PC RES 2001-002 P.C. RESOLUTION NO. 2001-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES APPROVING, WITH
CONDITIONS, HEIGHT VARIATION NO. 919 AND SITE PLAN
REVIEW NO. 8992, TO ALLOW THE CONSTRUCTION OF A
1,682 SQUARE FOOT ADDITION TO AN EXISTING 2,145
SQUARE FOOT, ONE-STORY, SINGLE-FAMILY RESIDENCE AT
A PROPOSED HEIGHT OF 23'-3", AS MEASURED FROM THE
LOWEST FINISHED GRADE COVERED BY STRUCTURE
(100.00') TO THE TOP OF THE HIGHEST ROOF RIDGE LINE
(123.25'). THE 1,682 SQUARE FOOT ADDITION CONSISTS OF
A 694 SQUARE FOOT ADDITION TO THE EXISTING LOWER
LEVEL AND A 988 SQUARE FOOT ADDITION, IN THE FORM
OF A NEW SECOND STORY, OVER THE EXISTING GARAGE
ON PROPERTY LOCATED AT 4005 ADMIRABLE DRIVE.
WHEREAS, on September 22, 2000 an application for Height Variation
No. 919 and Site Plan Review No. 8992 were submitted to the Planning
Department to allow the construction of a 1,682 square foot addition to an
existing 2,145 square foot, one-story, single-family residence at a height of 23'-
3", as measured from the lowest finished grade covered by structure to the
highest roof ridge line; and,
WHEREAS, on October 19, 2000 Staff reviewed the subject applications
and deemed them incomplete for processing due to insufficient information; and,
WHEREAS, on January 11, 2001 the information needed to deem the
subject applications complete was submitted to the Planning Department for
processing; and,
WHEREAS, on January 17, 2001 the subject applications were deemed
complete for processing by Staff; and,
WHEREAS, on January 22, 2001 the required public notices were 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 on February 27,
2001. Furthermore, a notice was published in the Palos Verdes Peninsula News
on January 25, 2001; 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 Height Variation No.
P.C. Resolution No. 2001-02
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919 and Site Plan Review No. 8992 would have a significant effect on the
environment and, therefore the proposed project has been found to be
categorically exempt (Class 1, Section 15303(a)); 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 February 27, 2001, 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 Planning Commission finds that the applicant
successfully completed the Early Neighborhood Consultation process by
obtaining 34 of the 75 properties within the 500' radius, which is 45%, and 11 of
the 12 properties within the 100' radius, which is 92%.
Section 2: The subject lot is not located in an area designated by the
City's General Plan and the City's Coastal Specific Plan as a viewing area and
therefore the proposed structure does not impair any public views.
Section 3: The subject lot is located on a manufactured slope that was
created at the time the building pads for the subject tract were graded and is not
located on a ridge or promontory, as defined by the City's development Code.
Section 4: The proposed structure has been designed to minimize the
impairment of views from surrounding properties by situating the addition over
lower level garage area, which is at the lowest grade elevation covered by
structure. By situating the addition over the garage and the proposed family
room, as opposed to the entire length of the existing residence, the design of the
addition minimizes any potential protected view impacts to properties located to
the north, which are at a higher elevation than the subject property and maintain
ocean and island views laterally over the subject property. Therefore, the
Planning Commission can make this finding in that the addition is designed to
minimize view impairment from surrounding properties.
Section 5: The Planning Commission finds that the existing
neighborhood consists of lots that can be classified into two categories; a "view"
or "non-view" lot, based on the side of the street the lot is located on. According
to a site analysis, the majority of the "view" lots within the Sea View Tract are
located on the southern side of the street, while the "non-view" lots are located
on the northern side of the street. Since the subject tract was graded based on
tiers that increase in elevation by approximately twenty feet in height between
each street, the lots located on the seaward side of the streets are able to
maintain views laterally over the lots located at a lower elevation. Therefore, the
lots located on the northern side of Admirable Drive do not currently enjoy a view
P.C. Resolution No. 2001-02
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oriented due south towards the ocean, or of the southern coastline or offshore
islands, due to existing structures on the southern side of the street.
Furthermore, the elevation difference between the properties located on the
northern side of Admirable Drive and the lots located on the southern side of
Exultant Drive are significant enough that any development greater than sixteen
(16) feet in height, but less than twenty-six (26) feet will be below the horizon line
and will therefore not result in any cumulative ocean or island view impairment.
Therefore, if other properties located on the northern side of Admirable Drive
were to propose a second story addition requiring a Height Variation application,
the view impairment analysis will most likely result in a similar conclusion, since
these properties are lower in elevation than the "view" lots on the south side of
Exultant Drive. As such, The Planning Commission finds that in terms of
cumulative view impacts, that the granting of the proposed second story will not
cause a cumulative view impairment.
Section 6: The proposed project will not create a view impairment from
surrounding properties in that the surrounding properties are located at a similar
or higher elevation to that of the subject property, with views oriented in the
opposite direction or laterally over the subject property. Therefore, the Planning
Commission finds that the proposed project does not significantly impair views
from surrounding properties.
