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PC RES 2000-016P.C. RESOLUTION NO. 2000-16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 8981 GRADING PERMIT NO. 2150, MINOR EXCEPTION PERMIT NO. 557, AND COASTAL PERMIT NO. 160 FOR A NEW TWO-STORY SINGLE-FAMILY RESIDENCE WITH ATTACHED GARAGE MEASURING A TOTAL OF 10,082 SQUARE FEET AND 680 SQUARE FOOT DETACHED POOL HOUSE. THE HEIGHT IS 22 -FEET AS MEASURED FROM THE HIGHEST PRE -CONSTRUCTION (EXISTING) GRADE TO BE COVERED BY THE STRUCTURE TO RIDGE, AND AN OVERALL HEIGHT OF 25'11". OVERALL GRADING OF 1,210 CUBIC YARDS IS ALLOWED TO ACCOMMODATE THE STRUCTURE; AND A 6 -FOOT HIGH COMBINATION WROUGHT IRON FENCE WITH PILASTERS IS ALSO APPROVED WITHIN THE FRONT YARD AREA. THE NEW TWO-STORY RESIDENCE AND IMPROVEMENTS ARE APPROVED ON A VACANT PARCEL LOCATED AT THE SOUTHWEST CORNER OF PALOS VERDES DRIVE WEST AND MARGUERITE DRIVE (APN 7582-001-006), WHICH IS LOCATED WITHIN THE NON -APPEALABLE PORTION OF THE CITY'S COASTAL ZONE. WHEREAS, on November 5, 1999, the applicant, Douglas Leach, representing property owner Mr. Max Ganezer, submitted Height Variation No 898, Grading Permit No. 2150 and Coastal Permit No 160, requesting approval for the construction of a new two- story residential structure measuring 11,549 square feet, up to an overall height of 26 -feet and a 680 square foot detached pool house measuring 12 -feet in height, with 1,210 cubic yards of grading for property located at the southwest corner of Palos Verdes Drive West and Marguerite Drive (APN 7582-001-006), and, WHEREAS, on December 3, 1999, the applications were deemed incomplete pending the submittal of additional information; and, WHEREAS, on January 21, 2000, the applications were augmented with the submittal of Minor Exception Permit No. 557 for the proposed 6 -foot high combination pilasters with wrought iron fencing within the front yard area Further, the size of the structure was reduced to 10,082 square feet; and, WHEREAS, on February 18, 2000, the applications were deemed incomplete pending the submittal of additional information; and, WHEREAS, upon submittal of the necessary information, and the verification of the temporary frame silhouette, Staff deemed the applications generally complete for processing on May 1, 2000, 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 found no evidence that Height Variation No. 898, Grading Permit No. 2150, Minor Exception Permit No 557 and Coastal Permit No. 160 would have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt under Class 3 (Section 15303) since the project involves the construction of one new single-family residential structure; 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 13, 2000, 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 44% of the property owners within 500 -feet and signatures from 100% of the property owners within 100 -feet of the subject property who have reviewed the plans, and, Section 2: The proposed two-story 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 because the views from Palos Verdes Drive West are within the building envelope of the subject property, which would be obstructed by a one-story 16 -foot high structure. Further, there are no other such public areas that overlook the subject property; and, Section 3: The proposed two-story structure is not located on a ridge and promontory, as evidenced by the topography around the subject parcel, which does not slope down from the subject parcel, nor is it located on a mass of land that projects onto a lowland; and, Section 4: The proposed two-story structure, when considered exclusive of foliage, will not significantly impair a view from the viewing area of another parcel. The parcels on the inland side of Palos Verdes Drive West are at a higher elevation than the subject property Although the structure will project into a portion of the ocean view, the parcels enjoy nearly 180 -degree views and a majority of the ocean view, Santa Monica and Malibu areas, and the view of Santa Catalina Island will be maintained; and, Section 5: There is no significant cumulative view impairment caused by granting the application since there are only two parcels in the vicinity, and this is the last developable vacant property. As concluded above, there will be no significant view impairment, and Staff has determined that there will be no significant cumulative view P C Resolution No. 2000-16 Page 2 impairment to the properties on the inland side of Palos Verdes Drive West due to the topography of the area, and, Section 6: The proposed two-story structure is designed and situated in such a manner as to minimize view impairment. It has been determined that no significant view impairment results from the proposed two-story structure since the majority of the nearly 180 -degree views are maintained, including the ocean, the horizon line which is not broken by the new residential structure, and the structure does not impair the view of Santa Catalina Island, and, Section 7: The proposed structure complies with all other Code requirements in that all the development standards of the RS -1 district are met and the minimum setback requirements are exceeded Further, the