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PC RES 2016-007 P.C. RESOLUTION NO. 2016-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES CONDITIONALLY APPROVING A HEIGHT VARIATION TO CONSTRUCT A 231 SQUARE FOOT ADDITION AT THE REAR OF AN EXISTING TWO STORY RESIDENCE, MEASURING 24'-2" FROM THE HIGHEST ELEVATION OF THE EXISTING GRADE COVERED BY THE STRUCTURE (ELEV. 99.10') TO THE HIGHEST PROPOSED ROOF RIDGELINE (ELEV. 123.27'); AND AN OVERALL HEIGHT OF 24'-8" AS MEASURED FROM LOWEST FINISHED GRADE ADJACENT TO THE STRUCTURE(ELEV. 98.60')TO THE HIGHEST PROPOSED ROOF RIDGLINE HEIGHT (123.27'), ON PROPERTY LOCATED AT 3608 COOLHEIGHTS DRIVE (ZON2OI6- 00078). WHEREAS, on February 19, 2016, the applicant submitted a Height Variation application to the Community Development Department to construct a 231 square foot addition to an existing two-story residence, which will enclose an existing second story deck in order to expand two existing bedrooms located on the second floor of the project residence; and, WHEREAS, on February 25, 2016, Staff completed the initial review of the application, at which time the application was deemed incomplete due to missing information on the project plans. The applicant submitted revisions on March 3, 2016 and March 24, 2016; and, WHEREAS, on March 31, 2016, the application for Planning Case No. ZON2016- 00078 was deemed complete by Staff; 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 10, 2016, at which time all interested parties were given an opportunity to be heard and present evidence. NOW, THEREFORE, THE PLANNING COMMISSION DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: Section 1: 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 approval of the requested application would have a significant effect on the environment because the projects consists of a 238 square foot addition to an existing 3,992 square foot single family residence. Therefore, the proposed project has been found to be categorically exempt (Section 15303(e)(1)). Section 2: With respect to the application for a Height Variation to allow the construction of a new 231 square foot second story addition: A. The applicant has complied with the Early Neighbor Consultation process established by the City by obtaining 92% (70% required) of property owner signatures within 100' of the project site and 37% (25% required)of property owner signatures within 500' of the project site, as well as by notifying the local home owners association, Mediterrania, of the proposed project. B. The Height Variation is warranted since the proposed addition that exceeds sixteen feet in height does not significantly impair a view from public property(parks, major thoroughfares, bike ways, walkways or equestrian trails),which has been identified in the City's General Plan or Coastal Specific Plan, as City-designated viewing areas. Specifically, due to the location of the property and the topography in the immediate area, the proposed structure does not significantly impair a view from the public trails, or as defined by the City's General Plan or NCCP. C. The Height Variation is warranted since the proposed addition that exceeds sixteen feet in height is not located on a ridge or promontory. The proposed residence would be located on an existing building pad, similar to other lots within the developed neighborhood, and is not located on a prominent mass of land that overlooks or projects onto a lowland or body of water on two sides. D. The Height Variation is warranted because the proposed addition that is above sixteen feet in height, when considered exclusive of existing foliage, does not significantly impair a view from the viewing area of another parcel.A site inspection by Staff found that the proposed addition did not create a view impairment from the viewing area of the easterly neighboring property at 3602 Coolheights Drive. Staff also visited the westerly neighbor's property at 3614 Coolheights Drive and the property owner,Aristides Requicha, indicated that no view impairment was caused by the proposed addition. In addition, an aerial survey of the surrounding neighborhood found that due to the topography of the area and the orientation of the second story addition, no portion of the project over -16'4r will affect views from other properties. More specifically, the aerial survey found that homes across the street, along Cliffsite Drive are located at the top of an approximately 45'-0" high slope, with viewing areas above the roofline height of the proposed addition. Homes along Hightide Drive are approximately 55'-0" below the subject property, with no viewing areas of the proposed addition. The proposed addition is located at the rear of the residence and will continue the existing roof ridgeline of the residence. E. The Height Variation is warranted because the proposed addition that is above P.C. Resolution No. 2016-07 Page 2 of 9 sixteen feet in height does not create view impairment from the viewing area of another parcel, and the proposed second-story addition has been designed in a manner to reasonably minimize the impairment of view. F. The Height Variation is warranted since there is no significant cumulative view impairment caused by granting the application. According to the City's Height Variation Guidelines, to make this assessment, the Planning Commission must evaluate the impacts of a similar project as the proposed project on 3 or 4 parcels "adjacent" to the subject property. Staff considered similar additions at 3614 Coolheights Drive, 3602 Coolheights Drive and 3564 Coolheights Drive and Staff is of the opinion that similar additions on these properties would not present a