28614 mount hood court
MEMORANDUM TO:
CHAIRMAN AND MEMBERSOF THE PLANNING COMMISSION
FROM:
DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT~ I ~
DATE:
JULY 14, 2009
SUBJECT:
Staff Coordinator:
I.J\~~
HEIGHT VARIATION & MINOR EXCEPTION PERMIT (CASE NO. 2009-00048); PROJECT ADDRESS - 28614 MOUNT HOOD COURT (APPLICANT - FRANK POLlTEO,kANDOWNER - AlEN BILAN)
Leza Mikhail, Associate
Planne~
RECOMMENDATION Continue the public hearing to the August 25,2009 meeting. BACKGROUND On February 4, 2009, the applicant submitted a Height Variation and Minor Exception Permit application to the Planning, Building and Code Enforcement Department for review and processing. The applicant requested approval to construct a new 50 square foot addition to the front of the existing residence and a new 1,310 square foot second story addition to the existing single-story residence with an overall height of 23'-9". The Minor Exception Permit is required to maintain the existing 4'-9" non-conforming south side yard setback. On February 26, 2009, 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 several occasions: First on April 6, 2009, then on May 12, 2009 and finally on May 19, 2009. Subsequently, Staff deemed the application complete on May 26, 2009. . On June 1, 2008, Staff mailed notices to 104 property owners within a 500-foot radius from the subject property, providing a 30-day time period for the submittal of comments and concerns. In addition, a Public Notice was published in the Peninsula News on June 4, 2009. DISCUSSION In response to the public notice, on July 2, 2009, Staff received correspondence (email) from a neighbor (Mr. and Mrs. Okamoto - 28618 Mount Rushmore Road) expressing concern of potential view impairment caused by the proposed second story addition at 28614 Mount Hood Court. Staff visited the property on July 7,2009. At the time of the site
1
C. Staff Report (Case No. July 14, 2009 Page 2
ZON2009~00048)
visit, Staff observed significant view impairment of the San Pedro Harbor and Vincent Thomas Bridge as seen from the Okamoto's kitchen and dining room. Additionally, while' conducting the site visit at the Okamoto's residence, a second neighbor (Ms. Goshi 28610 Mount Rushmore Road) hand delivered a letter to Staff also expressing potential view impairment concerns. Staff visited Ms. Goshi's residence and confirmed that the second story addition would also cause a significant view impairment from that residence. Lastly, on July 7, 2009, Staff received a third letter from a neighbor (Gail Park - 28638 Mount Rushmore Road) expressing concerns of view impairment from the proposed two story addition. Staff has not had the opportunity to visit this property. On July 7, 2009, Staff contacted the Applicant and explained that, after visiting the neighbors' properties, the addition would cause significant view impairment. Subsequently, the Applicant submitted an email requesting that the public hearing be continued to the August 25, 2009 meeting for additional time to revise the design ofthe two-story residence and address the view impairment concerns expressed by the three residents. Given that Staff would otherwise have to recommend denial of the current project and the applicant has expressed a willingness to revise the project, Staff is recommending that the Planning Commission continue the public hearing to August 25, 2009. ADDITIONAL INFORMATION The original decision deadline for the proposed project is August 16, 2008. The property owner has agreed to a 90-day extension (see attached letter), making the new decision deadline as November 16, 2008. ATTACHMENTS • e
Applicant's Letter (Continuance Request) Public Correspondence
2
07/08/2009
10:35
13108315344
FRANKPOLITEO
PAGE
02/02
FRANK POLITEO A.I.A. & ASSOCIATES BUILDING DESIGN PLANNING ENGINEERING RESIDENTIAL COMMERCIAL INDUSTRIAL MECHANICAL PHONE: (310) R31~.m::4p;
1300 S. B:f:ACQN ST. SUITE 22S
SAN PEDRO. CA 90731
FAX.: (3101 831--6344
Fax Cover Sheet To:
Pages
Fax:
.DU:i;'gent
X For Review
D Please Comment
D Please Reply
Remarks:
3
07/08/2009
10:35
13108315344
FRANKPOLITEO
PAGE
01/02
Dear Liza, sorry we just heard that two property owner @28618 & 28610 complained about the second .floor addition for Mr. Bilan. and sorry we got this inforrnationjust now before the commission~r heari~g and it's too ~ate_ for ~s to do anything .~o~!. it. s~ we're asking
a 90 days extensiOn to further study thIS situatton and perhaps re~Q§Lgn the"$e~ond 1100r addition to suit the neighbors on Westmont. .~~ ~;-{i'f'" ",~;;.-,
'-'--~,""""
.
