CONTINUED FROM APRIL 21, MAY 19, AND JUNE 16, 1998 MEETINGS

SUBJECT: PRECISE DEVELOPMENT PLAN 98-6

LOCATION: 1734 Prospect Avenue

APPLICANT: Willy Vilenica

27721 Eastvale Road

Palos Verdes

REQUEST: TO CONVERT A SINGLE DWELLING UNIT TO A DUPLEX AND ADD 534 SQUARE FEET AND GARAGE ADDITION.

Recommendation

Continue the proposed project to the August 18, 1998 meeting at the request of the applicant, and direct staff to work with the applicant to ensure that the applicant files a complete application in conformance with the Zoning Ordinance.

Background

PROJECT INFORMATION

GENERAL PLAN: Medium Density Residential

ZONING: R-2 B

LOT SIZE: 6,739 Square Feet

EXISTING USE: Single Family Dwellings & Bootleg Unit

EXISTING AND PROPOSED TOTAL

DWELLING AREA: 1,405 and 1,666 square feet

ENVIRONMENTAL DETERMINATION: Categorically Exempt, Pursuant to Section 15303, Class 3(b) and 15315 of the California Environmental Quality Act Guidelines with the finding that the project is in an area with available services.

In 1977 the Board of Zoning Adjustment granted a Variance to allow an additional kitchen in the lower portion of the dwelling for the benefit of the previous owner's invalid son, with the conditions that this area never be used as a rental unit, and that if the owner sold the property the kitchen plumbing be removed.

In 1995, the applicant and current owner received a Residential Building Report identifying the subject property as a single-family residence.

In January 1998, it was discovered that construction had commenced without a building permit, and a Stop Work Order was issued and it was noted that fences that are approximately nine feet tall had been constructed in the rear yard.

The applicant has informed the city that his architect has been out-of-town, and unable to complete the project plans as required.

Analysis

The proposed project consists of a 248 square foot addition onto the lower portion of the dwelling and 286 square foot addition to the upper floor. This addition will extend out over an existing deck above the garage. The existing garage is also proposed to be expanded to provide one additional parking space. The project as reconfigured will meet the parking requirements of the two spaces, per unit and one guest space.

The previous submitted revised plans do not include a survey clearly showing the property corner point elevations, so that the height of the proposed addition can be determined. Also inadequate information has been provided to determine if the two levels of addition over the existing garage would qualify as two stories and a basement, or three stories which is not permissible. Landscaping also has not been shown in adequate detail as required.

Since inadequate information regarding the height of the proposed addition was submitted as noted above, elevations were estimated at the critical points and it was determined that the project may exceed maximum allowed height. The alternative method of measuring height using elevation points at two foot intervals may be appropriate based on the lots unusual topography.

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