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PC RES 2004-006P.C. RESOLUTION NO. 2004-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES APPROVING CASE NO. ZON2003-00452, A HEIGHT VARIATION FOR A SECOND STORY ADDITION AND A SITE PLAN REVIEW FOR A ONE-STORY ADDITION ALONG THE STREET SIDE, ON A DEVELOPED PARCEL LOCATED AT 30003 MATISSE DRIVE. WHEREAS, on August 20, 2003, the applicant, Kurt Beckmeyer, representing property owner Vicki Poponi, submitted a Height Variation (hereinafter referred to as ZON2003-00452), requesting approval for an expansion to the existing one-story residence and a new second story addition at an overall height of 20.83', for property located at 30003 Matisse Drive; and, WHEREAS, on September 11, 2003, the application was deemed incomplete pending the submittal of additional information and a Site Plan Review application; and, WHEREAS, on November 20, 2003, upon submittal of the required information, including the required Site Plan Review application, and the construction and certification of the temporary 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 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 ZON2003-00452 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) since the project involves the construction of additions to an existing single-family residential structure, 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 January 13, 2004, at which time all interested parties were given an opportunity to be heard and present evidence; and, WHEREAS, at the January 13, 2004 Planning Commission meeting, the Planning Commission expressed concerns regarding view impairment upon the property at 30004 Matisse Drive resulting from the proposed project, and continued the item to the February 24, 2004 Planning Commission meeting, and, WHEREAS, at the January 13, 2004 Planning Commission meeting, the applicant verbally agreed to an extension to the Permit Streamlining Act deadline, and WHEREAS, on February 11, 2004, the applicant submitted plans for a redesigned project, and, WHEREAS, after continuing the item from the January 13, 2004 meeting, the Planning Commission held a duly noticed public hearing on February 24, 2004, 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: 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 25 8% of the property owners within 500 -feet of the subject property, who have reviewed the plans. Section 2: The proposed second 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 3: The property is not located on a ridge and promontory as there are other 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 4: The project has been designed in such a manner as to minimize impairment of a view, since the majority of the project is located behind the garage and will not be visible. Further, the project provides for minimum plate heights and roof pitches so that the second story is kept low Section 5: There is no significant cumulative view impairment caused by granting the application since only the residence across the street at 30004 Matisse Drive maintains a view in the direction of the subject property, and the view is wholly over the subject property. Thus, if any other parcels in the immediate neighborhood construct a second story addition, they would not contribute towards view impairment since the other residences are not within the viewshed. Section 6: The proposed new entry and foyer, when considered exclusive of foliage, will not significantly impair a view from the viewing area of 30004 Matisse Drive since the existing ndgeline elevations will be maintained and therefore will not project into the view of the Santa Monica Bay. P.C. Resolution No. 2004 -06 Page Section 7: The proposed second story addition complies with all other Code requirements in that all the development standards of the RS -2 district are met and the minimum setback and lot coverage requirements are met. Section 8: The proposed addition is compatible with the immediate neighborhood character and will blend with the existing residence, and will provide features, such as roof materials and roof type that are found in the neighborhood. Further, the addition will not result in a bulky or massive structure, since the majority of the second story addition will be concentrated to the rear of the residence. Section 9: The proposed second story addition does not create an unreasonable infringement on the privacy of the occupants of abutting residences due to the topography of the area. Section 10: The proposed 243 square foot first story addition along the street side of the property complies with all Development Code standards, including setbacks and lot coverage, and a foliage analysis determined that there is no foliage on the subject property that significantly impairs a view from the viewing area of another parcel. Section III: The proposal continues to comply with the findings modified by Ordinance No. 400-U, an urgency ordinance adopted by the City Council on February 17, 2004, since the addition along the street -side of the residence that will be less than 16 -feet in height will not project up into the view from the viewing area at 30004 Matisse Drive. Further, the proposed addition, as redesigned, has been designed in such a manner as to reasonably minimize the impairment of a view since the ridgeline over the entry will not be raised and is kept at the existing ridgeline elevation. Section 12: Any interested person may appeal this decision or any portion of this decision to the City Council Pursuant to Section 17.02-040 C I.