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PC RES 1999-001P.C. RESOLUTION NO. 99- Ql A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 867 AND GRADING PERMIT NO. 2062, ALLOWING THE CONSTRUCTION OF A 1,884 SQUARE FOOT, TWO-STORY, ADDITION TO AN EXISTING 1,922 SQUARE FOOT SINGLE-FAMILY RESIDENCE AT A HEIGHT OF 26 FEET ABOVE FINISHED GRADE AND 105 CUBIC YARDS OF ASSOCIATED GRADING ON PROPERTY LOCATED AT 4040 ADMIRABLE DRIVE. WHEREAS, on September 21, 1998, the applicants and landowners, Don Norton and Jean Beasley, submitted Height Variation No. 867 and Grading Permit No 2062, requesting approval to allow for the construction of a two-story addition totaling 1,884 square foot to an existing 1,922 square foot single -story residence at a proposed height of 26 feet from finished grade and 105 cubic yards of grading on a developed parcel located at 4040 Admirable Drive, and, WHEREAS, on October 13, 1998, staff conducted an initial review of the application and deemed the proposal incomplete, and, WHEREAS, on November 4, 1998, the applicant submitted revised plans addressing staffs comments, and, WHEREAS, on November 19, 1998, after submittal of the necessary information, the applications for Height Variation No. 867 and Grading Permit No 2062 were 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 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 determined that Height Variation No. 867 and Grading Permit No 2062 will not have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt under Class 1 (Section 15301) since the site is developed with a single-family residence and the project involves the construction of an addition that will not significantly disturb the site, and, WHEREAS, on November 23, 1998, a public notice was sent to all property owners within a 500' foot radius of the subject property informing residents of the proposed development, 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 January 12, 1999, 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: 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 26% of the owners within 500 feet of the subject property stating that they have reviewed the plans. Section 2: The proposed two-story addition to an existing single-family residence does 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 in that the proposed addition is not located within a City designated viewing area Section 3: The proposed structure is not located on a ridge or promontory in that the subject property is located within a graded tract with varying pad elevations and that the property is not located along the coastal bluffs Section 4: The proposed structure, when considered exclusive of foliage, does not significantly impair a view from the viewing area of another parcel based on Staffs view analysis of the proposed addition from the adjacent properties Staffs analysis was specifically conducted from the north of the subject property at 4104, 4112, 4038 and 4032 Exultant Drive and Staff determined that ocean and island views in a southerly direction will not be impaired by the proposed project and that the proposed project will not obstruct views from the properties to the west, east and south Section 5: There is no significant cumulative view impairment caused by granting the application since any protected views from the adjacent properties will not be impaired by the proposed project Further, other properties in the area are not impacted by the proposed two-story residential structure, thus significant cumulative view impairment will not result from the proposed project. Section 6: The structure is designed and situated in such a manner as to minimize impairment of views in that the proposed second story addition maintains lateral views over the subject residence by locating the upper level area so as to reduce the potential of creating a massive and bulky structure, while preserving the southerly views from the properties located to the north. Section 7: The proposed structure complies with all other Code requirements since it complies with all the development standards of the RS -4 zoning district. PC Resolution No 99- OI Page 2of5 Section 8: The proposed structure is compatible with the immediate neighborhood character in that the proposed addition is consistent with the mix of single -story and two- story homes in the neighborhood in both height and structure size, the architectural style of the proposed residence is consistent with other homes since the structure will contain smooth -finish stucco, hip -pitched roof with tile roof material, and an articulated front facade, and that the residence complies with the required 20' front yard setback. Section 9: The proposed structure does not result in an unreasonable infringement of the privacy of the occupants of abutting residences in that the height of windows located on the second story are high enough to make it difficult to look down into the adjacent properties and that the residences to the north are at a higher elevation with a viewing corridor over the subject property Section 10: The proposed 105 cubic yards of grading is reasonable in scope (cubic yards and depth of cut) to accommodate the construction of the new two-story addition and does not exceed that which is necessary for the primary use of the lot. Section 11: The proposed grading and construction does not significantly affect the visual relationships with, nor the views from, neighboring properties since the overall effect of the proposed grading is to notch the proposed structure into existing grade thus reducing the overall height, mass and bulk. Section 12: The proposed grading will not cause any disturbance to the natural contours in that the grading will be conducted under and outside the building footprint on a relatively flat