proposal complies with the performance criteria of the Natural Overlay Control District (OC -1) However, although the proposal will result in approximately 13.5% of the land surface to be covered and/or altered (excluding the main structure and access), the proposal does not deviate from nor effect the District's purpose, which is to maintain and enhance land and marine -based wildlife and vegetation; and enhance watershed management, control storm drainage and erosion, and control the water quality of both urban runoff and natural water bodies Thus, the intent of the OC -1 district is not compromised since there is no natural habitat or vegetation on the site; and, Section 8: The proposed structure is compatible with the immediate neighborhood character, and is consistent with the mix of one-story, two-story and split- level two-story homes in the neighborhood since there are other such residences. Further, the architectural style and roofing material will be consistent with other homes in the neighborhood. Furthermore, the structure contains articulated fagades, and is located 39 - feet from the Palos Verdes Drive West right-of-way with the second -story setback 48 -feet from said right-of-way, which reduces the appearance of bulk and mass. Lastly, the ridgeline elevation will be the same as the ridgeline elevation as the adjacent property to the south; and, Section 9: The proposed structure does not create an unreasonable infringement on the privacy of the occupants of abutting residences because the new structure will be sufficiently setback from the south (rear) and west (side) property lines, and the adjacent properties to the south and west are also sufficiently setback from the adjoining property lines Further, the structure will be oriented such that there is no direct observation onto the adjacent properties, and, Section 10: The total amount of earthwork will not exceed what is necessary for the permitted primary use of the lot since the grading activity will be conducted for the residence and the accessory structures and uses, and, Section 11: The proposed grading and the related construction will not significantly impair the views from neighboring properties as found in the Height Variation. Further, the P.C. Resolution No 2000-16 Page 3 proposed grading will not raise the pad elevation of the subject property, and the related construction will not result in significant view impairment section above, and, Section 12: The proposed grading is to accommodate the residential structure and related accessory structures and uses, and the proposal minimizes disturbance to the natural contours of the parcel, which contains a large building pad area, and, Section 13: The proposed grading will not result in man-made or manufactured slopes that are not conducive to the development of the parcel; and, Section 14: The height of cut is not excessive and does not effect height measurement nor the height of the structure. Further, there will be no grading on slopes equal to or greater than 35%. Thus, the proposed grading activity complies with the applicable Development Code grading standards; and, Section 15: The requested minor exception permit to allow the construction of 6 - foot high pilasters with wrought iron fencing within the front yard area is warranted in order to maintain consistency with the general intent of the City's residential zoning districts and with the area, and, Section 16: The Coastal Permit is justified since the project will not affect nor be inconsistent with the intent of the City's Coastal Specific Plan since the project will not alter the existing land use pattern nor affect access to the coastal areas. The subject property is not located between the sea and the first public road, and is in a non -appealable area of the Coastal Specific Plan. Section 17: 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 18: 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. 898, Grading Permit No. 2150, Minor Exception Permit No 557, and Coastal Permit No. 160 for a new two-story residential structure measuring 10,082 square feet, at a height of 22 -feet, as measured from the highest existing pad elevation covered by the structure and an overall height of 26 -feet; 1,210 cubic yards of grading; a 6 -foot high wrought iron fence with pilasters within the front yard area, subject to the conditions contained in Exhibit W. P.0 Resolution No 2000-16 Page 4 PASSED, APPROVED, AND ADOPTED this 13th day of June 2000, by the following vote: AYES Cartwright, Long, Lyon, Mueller, Paulson NOES None ABSTENTIONS: None ABSENT: Clark, Vannorsdall J41 Rjas, AICP Dikectgt of Planning, B)i Iding and Coble,f-riforcement; and, Secretary to the Planning Commission Frank Lyon,:01' Planning Commission Chairman I P C. Resolution No 2000-16 Page —5 EXHIBIT W CONDITIONS OF APPROVAL HEIGHT VARIATION NO. 898, GRADING PERMIT NO. 2150, MINOR EXCEPTION PERMIT NO. 557 and COASTAL PERMIT NO. 160 General 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 one year from the date of Planning Commission approval, unless the approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process 3 The following minimum setbacks shall be maintained: • Front yard. 20'-0" minimum (proposed: 41 -feet) = Side yard. 5'-0" minimum (proposed: 35 -feet) • Street Side yard: 10'-0" minimum (proposed: 39 -feet) • Rear yard* 15'-0" minimum (proposed: 103 -feet) 4. Since the subject property is located within the Natural Overlay Control District (OC - 1), the project will be subject to the performance criteria contained in Section 17.40.040.0 of the City's Development Code However, the exception is to the 10% limit on the covering and/or altering of the total land area (excluding main structure and access) Not inclusive of conditions 5 and 6 below, the proposal is limited to 13.5% of the land surface to be covered and/or altered by the pool house and pool, sports court, and concrete decking throughout the site. 5. Due to the RS -1 zoning of the subject property, a maximum lot coverage for the entire property of 25% is allowed on the lot (proposed: 23 7%). Lot coverage of the entire property shall include the building footprint, driveway, accessory structure footprint, covered patios and trellises, decks greater than 30 -inches in height, and courtyard areas. 6. A maximum of fifty (50%) percent lot coverage shall be allowed within the required 20 -foot front yard setback area Lot coverage in the front yard setback shall include driveways, paved walkways and parking areas. Exhibit "A" P.C. Resolution No. 2000 -16 Page 1 7. The maximum height of the pool house shall not exceed an overall height of 12 -feet. 8. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply. 9 All work, construction, repairs, etc., in the public right-of-way shall require separate Public Works approval. 10. 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. 11 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. 12. The maximum eave projection allowed into the required setback areas shall not exceed 6 -inches for each 1 -foot of required setback. 13. The property shall be temporarily enclosed with a six (6'-0") foot high chain-link fence during the length of construction of the residential structure. 14 Construction of the project shall substantially conform to the plans stamped as approved by the Planning Department with the effective date of this approval 15. 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 shall achieve substantially the same results as would strict compliance with said plans and conditions. All other revisions will require review and approval by the Planning Commission Height Variation: 16. The height of the structure is limited to 22 -feet in height, or a maximum ridgeline elevation of 281.00', as measured from the highest pad elevation to be covered by the structure. The highest existing (preconstruction) pad elevation is elevation 259 00', located near the southern area of the garage, as illustrated on the approved project plans Further, the height of the structure shall not exceed an overall height of 25'11 ", as a measured from the lowest finished grade to top of ridgeline. The lowest finished grade is located adjacent to the new living room at the south elevation. MAXIMUM RIDGELINE ELEVATION IS 281.00'. RIDGE HEIGHT CERTIFICATION REQUIRED. Exhibit "A" P.C. Resolution No. 2000 -16 Page 2 17 The proposed structure size of the residence approved with this permit is 10,087 square feet, which includes the attached 845 square foot three -car garage, a 5,067 square foot first story, and a 4,170 square foot second story. Further, a 680 square foot detached pool house is allowed 18. The sports court shall not contain exterior lighting. 19 The pool and spa shall maintain a minimum 3 -foot setback from the interior side and rear property lines 20 A minimum 5 -foot high, maximum 6 -foot high, fence with self -latching, self-closing gate is required to comply with the pool fencing requirement. 21 At a minimum, the residence shall maintain a 3 -car garage, measuring a minimum of 27 -feet wide by 20 -feet deep, and maintain a minimum vertical clearance of 7 - feet. 22. Any future additions, conversions and modifications shall require separate Planning Department review and approval 23 Grading shall be limited to 1,210 cubic yards of earth movement. Specifically, 925 cubic yards of cut and 285 cubic yards of fill are permitted. 24. All earth material shall be exported in a manner consistent with the standards established by the Building and Safety Division, and the Public Works Department. 25 Prior to issuance of Grading Permits, the landowner shall submit a plan for hauling routes and a hauling schedule for review and approval by the Director of Public Works. All hauling trucks shall be covered so that no soil, rocks, or other debris may escape the truck during transport. 26. 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. Minor Exception Permit: 27. The Minor Exception Permit allows for a 6 -foot high wrought iron fencing with pilasters within the front yard area, between the front property line and the new structure Further, a 6 -foot high wrought iron fence is approved within the street side yard area that will be located perpendicular to the existing fencing along the street side property line and connect to the new structure Exhibit "A" P.G. Resolution No. 2000 -16 Page 3