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PC RES 2002-016P.C. RESOLUTION NO. 2002-16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, WITH CONDITIONS, HEIGHT VARIATION (CASE NO. ZON2002-00082) TO ALLOW THE CONSTRUCTION OF FIRST AND SECOND -STORY ADDITIONS WITH A TOTAL AREA OF 822 SQUARE FEET TO AN EXISTING 3,970 SQUARE -FOOT TWO-STORY, SINGLE-FAMILY RESIDENCE AT A PROPOSED HEIGHT OF 26'-0", AS MEASURED FROM THE LOWEST FINISHED GRADE COVERED BY STRUCTURE TO THE HIGHEST ROOF RIDGELINE, ON PROPERTY LOCATED AT 2554 COLT ROAD. WHEREAS, on February 13, 2002 an application for Height Variation (Case No ZON2002-00082) was submitted to the Planning Department to allow the construction of 1,048 square feet of first and second -story additions to an existing 3,970 square -foot two-story, single-family residence at a height of 26'-0" as measured from the lowest finished grade covered by structure; and WHEREAS, during the analysis of the project, the proposal was revised, which resulted in decreasing the additions to 822 square feet; and WHEREAS, on June 11, 2002 the subject application were deemed complete for processing by Staff, and, WHEREAS, on June 20, 2002 the required public notices were mailed to property owners within a 500' foot radius of the subject property informing them of the proposed project and the scheduled public hearing on July 23, 2002. Furthermore, a notice was published in the Palos Verdes Peninsula News on June 22, 2002; 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 (Case No ZON2002-00082) would have a significant effect on the environment, and, therefore, the proposed project has been found to be categorically exempt (Class 3); 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 July 23, 2002, 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- P.C. OLLOWS- • Resolution Ns2002-16 Page of 4 Section 1: The applicants successfully completed the Early Neighborhood Consultation process by obtaining a minimum of 25% of property owner signatures from properties within the 500' radius (37 of 75 or 49%) and 70% from properties within the 100' radius (14 of 15 or 93%) 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 project has been designed to minimize the impairment of "protected views" from surrounding properties As proposed, the applicants' request to add a second story and enclose a portion of a balcony does not impair any views. A silhouette of the second -story addition constructed per City requirements revealed no view obstructions. Adjacent property owners were notified and have indicated no objection after viewing the silhouette for more than 30 days. Section 5: The home is situated up-slope from its adjacent neighbors and down-slope from the street. There are no views from surrounding properties over the subject home. As such, the granting of this application will cause no significant cumulative view impairment. Section 6: The proposed project will not create view impairments from surrounding properties. The property directly north of the site is located at a slightly higher elevation and has views along its side and rear yard which face away from the subject site Further northwest, properties are at a much higher elevation and have canyon views towards the north rather than views of the harbor to the east. Properties to the northwest that do have harbor views are located at an elevation that is beyond the potential view obstruction of the proposed second -story additions The properties to the south are located down-slope from the site and have views facing away from the site The properties directly to the east are located at a slightly lower elevation than the subject property and have no views in its direction. All of their views face away from the subject site and towards the harbor area The property directly adjacent to the west is located down-slope from the site and has no view over the site The second -story addition, therefore, does not affect its views. Properties further west are much higher in elevation and have views that extend over and beyond the subject site and proposed additions. As such, the proposed project will not significantly impair views from the defined "viewing areas" of properties located north, south, east or west of the subject site. Section 7: Staff has reviewed the proposed site plan, floor plan, and elevations and determined that the project complies with the residential development criteria for an RS -2 zoning district, as it pertains to setbacks, lot coverage, and all other development standards, with the exception of height for which a Height Variance is being sought The proposed additions will be constructed in compliance P C. Resolution No 2002-16 Page 2 of 4 with the City's General Plan, Development Code, Uniform Building Code, and all applicable State and Federal laws. In addition to obtaining planning approvals, the applicant is required to obtain approvals from the City's Building and Safety Division prior to issuance of building permits Section 8: The proposed additions are compatible with the character of the immediate neighborhood for the following reasons. Because of the down-sloping characteristics of the lot and hidden configuration of the homes within this neighborhood, the proposed addition will not make the scale of the home incompatible with other homes as viewed from the street and surrounding properties The additions encompass the footprint of the existing garage and an existing balcony The footprint of the home will only expand by 221 SF, resulting in a lot coverage increase of approximately 1%, from 38% to 39% The maximum lot coverage allowance in the RS -2 zoning district is 40%. Second, the subject property is located within a residential tract that was developed in the late 1950's and early 1960's The predominant styles found are Mediterranean and California Contemporary. The subject residence was built with a Mediterranean design, which incorporates a low -pitch Spanish the roof and a stucco exterior. The applicants are proposing to maintain the design by constructing the additions to match the existing home. In addition, a condition has been placed on the approval that requires revised plans, which provide second -story step -backs from the first story and lower the ridgeline of the master bathroom by eliminating the first -story laundry room. Last, the existing structure currently complies with the required 20' front yard setback The majority of the homes in the area are developed with a minimum twenty (20) - foot front yard setback, as required by the Development Code. Therefore, as proposed, the additions will result in a home that is compatible with neighborhood Section 9: Based on the layout of the proposed addition, in relation to the surrounding neighborhood, the project will not result in an unreasonable infringement of privacy. The windows of the second -story addition along the front elevation face the street and front yard where there are no neighbors to infringe on. Along the rear elevation, the proposed windows face the side yard and a single-family home However, the adjacent home is more than 40 feet away from the side property line due to an existing driveway that serves as an easement to several homes west and south of the site. In addition, the neighboring home has its front yard facing the proposed addition. Section 10: A Notice of Decision shall be given to the applicant and to all interested parties informing them of the Planning Commission's decision. Section 11: 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 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 P C Resolution No. 2002-16 Page 3 • 4 Variation (Case No. ZON2002-00082), thereby approving the construction of 822 square feet of first and second -story additions to an existing 3,970 square -foot two- story, single-family residence at a height of 26'-0" as measured from the lowest finished grade covered by structure, subject to the conditions of approval in Exhibit 4W. PASSED, APPROVED, A following vote: AYES:Commissioners Cote, Lyon, Mueller, Tomblin, Chairman Cartwright ABSTENTIONS: None ABSENT: Commissioner Duran Reed and Vice las, AICP ,of Planning B Iding Je Enforcer and, ry to the Planning Commission J,0h S Cartwright Ghairman P.C. Resolution No. 2002-_1_6 Page 4 of 4