~
." , 4r \ J'
"'
.. ,~,' ,......./ '
\
- "dRtr 1 74-. EXi-
t"7~r
///&(11&70 (J/~ 5!J~"'~LC'X 02 S't;/ g Jve4/ j-ffl
tJ M
J//J1c'e &?cS),/' tf! ff 6/0 A-A.£d/p; OrJrf
(5/tV all
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:2
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4
Page 1 of2
leza. Mikha.U From:
[email protected]
Sent:
Thursday, July 02, 20097:37 PM
To:
[email protected]
Subject: Re: 28614 Mt Hood Court Height variation permit
Hello Ms. Mikhail, I apologize for not leaving my phone number. In my haste to make sure I got in touch with you, I forgot to put it in the email. Here is my info Kenneth Okamoto 28618 Mount Rushmore Road Rancho Palos Verdes, CA 90275 (310) 547-1708. Please feel free to give me a call anytime tomorrow. Thank you for your prompt reply. Sincerely, Kenneth Okamoto
-----Original Message----From: Leza Mikhail To: [email protected] Sent: Thu, Ju12, 2009 7:59 am Subject: RE: 28614 Mt Hood Court Height variation permit Dear Ms. Okamoto, Could I please have your address and permission to visit your property sometime this afternoon. Also, you told me to call you, but you did not leave your phone number. Please feel to call me at the phone number listed below. Thank you,
Leza Mikhail Associate Planner City of CJ?g.ncfio Pa[os 'TJeraes Planning Department 30940 Hawthorne Blvd. Rancho Palos Verdes, CA 90275 www.palosverdes.com/rpv/planning/planning-zoningiindex.cfin (310) 544-5228 - (310) 544-5293 f
7/7/2009
5
Page 2 of2
[email protected]
-----------------------------------------from: [email protected] [mailto:[email protected]] Sent: Wednesday, July 01, 2009 10:35 PM To: [email protected] Subject: 28614 Mt Hood Court Height variation permit Hello Ms. Mikhail, I am writing with some concerns regarding the 2nd story addition to the residence. Our house sits above the property, and with the proposed addition, we will be losing a lot of the views of the bridge. Part of the appeal to our house is the fact that we have a nice view of the bridge and harbor. With the 2nd story, we would lose that appeal. I know that my house is not the only house that will be affected by the second story addition. Please understand that I am trying to protect the wonderful views of my property, as well as the underlying value associated with it. I do have pictures that may illustrate my point better. Please call me if you have any questions, or email [email protected] need to discuss this issue further, or let me know where I could send the pictures. Thank you for listening to me. Sincerely, Kenneth Okamoto
Dell Summer Savings: Cool Deals on Popular Laptops - Shop Now!
Dell Summer Savings: Cool Deals on Popular Laptops - Shop Now!
7/7/2009
6
July 6,2009 Vincent and Janis Goshi 28610 Mount Rushmore Road Rancho Palos Verdes, CA 90275 (310) 831-2272 We are writing to express our extreme concern about the remodel/addition to the house located at 28614 Mount Hood in Rancho Palos Verdes. This house is located one street below our home. If this remodel were approved, it would completely take away the last bit of view of the Harbor that we have (and our next door neighbors/The Okamotos). Every other house on that end of the street near the proposed remodel is now a two-story (some started out that way, but others have been added on to and even some of the original two story houses have been made even larger than they started out). This was the last one story and is the last piece of view of the Harbor that we have. Some may think it is not that much of "a view," but we like it and find it deplorable that it could be taken away from us. This view can be seen from
our dinette area, our kitchen window, our family room and a back bedroom. We contacted a local realtor for an assessment of what this would do to the value of our house. She knows the properties in this area very well, knows my home and knows the house in question for the remodel. She told me that since we had a view of the bridge, and would be losing part of that, it would most definitely take away from the value of our home.
