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PC RES 1999-046P.C. RESOLUTION NO 99-46 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, CONDITIONAL USE PERMIT NO. 23 REVISION `JJJ' AND GRADING PERMIT NO 2156, TO ALLOW THE PARTIAL DEMOLITION OF AN EXISTING 5,520 SQUARE FOOT SINGLE-FAMILY RESIDENCE TO BE REPLACED WITH A NEW 5,286 SQUARE FOOT SINGLE-FAMILY RESIDENCE, AT A PROPOSED HEIGHT OF 13', AS MEASURED FROM THE HIGHEST ELEVATION GRADE COVERED BY STRUCTURE, AND 23' IN HEIGHT, AS MEASURED FROM THE LOWEST ELEVATION GRADE COVERED BY STRUCTURE, TO THE TOP OF THE ROOF RIDGELINE, WITH 58 CUBIC YARDS OF ASSOCIATED GRADING, ON PROPERTY LOCATED AT 2909 VISTA DEL MAR. WHEREAS, on July 12, 1977, the Planning Commission approved Conditional Use Permit No 23 establishing a residential planned development (RPD) comprising of Tracts 32547, 32991 and 34834, known as Seacliff Hills, with pre -approved building footprints, and, WHEREAS, on September 9, 1986, the Planning Commission adopted the Seacliff Hills Development Guidelines, later amended on August 23, 1989, establishing design standards for the aforementioned tracts that allow greater sensitivity and design flexibility with the construction of custom homes that reflect the unique location and character of the tracts, and, WHEREAS, on May 25, 1999, the Planning Commission conditionally approved Conditional Use Permit No 23 Revision 'EEE', Variance No 442, and Grading Permit No 2112 to allow the construction of a 756 square foot addition to a 5,520 square foot single-family residence, with 58 cubic yards of associated grading, and, WHEREAS, several months after obtaining approvals form the Planning Commission, the property owner met with Staff to discuss modifications to the approved plans, at which time the property owner was informed that the modifications would be classified as a new residential construction which would require review and approvals by the Planning Commission once again as a revision to the original Conditional Use Permit; and, WHEREAS, on August 16, 1999 an application was submitted to the Planning Department as Conditional Use Permit No 23 Revision 'JJJ' to allow the partial demolition of an existing single-family residence to be replaced by a P C Resolution No 99-46 Page 1 of 5 new single-family residence within the existing structure's footprint and at a lower building height; and, WHEREAS, after an initial review of the plans, Staff deemed the subject application incomplete on September 2, 1999, requested additional information as it pertains to the design of the proposed structure; and, WHEREAS, on September 30, 1999 revised plans were submitted to the Planning Department and the subject applications, including Grading Permit No. 2156, were deemed completed for processing on October 28, 1999, and, WHEREAS, on November 24, 1999 the required public notice was mailed out to property owners within a 500' foot radius of the subject property informing them of the proposed project and the scheduled public hearing Furthermore, a notice was published in the Palos Verdes Peninsula News on November 27, 1999, and, WHEREAS, pursuant to the provision of the California 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 Conditional Use Permit No 23 Revision 'JJJ' and Grading Permit No. 2156 would have a significant effect on the environment and, therefore the proposed project has been found to be categorically exempt (Class 2, Section 15301((e)(1)); and, WHEREAS, after notices issued pursuant to the requirements of Rancho Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on December 14, 1999, at which all interested parties were given the 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 request to partially demolish an existing 5,506 square foot single-family residence to be replaced by a new 5,286 square foot single- family residence complies with the development standards for the Seacliff Hills Tract as it relates to setbacks in that the proposed project will more than exceed the minimum requirements for the front, rear and side yard setbacks. Section 2: The maximum height limit for up-sloping properties within Seacliff Hills shall not exceed 16', as measured from the highest elevation where the structure meets grade to the top of the roof ridgeline and 30' from the lowest elevation, where the structure meets grade, to the top of the roof ridgeline As proposed, the structure will be 13' in height, as measured from the highest P C Resolution No 99-46 Page 2 of 5 elevation grade (895') covered by structure to the top of the roof ridgelme (908') and 23' in height, as measured from the lowest elevation grade (885') to the top of the roof ridgeline (908'), which does not exceed the maximum structure height limitations. Section 3: The proposed structure will not result in a net increase in