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PC RES 2002-019 • • P.C. RESOLUTION NO. 2002-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING HEIGHT VARIATION NO. 940 AND GRADING PERMIT NO. 2293, FOR A PROPOSED 1,189 SQUARE-FOOT ADDITION TO AN EXISTING 1,776 SQUARE-FOOT ONE-STORY SINGLE-FAMILY RESIDENCE, LOCATED AT 2033 SANTA RENA DRIVE. WHEREAS, on July 26, 2001, the applicant, Mr. & Mrs. Bocarski, submitted Height Variation No. 940 and Grading permit No. 2293, requesting approval to construct a 1,276 square-foot addition to an existing 1,776 square-foot one-story single family residence; and, WHEREAS, on May 14, 2002, upon 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 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. 940 and Grading permit No. 2293 would have a significant effect on the environment and, therefore, the proposed project has been found to be categorically exempt under Class 1 (Section 15301); and, WHEREAS, after notice issued pursuant to the requirements of the Ranchos Palos Verdes Development Code, the Planning Commission held a duly noticed public hearing on July 9, 2002, at which time all interested parties were given an opportunity to be heard and present evidence. WHEREAS, on July 9, 2002, the Planning Commission approved the applicant's request, subject to the condition that the applicant revise the proposed project so as to address concerns with the bulk and mass of the proposed structure when viewed from the public right-of- way by setting back the front west façade 7-feet from the front setback line, and to lower the proposed second story roof ridgeline to 7" above where the existing ridgeline is currently to minimize view impairment from the neighbor at 2041 Santa Rena Drive; and, WHEREAS, at the July 9, 2002 Planning Commission meeting, the Planning Commission directed Staff to prepare Resolutions of approval for the project with conditions reflecting the amendments to the project. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: That the approved project includes the construction of a 1,189 square- foot addition to an existing 1,776 square-foot one-story single-family residence. The addition will include 660 square-feet on the first floor (2-car garage), the conversion of the existing 447 square-foot 2-car garage into habitable space and 529 square-feet of livable space on the proposed new second story. The proposed roof ridgeline of the second story will be 7" above the existing roof ridgeline. P.C. Resolution No. 2002-19 Page 1 • • Section 2: The applicant has complied with the Early Neighborhood Consultation process established by the City by obtaining acknowledgement signatures from 85% of the property owners within 100-feet of the subject property and 57% of the property owners within 500-feet of the subject property, who have reviewed the plans. Section 3: The proposed two-story addition and roofline modifications do not significantly impair a view from public property which have been identified in the City's General Plan or Coastal Specific Plan as a City-designated viewing area because there are no such areas that overlook the subject property. Section 4: The property is not located on a ridge or promontory as there are other neighboring parcels with varying pad elevations, the subject parcel is not located on a hilltop or elongated crest, and it is not located on a mass of land which overlooks or projects onto a lowland. Section 5: The proposed two-story addition and roof ridgeline modifications are designed and situated in a manner that minimizes view impairment. The surrounding residences vary in pad elevations and vary in lot orientation, therefore, the neighbor at 2041 Santa Rena Drive will have a view of Long Beach and the Harbor located above the addition that will not be impacted by the structure. Section 6: There is no significant cumulative view impairment caused by granting the application since the view analysis of individual lots surrounding the project site determined that the view corridors from adjacent properties would not be impacted. When considering the amount of view impairment caused by the proposed addition, the new ridgeline will not eliminate the current view of Long Beach and its related amenities enjoyed by the neighbor at 2041 Santa Rena Drive. If similar lots located further upslope on Santa Rena were to construct a full second-story residence, rather than a split-level (proposed) that slopes with the downsloping nature of Santa Rena, the view impairment would be considered significant. Therefore, there will not be a cumulative view impairment caused by the proposal. Section 7: The proposed two-story addition and roof ridgeline modifications, when considered exclusive of foliage, will not significantly impair a view from the viewing area of another parcel, due primarily to the addition being located below the line of sight of the neighboring parcel. The view corridor from the neighboring property is located above the existing subject residence, and is currently partially obstructed due to foliage (mostly trees) located off the