PC RES 2000-026P.C. RESOLUTION NO. 2000-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION
NO. 904 AND SITE PLAN REVIEW NO. 8829 FOR APPROVAL OF
ADDITIONS TOTALING 1,337 SQUARE FEET, CONSISTING OF A
39 SQUARE FOOT FIRST STORY ADDITION, AND A 1,298
SQUARE FOOT SECOND STORY ADDITION, SUBJECT TO
CONDITIONS, FOR THE PROPERTY, LOCATED AT 28615 MT.
HOOD COURT.
WHEREAS, on March 1, 2000, the applicant, Mr. Dan Evens submitted
applications for Height Variation No. 904 and Site Plan Review No. 8829, for approval of
additions totaling 1,337 square feet, consisting of a 39 square foot first story addition,
and a 1,298 square foot second story addition. The proposed height of the second
story addition will be 22'11", as measured from the highest existing grade covered by
structure to the proposed ridgeline.
WHEREAS, on June 15, 2000 the application package was deemed complete,
and,
WHEREAS, pursuant to the provisions of the California Quality Act, Public
Resource Code Section 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 Height Variation No. 901 and Site
Plan Review No. 8822 would have a 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 Code, the Planning Commission held a duly noticed public
hearing on August 8, 2000, 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 70% of
the property owners within the 100' radius, and 25% of the property owners within the
500' radius of the subject property.
0
Section 2: The proposed addition does not significantly impair a view from a
viewing area from any public property identified in the City's General Plan, and the
property is not located within the Coastal Specific Plan area, therefore the proposed
addition does not significantly impair a view from public property.
Section 3: The proposed structure is not located on a ridge or promontory
since the highest ridge and the elongated crest in the tract is located to the east 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 since the proposed project is
designed and situated in such a manner as to minimize view impairment, as discussed
below. Therefore, the proposed project will not significantly impair a protected view
from the properties to the north, south, east, and west of the subject site.
Section 5: No cumulative view impairment will result from granting the
applicant's request since no primary protected views are impacted by the proposed
addition.
Section 6: No primary protected views from the surrounding properties would
be significantly impacted by the proposed project as the project is designed and situated
in such a manner as 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. Since the proposal
does comply with all other Code requirements, such as lot coverage, and setbacks, and
the findings related to the Height Variation can be made, the proposed project complies
with the intent of this finding. Furthermore, the proposed addition will also be required
to comply with all safety standards of the Uniform Building Codes, and be reviewed,
inspected and approved by the Building and Safety Division
Section 8: Due to the variation within the tract, the proposed structure is
compatible with the residences along Mt Hood Court and within the tract since the total
bulk and mass is comparable to the existing two story level residence sizes. Also, the
apparent mass of the structure will be similar in size and configuration to other two-story
level residences along Mt. Hood Court.
Section 9: The proposed addition will not infringe on the privacy of the
property to the north, at 28621 Mt Hood Court since there will be no direct view from
the second level into the existing two-story residence and the proposed windows will not
be aligned with the windows of the adjacent residence.
P C Resolution No. 2000-26
Page 2 of 3
;011, ,
Also, the proposed residence will not infringe on the privacy of the property to the north,
at 28609 Mt. Hood Court since the addition will be located approximately 13'0" from the
side property line, and is presently a one-story residence Therefore, due to the
distance between the structures and the fact that the closest part of the structure on the
abutting property is the garage, Staff determined that the second story addition would
not create an unreasonable infringement to the interior or outdoor privacy of the abutting
properties.
Section 10: The Site Plan Review for the proposed 39 square foot first story
addition conforms to Development Code Section 17 02 040
Section 11: For the foregoing reasons based on the information and findings
included in the Staff Report, and other records of proceedings, which are attached
hereto by reference, the Planning Commission of the City of Rancho Palos Verdes
hereby approved Height Variation No 904 and Site Plan Review No. 8829 for approval
of additions totaling 1,337 square feet to the existing residence, consisting of a 39
square foot first story addition, and a 1,298 square foot second story addition for the
property located at 28615 Mt Hood Court, subject to the conditions contained in Exhibit
"K, attached hereto and made a part hereof, which are necessary to protect the public
health, safety and welfare in the area.
PASSED, APPROVED, AND ADOPTED this 8th day of August 2000, by the
following vote:
AYES: Cartwright, Long, Lyon, Paulson, and Vannorsdall
NOES:
ABSENTATIONS:
ABSENT: Clark and Mueller
JI Ro as, AICP
Di ecto of Planning, ' ing
an de Enforcement; and
Secretary to the Planning Commission
Frank Lyon
Chairman
P.C. Resolution No. 2000-26
Page 3 of 3
EXHIBIT "All
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 904 AND
AND SITE PLAN REVIEW NO. 8829
1 Prior to the submittal of plans into Building and Safety "plan check", the
applicant shall submit to the City a statement, that they have read,
understand and agree to all the conditions of approval contained herein.
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 one (1) year 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 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 one (1) year
shall terminate the approval and any privileges granted hereunder shall
become null and void,
5 The project shall substantially conform to the stamped approved plans dated
the effective date of this approval
HEIGHT VARIATION
6. The proposed addition shall not exceed 1,337 square feet which consists of: a
39 square foot first story addition, and a 1,298 square foot second story
addition. The applicant shall provide to the Building and Safety Division a
certification from a licensed surveyor that the maximum square footage
allowed is not being exceeded. SQUARE FOOTAGE CERTIFICATION IS
REQUIRED.
7 The applicant shall provide to the Building and Safety Division a certification
that the proposed ridgeline for the two-story residence shall not exceed
Exhibit "A"
May 23, 2000
Page 2
22'11 ", as measured from the highest existing grade covered by structure
(elevation of 101 0') to the proposed ridgeline (elevation of 123.92'). RIDGE
HEIGHT CERTIFICATION IS REQUIRED
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SITE PLAN REVIEW
9 The existing non -permitted trellis that is presently located at the rear of the
residence shall be removed permanently from the subject site. No covered
patio or trellis is permitted with this approval.
10 The proposed 39 square foot first story addition that will be located at the rear
of the residence shall not exceed 16'0" in height (proposed: 12'0").
MISCELLANEOUS
10 The minimum setbacks shall conform to the approved plans, but in no case
shall be less than
Front. 20' Sides: 5' Rear: 15'
11. The maximum lot coverage shall not exceed fifty (50%) percent (proposed.
31.9%).
12. No foliage is required to be removed during the time of construction.
13 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 legal
holidays.
14. 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