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PC RES 2002-006P.C. RESOLUTION NO. 2002-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING THE REQUEST FOR A VARIANCE TO ALLOW A 20 -SQUARE - FOOT GARAGE ADDITION TO ENCROACH INTO THE FRONT -YARD SETBACK AREA, SITE PLAN REVIEW TO ALLOW AN 858 -SQUARE -FOOT LIVING AREA ADDITION TO ENCROACH INTO THE INTERSECTION VISIBILITY TRIANGLE AT THE SOUTHEAST CORNER OF GOLDEN MEADOW DRIVE AND CHERTY DRIVE, AND A MINOR EXCEPTION PERMIT TO ALLOW A 32 -SQUARE -FOOT PORCH AND A 1 -SQUARE -FOOT PORTION OF THE 858 - SQUARE -FOOT ADDITION TO ENCROACH INTO THE FRONT -YARD SETBACK AREA OF AN EXISTING SINGLE- FAMILY RESIDENCE IN THE PALOS VERDES VILLAGE COMMUNITY, LOCATED AT 28304 GOLDEN MEADOW DRIVE WHEREAS, on March 5, 2002, the applicants, Ross and Pamela Thayer, submitted an application for Planning Case No. ZON2002-00108 for a variance and site plan review to allow the construction of additions to their existing, single-family residence on Golden Meadow Drive in the Palos Verdes Village community; and, WHEREAS, on April 25, 2002, the application for Planning Case No. ZON2002- 00108 was deemed complete by Staff; and, WHEREAS, after the application was deemed complete, Staff determined that a minor exception permit was also necessary for the encroachment of a porch and a small portion of the addition into the front -yard setback area, 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 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 the requested variance, site plan review and minor exception permit 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)), 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 May 14, 2002, at which time all interested parties were given an opportunity to be heard and present evidence f NOW, THEREFORE, THE PLANNING DOES HEREBY DETERMINEAND - eFOLLOWS- Section 1: The Planning Commission makes the following findings of fact with respect to the application for a variance to allow the 20 -square -foot garage addition to encroach one foot (1'0") into the required 20 -foot -front -yard setback area: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, which do not apply generally to other property in the same zoning district The applicants have considered several options to address the inadequate depth of the garage. The alternatives to either leave the garage dimensions "as is" or the garage into the living area of the house to provide the minimum 20 -foot depth are not feasible because they would render the new garage less useable for parking vehicles or require major structural modifications to the living area of the house, respectively The remaining option to extend the garage toward the street would provide a garage that meets the requirements of the Development Code, while also providing a reasonable front -yard setback that is consistent with neighborhood standards. The Planning Commission finds that the lack of reasonable options to the proposed project constitutes an exceptional circumstance that does not generally apply to other properties in the RS -4 zoning district B. Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same zoning district. Most of the homes in the immediate vicinity of the subject property have front -yard setbacks that are less than the 20 -foot standard mandated by the RS -4 development standards. These reduced front -yard setbacks for both direct- and indirect -access garages are commonplace in the Palos Verdes Village community, which was developed under the County's jurisdiction in the early 1960's The Planning Commission finds that the reduced front -yard setbacks on many other properties in this neighborhood constitute a substantial property right that the applicants are unable to enjoy without the approval of a variance. C. Granting the variance will not be materially detrimental to the public welfare or injurious to property and improvements in the area in which the property is located. The Planning Commission finds that the one -foot reduction in the front -yard setback will provide a 19 -foot -long driveway for the residence, which is still long enough to provide off-street parking for most passenger vehicles without infringing upon the City's sidewalk and right-of-way D Granting the variance will not be contrary to the objectives of the General Plan or the policies and requirements of the Coastal Specific Plan The development and improvement of single-family residences are among the primary permitted uses P C Resolution No. 2002-06 Page 2 of 8 1 within the Residential, 2-4 DU/acre land use designation of the General Plan. The proposed project is also consistent with Housing Activity Policy No. 3 of the General Plan, which calls upon the City to "[encourage] and assist in the maintenance and improvement of all existing residential neighborhoods so as to maintain optimum local standards of housing quality and design." Section 2: The Planning Commission makes the following findings of fact with respect to the application for site plan review to allow an 858 -square -foot single -story addition to encroach into the intersection visibility triangle at the southeast corner of Golden Meadow Drive and Cherty Drive. A. The Director of Public Works has reviewed the proposed encroachment and determined that the proposed project