subject lot. If the foliage located in the line of sight were to be removed completely, then the view would significantly enhance. Nonetheless, when considered exclusive of foliage the proposal does not significantly impair a view. The proposal does not encroach into this enjoyed view, thereby not eradicating the current view enjoyed by the residence at 2041 Santa Rena Drive. Section 8: The proposed two-story addition and roof ridgeline modifications comply with all other Code requirements in that all the development standards of the RS-4 district are met and the minimum setback and lot coverage requirements are met. Section 9: The proposed structure is compatible with the immediate neighborhood character since it is designed in a way so as to blend in with surrounding properties. Although, the proposed structure is 613 square-feet larger than the largest existing house within the ten (10) closest neighbors, bulk and mass of the structure will be minimized, since the proposal includes added living space that is stepped back from the front setback line, which minimizes the size when viewed from the public right of way. P.C. Resolution No. 2002-19 Page 2 * 0 Section 10: The proposed two-story addition and roof ridgeline modifications do not create an unreasonable infringement on the privacy of the occupants of abutting residences. The addition of the windows on both the east and west sides of the residence will be at relatively the same height and shape of what exists now and due to the varying pad elevations found throughout the neighborhood, concern with the potential for privacy infringement is alleviated. Section 11: The proposed grading does not exceed that which is necessary for the permitted primary use of the lot. The majority of the grading is directly related to the primary use of the lot since the majority of the grading will be conducted to accommodate the construction of a residential structure, and related improvements, which includes a garage and driveway area. There will be no grading elsewhere on the property. Section 12: The grading will not significantly impact a protected view from a surrounding property since the proposed grading is for a lower level (first story) garage 7" above where the existing roof ridgeline is currently located. The grading and related construction will not adversely affect the view from the neighboring parcel at 2041 Santa Rena Drive, which currently enjoys a protected view of Long Beach and the Vincent Thomas Bridge above the existing roof ridgeline and will maintain that view. Section 13: The grading minimizes disturbance to the natural contours since the majority of the grading is to prepare the site for construction of a new garage and driveway area that is located under the existing structure at the east side of the property. Further, the grading will be concentrated specifically to this area and will not involve grading in other locations for any ancillary uses. Section 14: The grading takes into account the preservation of natural topographic features since the project will be concentrated to a small portion of the subject property, and the majority of the site will not be graded. The proposed design includes a split-level residence, which will slope with the downsloping nature of the Santa Rena Drive. In relation to the downsloping street of access and surrounding varying pad elevation heights, the upper and lower level additions will not alter natural topographic features. Section 15: The proposed project will not cause excessive and unnecessary disturbance of any natural landscape or wildlife in that the proposed grading will be located on an area that was previously disturbed to create the existing building pad and front and side yard recreational areas. Currently, the area that is being cut into does not consist of any protected wildlife habitat or vegetation. Section 16: The criteria of Subsections E.1 through E.8 of Development Code Section 17.76.040 have been satisfied. Specifically, Staff found that the proposed grading and related construction will not significantly impair a view from a surrounding parcel and is compatible with the neighborhood. Section 17: 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 18: For the foregoing reasons, and based on the information and findings included in the Staff Report, Minutes and other records of proceedings, the Planning P.C. Resolution No. 2002-19 Page 3 • • Commission of the City of Rancho Palos Verdes hereby approves, with conditions, Height Variation No. 940 and Grading permit No. 2293 for the construction of a 1,189 square-foot addition to an existing 1,776 square-foot one-story single family residence. Approved and Adopted this 13th day of August 2002, by the following vote: AYES Commissioners Lyon, Muller, and Chairman Cartwright NOES: NONE ABSTENTIONS: Vice Chairman Long ABSENT: Commissioners Cote , Duran Reed, and Tomblin -/- *' L../1‘........./ 4on S. Cartwright, i / Chairman oel ''ojas, Al • lire or of Pla g, Building and Code Enforcement; and, S- etary to th- ' anning Commission P.C. Resolution No. 2002-19 Page 4