Section 7: The proposed structure complies with the residential
development standards for a RS-4 zoning district in terms of open space, height
requirements, and set backs. Furthermore, in addition to obtaining Planning
approval, approvals must be obtained from the City's Geotechnical Consultant in
the Building stage and building and grading permits must also be obtained for
compliance with the Uniform Building Code, the Development Code and the
City's Municipal Code.
Section 8: The Planning Commission finds that the proposed addition
at 1,682 square feet is compatible with the character of the immediate
neighborhood in that the largest home on Admirable Drive is 4,082 square feet
and that the subject residence's total structure size, with the addition, will be
3,827 square feet, which is 255 square feet smaller than the largest home.
Additionally the average square footage of the ten (10) closest homes within the
immediate neighborhood is 2,684 square feet and the proposed final structure
will be 1,143 square feet larger than the average structure size. The design of
the addition utilizes design elements that reduce the mass and bulk of the
structure. Such elements include the use of similar materials and colors, varying
the outline of the roof eaves and articulating the building's facade with a balcony
that creates a step between the upper and lower levels. Furthermore, the
proposed addition will be constructed at a 26' front yard setback, which more
than complies with the requirements set forth in the Development Code and is
consistent with the character of the immediate neighborhood. Therefore, the
Planning Commission can make this finding.
P.C. Resolution No. 2001-02
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Section 9: According to the layout of the proposed addition in relation to
the surrounding neighboring, the proposed project will not result in an
unreasonable infringement of privacy since the properties immediately adjacent
to the subject property are built at a similar size, mass and bulk of the subject
residence, and are also similarly aligned to the subject residence. Furthermore,
the proposed second story addition will be located entirely above the existing
garage footprint with the majority of the windows oriented towards the street.
Although some windows will be located along the side elevations, they will not
look down onto the rear yards of the neighboring properties creating a potential
view privacy infringement. Additionally, during the public noticing period, none of
the adjacent property owners expressed concern that the project will create an
infringement of privacy. Therefore, the Planning Commission believes that the
proposed project will not create an infringement of privacy and can make this
finding.
Section 10: The Planning Commission finds that the proposed project
complies with the Residential Development Guidelines for the RS-4 zoning
district in that the required setbacks for the front, rear and side yards are adhered
to and that the proposed lot coverage, at 38%, is 12% less than the Development
Code's 50% maximum requirement. Therefore, based on the residential
guidelines set forth in the Development Code for the RS-4 zoning district, the
Planning Commission finds that the improvements requiring Site Plan Review
No. 8992, complies with the Development Code.
Section 11: A Notice of Decision shall be given to the applicant and to all
interested parties informing them of the Planning Commission's decision.
Section 12: 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 adoption of this resolution.
Section 13: 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. 919 and Site Plan Review No. 8992, thereby approving the
construction of a 1,682 square foot addition to an existing 2,145 square foot, one-
story, single-family residence at a proposed height of 23'-3", as measured from
the lowest finished grade covered by structure (100.00') to the top of the highest
roof ridgeline (123.25'), subject to the conditions of approval in Exhibit "A".
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PASSED, APPROVED, AND ADOPTED this 27th day of February, 2001, by
the following vote:
AYES: Chairman Lyon, Vice-Chairman Clark, Commissioners Cartwright,Vannorsdall,
Long, Mueller, and Paulson
NOES: None
ABSTENTIONS: None
ABSENT: None
TiActill,4e1"
Frank Lyon
Chairman
Joel Rojas, AICP
I►irect•r of Planni • uilding
a • 'ode Enforce- ent; and,
Secretary to the Planning Commission
P.C. Resolution No. 2001-02
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EXHIBIT "A"
CONDITIONS OF APPROVAL
HEIGHT VARIATION NO. 919 AND
SITE PLAN REVIEW NO. 8992
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 one (1) 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 approved and stamped by the Planning Department with the
effective date of this approval.
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,
appliances or other household fixtures.
8. The proposed addition shall not exceed 1,682 square feet unless
Exhibit "A"
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otherwise approved by the City. The 1,682 square feet addition consists
of a 694 square foot expansion to the existing lower level and a 988
square foot addition in the form of a new second story. A square footage
certification shall be required prior to final inspection by Building and
Safety.
HEIGHT VARIATION
9. The proposed structure shall not exceed 23'-3" in height as measured
from the lowest finished grade elevation covered by structure (100.00') to
the top of the highest roof ridge line (123.25'). A ridge height certification
shall be required in the Building and Safety stage.
10. The bathroom window located on the eastern facing facade of the second
story addition shall consist of translucent material. Furthermore, the
staircase window on the eastern facing facade shall be at least 5' above
the finished floor of the second level.
SITE PLAN REVIEW
11. The open space requirement for the subject property located in the RS-4
zoning district shall be no less than fifty (50) percent (proposed 38%).
12. The applicant shall record a Second Unit Covenant and Agreement with
the Los Angeles County Recorders Office prior to issuance of building
permits prohibiting,the second story addition from being converted into
separate living quarters with cooking facilities.
13. The following minimum setbacks shall be maintained for the proposed
addition:
Front Yard: 20'-0" minimum (proposed: 21')
Side Yard: 5'-0" minimum (proposed: 7')
Rear Yard: 15'-0" minimum (proposed: 40'-6")
M:1H EIG HTVA1HV9191CON DITIONS.doc
Exhibit "A"
P.C. Resolution No. 2001-02
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