slope, and since the site is within a previously graded residential development. Section 13: The proposed grading activity complies with the applicable Development Code grading standards, including height of cut, grading on slopes under 35%, driveways and number and height of retaining walls Section 14: The proposed grading will not result in man-made or manufactured slopes in that the proposed project does not involve a new tract and does not involve street construction. Additionally, no wildlife habitats have been identified on the subject property Section 15: 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 P C Resolution No 99- 01 Page 3of5 Section 16: 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 No 867 and Grading Permit No 2062, thereby approving the construction of a 703 square foot addition to the first floor and 1,181 second -story addition to an existing 1,884 square foot residence at a proposed height of 26 feet, as measured from existing finished grade Furthermore, approving the demolition of the existing 454 square foot garage and replacing it with a new 477 square foot two car garage and 105 cubic yards of associated grading on property located at 4040 Admirable Drive, subject to the conditions set forth in Exhibit A, attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare in the area PC Resolution No 99- of Page 4of5 r • PASSED, APPROVED, AND ADOPTED this 12th day of January 1999, by the following vote: AYES: Commissioners Paris , S l ay den, Vanno r s da l l , Vice Chairman Lyon, and Chairman Cartwright NOES: NONE ABSTENTIONS: NONE ABSENT: Commissioners Alberio and Clark Jon S. Cartwright Planning Commission Chairman r Joel ' ojas, AICP tor of Planning : -ilding and Code Enforcement; and, Secretary to the Planning Commission A:\HV867.RES P.C. Resolution No. 99- 01 Page 5 of 5 CONDITIONS OF APPROVAL HEIGHT VARIATION NO. 867 8� GRADING PERMIT NO. 2062 Prior to the submittal of plans into Building and Safety plan check, the applicant and/or 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 approval. Failure to provide said written statement within ninety (90) days following the date of this approval shall render this approval null and void 2. The approval shall becomes 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 3 The proposed project shall be constructed in substantial compliance with the plans dated and received by the Planning Department on November 4, 1998 4 The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions 5 The abandonment or non-use of this approval after a period of six months shall terminate the approval and any privileges granted hereto shall become null and void 6 The following minimum setbacks shall be maintained - Front yard. 20'-0" minimum (proposed. 20' minimum) Side yard. 5'-0" minimum each side Rear yard. 15'-0" minimum (proposed- 32' minimum) 7 The maximum height of the structure shall not exceed 26 -feet, or a ridge elevation of 302 25', as measured from benchmark elevation of 280 25' at the highest point of existing (preconstruction) grade to be covered by the structure Further, the maximum height of the structure shall not exceed 26 feet, as measured from the point where lowest foundation meets finished grade to the highest ridgeline of the structure The benchmark elevation is based on 280 25' at the south-west corner of the property near the rear property line RIDGE HEIGHT CERTIFICATION REQUIRED 8 The proposed structure size of the residence shall not exceed 4,283 square feet (which includes the 477 square foot attached two -car garage) 9 The removal of the existing indirect driveway curb cut and the replacement of the direct driveway curb cut shall be approved by the City's Public Works Department prior to issuance of permits 10 Approval is for a maximum of 105 cubic yards of grading, of which 65 cubic yards shall be under the building footprint and 45 cubic yards shall be exported The depth of cut or fill shall not exceed five feet (6) 11 A dump deposit receipt shall be submitted to the Building and Safety Division for the exported earth materials prior to final inspection of the project. 12 Due to the subject property located in the RS -4 zoning district, a minimum of fifty percent (50%) open space shall be maintained on the lot (proposed 57%) 13 A maximum of fifty (50%) percent lot coverage shall be allowed within the required 20 -foot front yard setback area 14 The property shall be temporarily enclosed with a six (6-0") foot high chain-link fence during the length of construction of the addition 15 A two -car garage with a minimum unobstructed interior dimension of 18 -feet in width by 20 -feet in depth, shall be provided on the site and shall be maintained for the storage of vehicles only Further, the garage shall maintain a minimum of seven (7') feet of vertical clearance over the spaces 16 The windows located along the west facing facade shall be raised at least five feet (6) from the finished upper level floor 17 The proposed freestanding combination pilaster and wrought iron fence along the front property line shall be limited to a maximum 42" in height as measured from adjacent grade on the lower side to the highest point of the fence If the height of said fence exceeds the 42" height limit, separate Planning Department review and approval shall be required 18 The Olive Tree located on the western side of the rear yard shall be trimmed to a height no greater than sixteen feet (16') and shall be sixty percent (60%) laced P.C. Resolution 99 -01 Exhibit A Page 2 of 3 19. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply 20 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 21 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 material 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 99 .01 Exhibit A Page 3 of 3