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 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 Case NO. ZON2003- 00452, a Height Variation and Site Plan Review for one- and two-story additions, subject to the conditions contained in the attached Exhibit "A". P C. Resolution No 2004-06 Page 3 PASSED, APPROVED, AND ADOPTED this 24th day of February 2004, by the following vote: AYES: Cote, Gerstner, Karp, Knight, Mueller, Tetreault, Van Wagner NOES, None ABSTENTIONS: None ABSENT: None J01 ojas, Ai C Ditec)br of PlaLng, Building and Co'66 Enforcement, and, Secretary to the Planning Commission Craig Mueller Chairman PC Resolution No 2004-06 Page—4 Exhibit "A" Conditions of Approval Case No. ZON2003-00452 (Height Variation and Site Plan Review) 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 year from the date of approval unless the approved plans are submitted to the Building and Safety Division to initiate the "plan check" review process. 3 Approval is for the construction of 647 square feet of one-story additions, which includes a 243 square foot addition along the street (east) side of the residence to enlarge the master bedroom and bath The one-story addition also includes a 327 square foot addition along the rear to enlarge the kitchen, family and dining rooms, and a 77 square foot addition to the front entry to create a mechanical equipment room, and relocate the entry to the new upper level (second story) This modified entry to the new second floor also provides access to a new 695 square foot second story addition, located behind the garage (on the west side of the structure) and over the existing and expanded portions of the kitchen, dining and family rooms. 4 The following minimum setbacks shall be maintained: • Front yard: 20'-0" minimum (proposed, no change to existing 64'-0" setback) • Interior side yard. 5'-0" minimum (proposed: 8.3 -feet) • Street side yard: 10'-0" minimum (proposed: 10 -feet) • Rear yard: 15'-0" minimum (proposed. 39'-7") SUBJECT TO REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A STREET SIDE YARD SETBACK CERTIFICATION IS REQUIRED BY A LICENSED SURVEYOR, ENGINEER OR ARCHITECT PRIOR TO THE POURING OF FOOTINGS. 5 The ridgeline over the new entry to the residence shall not be raised and shall be maintained at the current height of 16.62 -feet as measured from the highest pad elevation covered by structure and 18.21 -feet as measured from the lowest finish grade elevation covered by structure. The maximum ridgeline elevation over the new entry shall be limited to 111 62 -feet The second story addition behind the garage shall be limited to 20.83 -feet (as measured from highest pad elevation covered by structure), and shall not project higher than the ridgeline elevation of the garage. The highest pad P.C. Resolution No. 2004-06 Page 5 elevation covered by structure (95.00') is located at the southwest corner of the existing structure, while the lowest pad elevation covered by structure (93.4') is located at the northwest corner of the new one-story addition. SUBJECT TO REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A RIDGE HEIGHT CERTIFICATION IS REQUIRED BY A LICENSED LAND SURVEYOR OR ENGINEER PRIOR TO INSTALLATION OF ROOF MATERIALS. 6. The 1,342 square feet of additional area will result in a 4,480 square foot residence (garage included). Thus, the maximum structure size of the residence, including garage, shall be limited to a total area of 4,480 square feet. SUBJECT TO REVIEW AND APPROVAL BY THE BUILDING OFFICIAL, A STRUCTURE SIZE CERTIFICATION IS REQUIRED BY A LICENSED SURVEYOR, ENGINEER OR ARCHITECT PRIOR TO FRAMING SIGN -OFF BY THE BUILDING AND SAFETY DIVISION. 7 A maximum of two garden walls (less than 3 -feet in height), and less than 20 cubic yards of grading, are allowed along the transitional (down) slope at the front of the property 8. A minimum of two enclosed garage spaces shall be maintained, with each space being individually accessed and each maintaining a minimum unobstructed dimension of 9 - feet -wide by 20 -feet -deep by 7 -feet -vertical clearance. 9 No improvements, grading or structures shall be allowed on the transitional slope at the rear of the parcel, unless separate approval has been granted by the City. 10. The tree adjacent to the north side elevation of the garage shall be trimmed down and maintained at a height that does not exceed the ridgelme elevation over the new entry. The initial trimming shall occur, to the Director's satisfaction, prior to the issuance of a budding permit for the project. 11 Construction of the project shall substantially conform to the plans stamped as approved by the Planning Department with the effective date of this approval 12 Due to the subject property's location in the RS -2 zoning district, a maximum of forty (40%) percent lot coverage shall be allowed on the lot. 13. In the event that a Planning requirement and a Building & Safety requirement are in conflict with one another, the stricter standard shall apply 14. 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. • Resolution No. 2004-06 Page 6 15. The construction site and all adjacent private and public property 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 16. The maximum eave projection allowed into the required setback areas shall not exceed 6 -inches for each 1 -foot of required setback. 17. The construction site shall be temporarily enclosed with a six (6'-0") foot high chain-link fence during the length of construction of the residential structure. 18. 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 shall achieve substantially the same results as would strict compliance with said plans and conditions. P C Resolution No 2004-06 Page 7