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PC RES 2000-035P.C. RESOLUTION NO. 2000-35 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 902 AND COASTAL PERMIT NO. 162 FOR THE DEMOLITION OF AN EXISTING 1,695 SQUARE FOOT SINGLE-FAMILY RESIDENCE FOR THE CONSTRUCTION OF A NEW 3,621 SQUARE FOOT, 20.29 -FEET HIGH, SPLIT-LEVEL TWO-STORY SINGLE-FAMILY RESIDENCE ON A PAD LOT LOCATED AT 10 CLIPPER ROAD, WHICH IS WITHIN THE NON - APPEALABLE PORTION OF THE CITY'S COASTAL ZONE. WHEREAS, on January 11, 2000, Nagy Bakhoum, representing property owner Steve Hsu, submitted Height Variation No. 902 and Coastal Permit No. 162, requesting approval for the demolition of an existing one-story residence and construction of a new split-level two-story residential structure measuring 3,621 square feet, up to an overall height of 20'-3'/x" for property located at 10 Clipper Road, and, WHEREAS, on February 1, 2000, the applications were deemed incomplete pending the submittal of additional information; and, WHEREAS, on August 25, 2000, upon the submittal of the additional information, approval of the geotechnical report, and verification of the temporary frame silhouette, Staff deemed the applications generally complete for processing; 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 902 and Coastal Permit No. 162 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 reconstruction of one 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 October 10, 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 42% of the property owners within 500 -feet and signatures from 72% of the property owners within 100 -feet of the subject property who have reviewed the plans; and, T Section 2: The proposed split-level 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 there are no such public areas that overlook the subject property; and, Section 3: The proposed split-level two-story structure is not located on a ridge and promontory because it is not located on a hilltop or on an elongated crest, and it is not located on a mass of land that projects onto a lowland, and, Section 4: The proposed split-level two-story structure, when considered exclusive of foliage, will not significantly impair a view from the viewing area of another parcel because the residences in the area are not oriented towards the subject site, and do not maintain views over or through the subject parcel from the viewing areas of the residences in the area, and, Section 5: There is no significant cumulative view impairment caused by granting the application because it has been identified that the residences in the area are not oriented towards the subject site, and there are no protected views over or through the subject parcel from the viewing areas of the residences in the area, and, Section 6: The proposed split-level two-story structure is designed and situated in such a manner as to minimize view impairment because there are no protected views over or through the subject site from the viewing area of the residences in the area, and, Section 7: The proposed split-level two-story structure complies with all other Code requirements in that all the development standards of the RS -4 district are met, including minimum setbacks, lot coverage, and parking, and, Section 8: The proposed split-level two-story structure is compatible with the immediate neighborhood character, and is consistent with the mix of one-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 facades, the width of the new structure will be similar to the existing residence while the majority of the additional square footage will be constructed at the rear of the residence Lastly, the second story over the garage will be set back 26 -feet from the front property line and will not appear bulky, massive, or appear as a "pop-up" since the roof will slope into the gable roof to the rear, which will slope to an elevation that is lower than the maximum ridge height elevation of the one story portion of the structure, and, Section 9: The proposed structure does not create an unreasonable infringement on the privacy of the occupants of abutting residences because the balcony will be oriented towards the street, while the windows will look onto the garage and front yard driveway of the adjacent parcel to the south, which are already visible from the public right-of-way; and, P C Resolution No 2000-35 Page 2 Section 10: 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 11: 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 12: 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. 902 and Coastal Permit No. 162 for a new split-level two-story residential structure measuring 3,621 square feet, at an overall height of 20.29 -feet, subject to the conditions contained in Exhibit "A" attached hereto. PASSED, APPROVED, AND ADOPTED this 1 oth day of October 2000, by the followinig, vote: AYES: Cartwright, Clark, Long, Lyon, Mueller, Paulson, Vannorsdall NOES: None ABSTENTIONS. None ABSENT: None Poel pjas, AICP ire in of Plan in , Building and Code Enforcement; and, Secretary to the Planning Commission Frank Lyon Planning Commission Chairman P.0 Resolution No 2000-35 Page _3 t EXHIBIT 'A' CONDITIONS OF APPROVAL HEIGHT VARIATION NO 902 & COASTAL PERMIT NO. 162 General. 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 2 The following minimum setbacks shall be maintained Front yard 20'-0" minimum first story / 25-0" minimum second story (proposed 20 -feet for first story and 26 -feet for second story) Side yard 5'-0" minimum (proposed 5 -feet) Rear yard 15'-0" minimum (proposed 16 -feet) FRONT AND SIDE SETBACK CERTIFICATION REQUIRED. 3 Due to the RS -4 zoning of the subject property, a maximum lot coverage for the entire property of 50% is allowed on the lot (proposed 47%) 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 4 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 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 All work, construction, repairs, etc., in the public right-of-way shall require separate Public Works approval 7 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 8 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 Exhibit "A" P.C. Resolution No. 2000 - 35 Page 1 r - - 9 The maximum eave projection allowed into the required setback areas shall not exceed 6 -inches for each 1 -foot of required setback. Minimum side yard setback of eaves is 2'6" 10. 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. 11 Construction of the project shall substantially conform to the plans stamped as approved by the Planning Department with the effective date of this approval 12 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 13. The height of the one story portion of the structure will measure 15.06 -feet as measured from the highest existing grade covered by structure to the first floor ridgeline, and 17.12 -feet in height as measured from the lowest finished grade to the first floor ridgeline However, the second story portion over the garage shall measure 18.23 -feet high, as measured from the highest pad elevation covered by structure to the top of the highest roof ridgeline, and an overall height of 20.29 -feet as measured from the lowest finished grade to the highest ridgeline of the two-story portion. The highest pad elevation covered by structure is located adjacent to the north elevation at 34'6" from front property line. The lowest finished grade is located at the southwest corner of the structure, adjacent to the garage on the west elevation RIDGE HEIGHT CERTIFICATION REQUIRED. 14 The proposed structure size of the residence approved with this permit is 3,621 square feet, which includes a 2,668 square foot first floor, a 515 square foot two -car attached garage, and a 438 square foot second story over the garage STRUCTURE SIZE (SQUARE FOOTAGE) CERTIFICATION REQUIRED. 15 At a minimum, the residence shall maintain a 2 -car garage, containing a minimum interior dimension of 18 -feet wide by 20 -feet deep, and maintain a minimum vertical clearance of 7 -feet 16. Any future additions, conversions and modifications shall require separate Planning Department review and approval. Exhibit "A" P.C. Resolution No. 2000 - 35 Page 2