lot coverage, but will reduce the coverage in that the building footprint will be reduced in an area from the existing residence to accommodate the new residence. According to the Seacliff Hills Development Guidelines an up-sloping lot must maintain 75% open space, and since the proposed residence will provide 72% open, as opposed to 71% open space with the existing structure, the proposed project is an improvement to the open space criteria. Additionally, the existing unique condition of the property warrants exceeding the open space guidelines in that the extensive area of the driveway is a significant portion of the lot coverage because of the depth of the lot and the rear location of the existing garage. Section 4: The proposed rooflines are designed to compliment the linear design of the structure by incorporating both a pitch roof and a flat roof The majority of the roof system uses a shallow pitched roof that contains fiberglass skylights and the remaining roof area incorporates a flat roof eave that extends beyond the interior floor plan as an architectural element used to shade the interior. Furthermore, no improvements to the landscaping of the subject property is required as the existing improvements comply with the Seacliff Hills Development Guidelines Section 5: The Neighborhood Compatibility finding applies to an existing residence that is proposed to be remodeled or renovated such that fifty (50) percent or greater of any existing interior or exterior walls or existing square footage is demolished Staff analyzed the surrounding neighborhood on the subject street to determine the compatibility of the proposed residence. In accordance with the Development Code's definition of "neighborhood character", the analysis was based on the review of architectural style, front yard setbacks, and the scale of the surrounding residences. It was determined that the proposed structure is compatible with the varying architectural styles of the surrounding homes within the subject tract in that the neighborhood is developed with custom built homes that are designed using unique architectural elements that are based on different styles, such as Mediterranean, Spanish, Craftsman and California Ranch. The proposed structure uses unfinished natural materials throughout the building, such as glass, masonry and metal and is smaller in size than the surrounding homes on the subject street. The proposed structure exceeds the minimum requirements for front yards setbacks and is smaller in size than the average size of the surrounding homes Section 6: The grading does not exceed that which is necessary for the permitted primary use of the lot in that the subject property is located within a Resolution No. 99-46 Page of RS -1 Zoning District and that the proposed grading is to accommodate the expansion of the lower level that complies with the City's development guidelines Section 7: The grading does not significantly adversely affect the visual relationship nor the views from neighboring properties in that the proposed 58 cubic yards of earth excavation will be entirely below the existing building footprint and will not impact any outside contours Section 8: The nature of grading minimizes disturbance to the natural contours, and finished contours are reasonably natural, in that the proposed grading will be on a slope that was previously graded to accommodate the existing residence and that the proposed grading will be entirely under the building footprint that will not alter the natural contours of the property Section 9: The grading takes into account the preservation of natural topographic features and appearances I blend man-made or manufactured slope: proposed excavation will not disturb any grading will be entirely below the existing from surrounding properties y means of land sculpturing so as to into the natural topography in that the natural topographic features since the building footprint and will not be visible Section 10: The proposed grading is not for a new single-family residence or the creation of a subdivision Section 11: The grading would not cause excessive and unnecessary disturbance of natural landscape or wildlife habitat through removal of vegetation in that the grading requested is entirely under the building footprint which does not maintain any vegetation or wildlife habitat. Furthermore, any wildlife or vegetation that may have existed on the subject property was disturbed at the time the structure was constructed Section 12: The subject grading will be located below the building footprint on a slope that is approximately 5 1 The depth of the cut, as proposed, will exceed the permitted height limit of five (5) feet by one (1) foot. Section 13 The Planning Commission finds that the proposed grading project complies with the required findings