significantly cumulative view impairment because of topography and orientation of the second story additions. As noted in finding C in Section 1), homes along Cliffsite Drive are located on building pads at an elevation that is approximately 45'-0"higher than the subject property, with viewing areas above the roofline height of the proposed cumulative additions and homes along Hightide Drive are located on building pads at an elevation that is approximately 55'-0" lower than the subject property, with no viewing areas of the proposed addition. Adjacent properties are also two stories in height, therefore any similar additions to that of the proposed project, would continue the existing height of the structures with not projections above the existing roof ridgeline heights. As such, this finding can be made. G. The proposed addition complies with all other Code requirements, including the development standards related to the RS-3 zoning district with respect to lot coverage and setbacks. H. The proposed addition is compatible with the immediate neighborhood character in terms of the scale of surrounding residences, architectural style and bulk and mass. Compatibility with neighborhood character is based on a comparison to the other structures in the immediate neighborhood. The homes range in size from 2,160 square feet to 3,461 square feet. The average home size for all of the 20 closest homes is 2,627 square feet. The proposed residence will yield a 4,223 square foot residence. While the size of the residence with the proposed addition will be larger than the average of the 20 closest homes, as well as the largest home in the neighborhood; the residence and proposed addition are designed in manner, so as not to create an anomaly in terms of scale and structure size. The proposed addition involves the enclosure of an existing second story deck located at the rear of the residence. The height of the proposed addition will be consistent with the existing ridgeline height of the residence, which makes visibility of the proposed addition at the rear of the residence almost negligible from the street side view. As such, Staff is of the opinion that the residence will not be out character and will be proportional to neighboring residences. P.C. Resolution No. 2016-07 Page 3 of 9 Furthermore, the proposed project will not alter existing lot coverage or setbacks, which will remain consistent with those of the surrounding properties. The architectural style of the proposed residence would maintain the architectural style found in the immediate neighborhood, as the proposed addition will not alter the existing front façade and will utilize stucco and composition roof materials, in order to match existing materials on residence and similar to the materials found in the immediate neighborhood. I. The Height Variation is warranted since the new addition would not create an unreasonable infringement of the privacy of the occupants of abutting residences. The proposed addition will enclose an existing second story roof deck located at the rear of the residence,which will result in the expansion of two existing bedrooms on the second story. Enclosing the existing second story deck affords the abutting residences more privacy, as the existing open roof, which could potentially provide the applicant with more views will be removed. In addition, occupants of abutting residence will be afforded more privacy as a result of the addition because project plans indicate that the expanded second story bedrooms will not include windows on either the east or west side building elevations, both of which face abutting residences. Therefore, Staff has determined that the proposed new second-story addition would not create an unreasonable infringement to the privacy for the abutting residences. Section 3: Any interested person aggrieved by this decision or by any portion of this decision may appeal the project to the City Council. Pursuant to Sections 17.02.040(C)(1)(j) of the Rancho Palos Verdes Municipal Code, any such appeal must be filed with the City, in writing, setting forth the grounds of the appeal and any specific actions requested by the appellant, and accompanied by the appropriate appeal fee, no later than fifteen (15) days following May 10, 2016, the date of the Planning Commission's final action. Section 4: 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 conditionally approves a Height Variation to allow the applicant to construct a 231 square foot second story addition at the rear of the second story residence, which will enclose an existing deck and expand two existing bedrooms on the second story of the project residence, subject to the conditions of approval in the attached Exhibit "A". PASSED, APPROVED, AND ADOPTED this 10th day of May 2016, by the following vote: AYES: Commissioners Badley, Leon, Nelson, Vice Chairman Cruikshank, and .i Chairman Tomblin NOES: None P.C. Resolution No. 2016-07 Page 4 of 9 ABSTENTIONS: None RECUSSALS: None ABSENT: Commissioners Emenhiser and James Opm David Tomblin, Chairman Ara Mihrania , Community Development Director Secretary to the Planning Commission P.C. Resolution No. 2016-07 Page 5 of 9 EXHIBIT 'A' CONDITIONS OF APPROVAL FOR PLANNING CASE NO. ZON2016-00078 (3608 COOLHEIGHTS DRIVE) General Conditions: 1. 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 the date of this approval shall render this approval null and void. 2. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,temporary improvements and/or permanent improvements,the applicant shall obtain an encroachment permit from the Director of Public Works. 