will not result in any traffic safety hazards for motorists or pedestrians The Planning Commission therefore finds that the proposed project meets all other development standards of the RS -4 zoning district and will not create a hazard to public safety Section 3: The Planning Commission makes the following findings of fact with respect to the compatibility of the proposed protect with the character of the immediate neighborhood: A Currently, the home on the subject property is one of the smallest in the immediate vicinity, while the two homes to the immediate south are the largest in the vicinity. With the additional square footage proposed by the applicants, the subject residence will be comparable in size to these adjacent larger homes. However, the proposed home at 28304 Golden Meadow Drive will not appear disproportionately large compared to surrounding homes because the proposed additions are single story and the typical front setbacks for the neighborhood will still be observed. Therefore, the Planning Commission finds that the scale of the proposed project is compatible with the character of the immediate neighborhood. B. The applicants propose a Mediterranean architectural style for the proposed renovations to their home, which is different from the current ranch -style of the home However, the roof lines and gables of the remodeled house will be similar to the existing roof. Although the architectural materials proposed—stucco and a fiberglass tile roof—are different from many surrounding homes, they are not without precedent elsewhere in the Palos Verdes Village community and are reflective of a trend toward "modernization" of these 40 -year-old homes. Therefore, the Planning Commission finds that the architectural style and materials of the proposed project will be compatible with the character of the immediate neighborhood. C. As discussed in the variance findings above, the Planning Commission finds that the proposed front -yard setback is compatible with the character of the immediate neighborhood. P.0 Resolution No. 2002-06 Page 3 of 8 Section 4: The Planning Commission makes the following findings of fact with respect to the application for a minor exception permit to allow the 32 -square -foot porch to encroach four feet (4'0") into the required 20 -foot -front -yard setback area and a 1 -square - foot portion of the 858 -square -foot addition to encroach one foot (1'0") into the required 20 - foot -front -yard setback area. A. The requested minor exception is warranted by practical difficulties The encroaching portion of the 858 -square -foot addition, which constitutes a 5 -percent reduction in the 20 -foot front -yard setback, encompasses a tiny, triangular area at the northwest corner of the proposed addition. This corner would have to be notched or angled in order to avoid this 1 -foot encroachment, which would lead to more complicated structural engineering for this corner of the house and would constitute a practical difficulty for the applicant. B. The requested minor exception is warranted by an unnecessary hardship. As discussed in the variance findings above, many other homes in the immediate vicinity are located much closer to the front property line than the home on the subject property is This condition imposes an unnecessary hardship upon the subject property. C The requested minor exception is necessary to avoid inconsistencies with the general intent of the Development Code. The 32 -square -foot covered porch, which constitutes a 20 -percent reduction in the 20 -foot front -yard setback, provides articulation of the front fagade of the home. The Development Code generally encourages the articulation of front fagades in order to provide visual interest to homes and neighborhoods. The articulation provided by the porch is warranted in order to avoid a flat fagade and to maintain consistency with the general provisions of the Development Code. Section 5: Any interested person aggrieved by this decision or by any portion of this decision may appeal to the City Council. Pursuant to Sections 17.48.070(D) and 17.64.060 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 May 14, 2002, the date of the Planning Commission's final action Section 6: 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 a variance to allow a 20 - square -foot garage addition to encroach into the front -yard setback area, site plan review to allow an 858 -square -foot living area addition to encroach into the intersection visibility triangle at the southeast corner of Golden Meadow Drive and Cherty Drive, and a minor exception permit to allow a 32 -square -foot porch and a 1 -square -foot portion of the 858 - square -foot addition to encroach into the front -yard setback area of an existing single-family residence in the Palos Verdes Village community, located at 28304 Golden Meadow Drive, P C Resolution No. 2002-06 Page 4 of 8 subject to the conditions contained in ExhibitA', attached hereto and made a part hereof, which are necessary to protect the public health, safety and welfare in the area. AYES- Chairman Cartwright, Commissioners Cote, Duran Reed, Lyon, Mueller and Tomblin NOES. none ABSTENTIONS: Vice Chairman Long ABSENT- none A----Jc:��- Poel RjaS'ACCP P Ic ireq r of PlarIning /building aCode Enf4ent, and Secretary