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PC RES 2003-045P.C. RESOLUTION NO. 2003-45 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING, HEIGHT VARIATION, SITE PLAN REVIEW, & EXTREME SLOPE PERMIT (CASE NO. ZON2003- 00188), FOR A 172 SQUARE -FOOT TWO-STORY RESIDENTIAL ADDITION, A 473 SQUARE -FOOT EXPANSION OF THE FIRST STORY, AND A 286 SQUARE -FOOT DECK THAT WILL EXTEND OVER AN EXTREME SLOPE 5'-6", LOCATED AT 4955 BROWNDEER LANE. WHEREAS, on April 17, 2003, the applicant, Mr. & Mrs Sato, submitted a Height Variation, Site Plan Review, and Extreme Slope permit (Case No ZON2003-00188), requesting approval of a one and two story expansion of the existing two-story residential structure and for a deck to extend over an extreme slope a maximum of 5'-6" at the rear of the lot; and, WHEREAS, on August 6, 2003, 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, Site Plan Review, and Extreme Slope permit (Case No. ZON2003-00188) 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 September 23, 2003, 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: That the approved project includes the construction of 172 square -feet of two-story habitable space, 473 square -feet of additional one-story habitable space, and a 286 square -foot deck at the rear of the home that will extend over an extreme slope 5-6". The additions will maintain the existing height of the home and will be at a maximum height of 22'-3" as measured from finished grade adjacent to the lowest foundation to the top of the roof ridgeline Section 2: The applicant has complied with the Early Neighborhood Consultation process established by the City by obtaining acknowledgement signatures from 80% of the property owners within 100 -feet of the subject property and 28% of the property owners within 500 -feet of the subject property, who have reviewed the pians Section 3. The proposed two-story addition and roofline modifications do 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 areas that overlook the subject property. P C Resolution No 2003-45 Page 1 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: That the proposed two-story addition and roof ridgeline modifications are designed and situated in a manner that minimizes view impairment, since the addition continues the existing ridgeline further to the rear Further, although a majority of the homes in the immediate vicinity (Browndeer Lane, Larchbluff, Littlebow) contain a view in the general direction of the existing residential structure and/or proposed second story addition, the structure is proposed at the rear of the existing two-story residential structure and cannot directly be seen. Section 6: That there is no significant cumulative view impairment caused by granting of these applications. When considering the amount of significant view impairment caused by the proposed structure, it would be considered inconsequential, as there is currently no significant view impairment to any surrounding home due to the proposed second story addition. Section 7: The proposed two-story residential structure, when considered exclusive of foliage, will not significantly impair a view from the viewing area of another parcel, due to its location, design, and overall height Specifically, the addition is proposed at the rear of the home, at the same height as the existing structure, and will expand 8 -lineal feet towards the rear property line. Many homes located above and upslope from the subject home contain views above the existing two-story structure Although, the proposed addition may impair a very slight (2-3%) and inconsequential view of a few neighboring homes located upslope on Littlewood, this is not considered significant view impairment Section 8: That the proposed two-story residential structure complies with all 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: That the proposed structure is compatible with the immediate neighborhood character given that the open space between structures will be kept at the same distance to what exists currently on the subject lot, the architectural details and articulation are similar to other structures on Browndeer Lane; the approved structure will not be the only two- story residence within the immediate twenty (20) closest homes, the approved structure will not be the largest in the immediate vicinity; the stucco finish, design and number of windows, roof pitch and materials are similar to other structures in the neighboring community; the apparent bulk and mass of the structure will be minimized due to the distance the structure is setback from the street and due to the overall height of the structure; and, that the approved front, side, and rear yard setbacks will remain similar as to what exists currently on neighboring lots Section 10: The proposed two-story addition will not create an unreasonable infringement on the privacy of the occupants of abutting residences. As proposed, the new second story addition will have one (1) additional master bedroom window that will face in the direction of the neighbor directly to the east. The proposed window will not give the subject property owner an advantage of view into the privacy of the neighbor, as the lineal length of the neighbors home is shorter than where the proposed window is proposed on the subject property. Further, the proposed window will be located a significant distance above the neighboring home and will lessen the view directly into the neighboring home and private areas C Resolution No. 2003-45 Page 2 Section 11: That the site cannot reasonable accommodate the proposed deck structure except on an extreme slope. The property has a limited amount of usable rear yard area due to the extreme sloping condition towards the rear of the lot Since a majority of the rear yard is an extreme slope, the applicant has limited use of the rear yard area for outdoor space and recreational purposes. Thus, the proposed deck will allow for additional usable rear yard area. Section 12: That the extreme slope permit will not result in a significant adverse effect on neighboring properties because the proposed deck will not affect the visual relationship nor views from the surrounding properties Specifically, the deck will not be directly visible from, neighboring properties because of the existing shrubbery, design of structures in the neighborhood, and varying pad levels, which, as a result, help maintain views in the neighborhood and provide the applicant with privacy. Further, the overall height of the deck will not be readily visible from the public right-of-way along Browndeer and/or Littlebow. The City's Building and Safety Division will also review the project to ensure that the deck and the footings will not cause increased erosion or slope instability, and all other necessary permits will be reviewed, approved and inspected Section 13: That due to the orientation of the adjacent properties on the west and east sides, and the existing walls along the side property Innes, the deck structure will not result in an unreasonable infringement of privacy of the occupants of abutting residences. Specifically, the down slope parcel to the side currently maintains foliage and landscaping that has been maintained to a height that does not project into the views of the up slope parcels while simultaneously providing a visual barrier to direct observation from the up slope parcels (i.e., parcels on the south side of the Browndeer) Section 14: That the grading on the extreme slope for the purposes of providing support for the deck will be of minimal disturbance to the existing slope since all disturbances to the slope will be for the excavation of footing and foundations and/or grade beams. The proposed deck will not affect the natural topographic features since the new deck will extend approximately 5'-6" into the extreme slope area of the lot, which is not significant. In addition, the applicant is not proposing any grading of the slope for the placement of a retaining wall to help support the slope. The deck will be constructed over the existing topography and will not entail any unnecessary earth movement throughout the area of the new deck Section 15: That the permit is consistent with the General Plan, Coastal Specific Plan, or any other applicable plan The General Plan promotes improvements to properties that will enhance the visual quality of existing neighborhoods while maintaining and protecting the resident's public health, welfare and safety The proposed deck is consistent with the General Plan since the deck is an important feature to the property because it increases the use of outdoor space that is currently limited, while not producing significant adverse impacts to adjacent properties The subject property is not located in the Coastal Specific Plan area or in any other specific plan area Section 16: 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 17: For the foregoing reasons, and based on the information and findings P.C. Resolution No. 2003-45 Page 3 included in the Staff Report, Minutes and other records of proceedings, the Planning Commission of the City of Rancho Palos Verdes hereby approves, with conditions, Height Variation, Site Plan Review, Extreme Slope permit (Case No. ZON2003-00188) for the construction of a one and two story addition and deck located at the rear of the subject residential lot. Approved and Adopted this 23rd day of September, 2003, by the following vote - AYES Commissioner Lyon, Cartwright, Tomblin, Cote Duran Reed, Mueller NOES - ABSTENTIONS. ABSENT. Chairman Long T 1/(cjF_ Chairman Joel 0jas, AC PI Building and Code Enforcement, and, Dire or of an ing Secr tary to theUnning Commission P.C. Resolution No 2003- 45 Page 4