3. Approval of this permit shall not be construed as a waiver of applicable and appropriate zoning regulations, or any Federal, State, County and/or City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Rancho Palos Verdes Municipal Code shall apply. 4. The Community Development Director 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. Any substantive change to the project shall require approval of a revision by the final body that approved the original project, which may require new and separate environmental review. 5. The project development on the site shall conform to the specific standards contained in these conditions of approval or, if not addressed herein, shall conform to the residential development standards of the City's Municipal Code, including but not limited to height, setback and lot coverage standards. 6. Failure to comply with and adhere to all of these conditions of approval may be cause to revoke the approval of the project pursuant to the revocation procedures contained in Section 17.86.060 of the City's Municipal Code. 7. If the applicant has not submitted an application for a building permit for the approved project or not commenced the approved project as described in Section 17.86.070 of the City's Municipal Code within one year of the final effective date of this Resolution, 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 Community P.C. Resolution No. 2016-07 Page 6 of 9 Development Department and approved by the Director. 8. 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. 9. 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. 10. This approval is only for the items described within these conditions and identified on the stamped APPROVED plans and is not an approval of any existing illegal or legal non-conforming structures on the property, unless the approval of such illegal or legal non-conforming structure is specifically identified within these conditions or on the stamped APPROVED plans. 11. 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. 12. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to the satisfaction of the City's Building Official. All construction waste and debris resulting from a construction, alteration or repair project shall be removed on a weekly basis by the contractor or property owner. Existing or temporary portable bathrooms shall be provided during construction. Portable bathrooms shall be placed in a location that will minimize disturbance to the surrounding property owners, to the satisfaction of the City's Building Official. 13. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday through Friday, 9:00AM to 5:00PM on 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. During demolition, construction and/or grading operations, trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance with the permitted hours of construction stated in this condition. When feasible to do so, the construction contractor shall provide staging areas on-site to minimize off-site transportation of heavy construction equipment. These areas shall be located to maximize the distance between staging activities and neighboring properties, subject to approval by the building official. P.C. Resolution No. 2016-07 Page 7 of 9 Project Specific Conditions 14. This approval is for the following: A. 231 square-foot addition at the rear of the second story, consisting of enclosing an existing deck and expanding two existing bedrooms located on the second floor of the residence. 15. Unless modified by the approval of future planning applications, the approved project shall maintain a maximum of 45% lot coverage (41% proposed). 16. Maximum hardscape coverage within the 20-foot front-yard setback area shall not exceed 50%. 17. A minimum 2-car garage shall be maintained (3-car garage existing), with each required parking space being individually accessible and maintaining minimum unobstructed dimensions of 9' in width and 20' in depth, with minimum 7' vertical clearance. 18. Exterior residential lighting shall be in compliance with the standards of Section 17.56.030 of the Rancho Palos Verdes Development Code. No outdoor lighting is permitted where the light source is directed toward or results in direct illumination of a parcel of property or properties other than that upon which such light source is physically located. 19. All grading, landscaping and construction activities shall exercise effective dust control techniques, either through screening and/or watering. 20. Prior to the issuance of building permits, the applicant shall demonstrate the project's compliance with the South Coast Air Quality Management District Rule 445 and the City Municipal Code requirements regarding wood-burning devices. 21. The height of the approved project shall be as depicted on the stamped approved plans and in no case shall the maximum height extend above a height of 24'-8", as measured from the lowest finished grade covered by the structure (elev. 98.60') to the highest proposed roofline (elev. 123.27); and a height of 24'-2" as measured from the highest elevation of the existing grade covered by the structure (elev. 98.60') to the highest proposed roof ridgeline (elev. 123.27'). BUILDING HEIGHT CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to roof sheathing inspection, based on the above mentioned instructions. 22. The approved residence shall maintain minimum setbacks of 20'front(21'-0" proposed), 15' rear (155'-6 1/2" proposed), 5' west side (5'-0" proposed) and 5' east side (7'-3 1/4" P.C. Resolution No. 2016-07 Page 8 of 9 proposed). BUILDING SETBACK CERTIFICATION REQUIRED, to be provided by a licensed land surveyor or civil engineer prior to foundation forms inspection. P.C. Resolution No. 2016-07 Page 9 of 9