to the Planning Commission hairman P C Resolution No. 2002-a Page 5 of 8 EXHIBIT 'A' CONDITIONS OF APPROVAL FOR PLANNING CASE NO. ZON2002-00108 (Thayer, 28304 Golden Meadow Drive) General Conditions - Prior to the submittal of plans into Building and Safety plan check, the applicant and the 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 Resolution. Failure to provide said written statement within ninety (90) days following date of this approval shall render this approval null and void. 2. This approval is for the construction of a 20 -square -foot garage addition encroaching into the front -yard setback area, an 858 -square -foot living area addition encroaching into the front -yard setback area and the intersection visibility triangle at the southeast corner of Golden Meadow Drive and Cherty Drive, and a 32 -square -foot covered porch encroaching into the front -yard setback area of an existing single- family residence in the Palos Verdes Village community, located at 28304 Golden Meadow Drive. The Director of Planning, Building and Code Enforcement is authorized to make minor modifications to the approved plans and any of the conditions of approval if such modifications will achieve substantially the same results as would strict compliance with the approved plans and conditions. Otherwise, any substantive change to the project shall require approval of a revision to the variance, site plan review and/or minor exception permit by the Planning Commission and shall require new and separate environmental review 3. All project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, in the RS -4 district development standards of the City's Municipal Code 4. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project by the Planning Commission after conducting a public hearing on the matter. 5 If the project has not been established (i.e., building permits obtained) within one year of the final effective date of this Resolution, or if construction has not commenced within one hundred eighty (180) days of the issuance of building permits, approval of the project shall expire and be of no further effect unless, prior to expiration, a written request for extension is filed with the Department of Planning, Building and Code Enforcement and approved by the Director. Otherwise, a variance, site plan review and minor exception permit revision must be approved prior to further development. P.0 Resolution No. 2002-06 Page 6 of 8 6. In the event that any of these conditions conflict with the recommendations and/or requirements of another permitting agency or City department, the stricter standard shall apply 7. Unless otherwise designated in these conditions, all construction shall be completed in substantial conformance with the plans stamped APPROVED by the City with the effective date of this Resolution. 8 The construction site and adjacent public and private properties and streets 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 not be 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. 9. Permitted hours and days for construction activity are 7 00 AM to 7 00 PM, Monday through Saturday, with no construction activity permitted on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos Verdes Development Code. Site Plan Review Conditions. 10. The maximum height of the additions to the house shall not exceed an elevation of 15'/2', as depicted on the approved plans. RIDGE HEIGHT CERTIFICATION REQUIRED 11. The approved protect shall maintain a maximum of 50% lot coverage (36% proposed) 12. No grading is approved by this action. 13. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of the Rancho Palos Verdes Development Code, and shall not exceed 1,000 W incandescent (or equivalent). No single lighting fixture may exceed 150 W incandescent (or equivalent) 14 The maximum height of any walls, fences or landscaping located within the intersection visibility triangle shall not exceed a height of 30" above the curb elevations of Golden Meadow Drive or Cherty Drive. Variance Conditions 15. The project shall comply with the setbacks depicted on the approved plans In no case shall the setbacks be less than P C. Resolution No 2002-06 Page 7 of 8 a. 19 feet from the public right-of-way of Golden Meadow Drive for the garage, b. 20 feet from the public right-of-way of Golden Meadow Drive for any new living area, except as noted in Condition No. 17 below; and, b 15 feet from the public right-of-way of Cherty Drive for any new living area. BUILDING SETBACK CERTIFICATION REQUIRED. 16 The garage shall maintain interior dimensions of twenty feet (20'0") in depth and eighteen feet (18'0") in width. Minor Exception Permit Conditions. 17. The project shall comply with the setbacks depicted on the approved plans. In no case shall the setbacks be less than b. 19 feet from the public right-of-way of Golden Meadow Drive to the northwest corner of the 858 -square -foot addition, measured from the midpoint of the curved portion of the front/street-side property line; and, b. 16 feet from the public right-of-way of Golden Meadow Drive to the closest portion of the covered porch, including the roof BUILDING SETBACK CERTIFICATION REQUIRED M 1Projects\ZON2002-00108 (Thayer, 28304 Golden Meadow Dr)\PC Resolution 2002-06 doc P.C. Resolution No. 2002-06 Page 8 of 8