Paradise plants that abuts the chain-link fence shall be cut down to a height of three (3'0") feet, as measured from the base of the trunk to the top of the shrub 10 A minimum of sixty (60%) percent of open space shall be maintained on the property (proposed 74%) 11 The appearance of the exterior finishes of the proposed addition must be compatible with the existing structure 12. No windows or doors are permitted on the southern side of the second -story in conjunction with this application. 13 No grading has been proposed or approved in conjunction with the construction of this project. 14 The hours of construction shall be limited to 7:00 a.m. to 7.00 p.m., Monday through Saturday No construction shall be permitted on Sundays or on legal holidays 15. The construction site shall be kept free of all loose materials resembling trash and debris in excess of that material used for immediate construction purposes Such excess may include, but is not 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 P C Resolution No 98-15 Exhibit "A" Page 2 of 2