stated in the Development Code under Section 17 76 040 E 1 through Section 17 76 040 E 8, as discussed in Sections 6 through 12, and that approval of the proposed project will not constitute a special privilege in that the grading is to allow the expansion of a room addition to an existing single-family residence Furthermore, the subject grading will not be detrimental to the public's safety in that the approvals will be obtained from the City's Geotechnical Consultant and the Division of Building and Safety P C Resolution No 99-46 Page 4 of 5 Section 14: A Notice of Decision will be given to the applicant, all property owners adjacent to the subject property and any interested party informing them of the Planning Commission's decision Section 15: Any interested party 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 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 Conditional Use Permit No 23 Revision 'JJJ' and Grading Permit No 2156, thereby approving the partial demolition of an existing 5,506 square foot single- family residence to be replaced with a new 5,286 square foot single-family residence with 58 cubic yards of associated grading, subject to the conditions of approval in Exhibit "A" PASSED, APPROVED, AND ADOPTED this 14th day of December, 1999, by the following vote: AYES Chairman Cartwright, Vice -Chairman Lyon, Commissioners Alberio, Clark, Vannorsdall, Slayden, and Paris NOES: None ABSENTATION: None ABSENT: None oel Ro as, AICP 'rect of Planning,(B ' ding an ode Enforcement; and, Secretary to the Planning Commission Jon S Cartwright Chairman PC Resolution No 99- 46 Page 5 of 5 �N 0 EXHIBIT "A" CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO. 23 REVISION 'JJJ' AND GRADING PERMIT NO. 2156 GENERAL 1. 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 become null and void after I year from the date of approval by the Planning Commission, 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 September 30, 1999 by architect James Tyler, Architect. 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 In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 6. 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. 7. 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, ,z CONDITIONS OF APIAL CONDITIONAL USE PERMIT NO. 23 REVISION `JJJ' GRADING PERMIT NO. 2156 2909 VISTA DEL MAR DECEMBER 14, 1999 PAGE 2 appliances or other household fixtures CONDITIONAL USE PERMIT REVISION 8. The proposed addition shall modify the original footprint approved under Conditional Use Permit No. 23 to allow the partial demolition of a 5,520 square foot residence to be replaced with a 5,286 square foot residence. 9. The proposed residence shall be constructed within the existing structure footprint, as shown on the site plan submitted and stamped approved by the Planning Department 10. A minimum of a two car garage shall be maintained at all times with a minimum depth of twenty (20) feet, a minimum width of eighteen (18) feet and a minimum vertical clearance of seven (7) feet, as measured from the interior finished walls 11. The open space requirement for the subject property located in the RS -1 zoning district and within the Seacliff Hills Tract shall be no less than seventy-two (72) percent. 12. The upper floor footprint shall be at least twenty (20) percent smaller than the lower level building footprint. Proposed upper level footprint is eighty (80) percent the lower floor footprint. 13. The following minimum setbacks shall be maintained for the proposed addition. Front Yard: 20'-0" minimum (proposed 58') West Side Yard 10'-0" minimum (proposed- 28') East Side Yard: 10'-0" minimum (proposed. 20') Total Side Yards, 25'-0" minimum (proposed: 48') Rear Yard: 20'-0" minimum (proposed 73') 14. The maximum structure size for the subject property shall not exceed 11,000 square feet (based on the Maximum Structure Size for the RS -1 zoning district). The proposed total structure size is 5,286 square feet (garage included). 15. The proposed structure shall not exceed 16' in height as measured from the highest elevation grade covered by structure and 30' in height as measured from the lowest grade covered by structure. As proposed the height is 13' from the highest elevation (895') covered by structure to the a CONDITIONS OF AP*AL CONDITIONAL USE PERMIT NO 23 REVISION 'JJJ' GRADING PERMIT NO 2156 2909 VISTA DEL MAR DECEMBER 14, 1999 PAGE 3 top of the roof ridge line (908') and 23' in height from the lowest grade elevation (885') covered by structure to the top of the roof ridge line (908'). GRADING 16 The proposed grading shall not exceed 58 cubic yards of earth excavation and shall be exclusively under the existing building footprint. 17 No grading shall be permitted outside the building footprint. 18 The maximum depth of cut shall not exceed 6' in height.