7
She said, 'Tn essence, it wouldbe trading up the value of the
house at 28614 Mount Hood considerably since it wouldhave a full Harbor view, but wouldbe done at the expense of our rights and would most certainly lower the value of our home since we wouldbe totally losing our view. We find this to be unfair and /I
completely in violation of the view ordinance restrictions written up by Palos Verdes to protect its residents. This realtor knows the property at 28614 Mount Hood and feels that it has a big enough lot that it could be remodeled to a larger size without adding a second story. (This house did start out as a small 3 bedroom with detached garage, which someone obviously converted to a 2 bedroom). These buyers were obviously completely aware of the size of the house when they purchased it, and since there were other houses on the market at that time that were the larger two story houses, we do not understand why they would not just purchase one of those "already larger" homes, some already with Harbor views. I have been told by some recent buyers and potential buyers in this neighborhood that they were given the impression by the realtors that they should just purchase the smallest/cheapest house in the neighborhood and then later remodel it. I wonder if they are informing these buyers and potential buyers of the view ordinance so that the buyer would be able to look around and make an assessment of who's view they may be effecting by a remodel/addition so that they can take that into consideration before purchasing. We are still the cheapest homes/neighborhood that is eligible to attend Palos Verdes schools, so it is a desirable neighborhood. We have lived in this house since July of 1976. We originally were planning on purchasing a home in this same neighborhood on Bloomwood, which had a pool and hot tub, Once we saw the view from this house at 28610 Mount Rushmore, we were willing to pay
8
the higher price for a house with no pool, no hot tub, and less land in exchange for the beautiful view. At that time we had an almost complete view of the Harbor and would sit at our dinette table and enjoy it every morning (we had a lower fence at that time and could see it very easi Iy sitting - now with our higher fence we would have to stand to see the view). We are considering lowering our fence back to the original size or lower, and using the wrought iron, so that we may once again enjoy the view sitting. Slowly over time since our purchase 32/33 years ago, we have lost bits and pieces of our view. I Know that you will need to come and verify my loss of view in person, but in the meantime I have included pictures I have taken from different areas of my home which also show the view from different angles - Dinette Area, Kitchen Window, Family Room, Back Yard to give you an idea of just what this remodel/second story addition will do to us and our view. We wish for this letter and photos to be placed on fi Ie as our official ongoing complaint about the proposed remodel at 28614 Mount Hood. We are committed to do whatever it takes to keep our view as it is now and not allow this remodel to appreciate the value of that home and devaluate ours.
9
10
11
HERE ~S EXAMPLE OF WHAT ~ W~Ll BE OUT AT FROM MY K~TCHEN WINDOW
lOOK~NG
WHAT MARKED OFF FLAG AREA WILL LOOK lU<E WHEN COMPLETELY F~lLED IN WITH A ROOF
12
13
G
SH~
f
14
15
REC;EIVE[) Leza Mikhail, Associate Planner Planning Commission 30940 Hawthorne Blvd. Rancho Palos Verdes, CA 90275 CASE NO. ZON2009-00048
JUL 07 2009 PLANNING, BUILDiNG AND CODE ENFORCEMENT
July 6, 2009
Dear Leza Mikhail: I was notified by your department about the Height Variation & Minor Exception Permit for the property at location: 28614 Mount Hood Court. The applicant is Frank Politeo and the property owner is Alen Bilan. I own and live at the property 28638 Mount Rushmore Road. My property is one block west ofthe property with the permit request. When this property was purchased by my family, we paid a premium because our house has a harbor view. With the proposed development on 28614 Mount Hood Court, the new 1,310 square foot second story addition of the existing residence will obstruct our view of the harbor. This obstruction will diminish the value of our home and our enjoyment of our view at our residency. My family and I are opposed to the development and the permit as it is currently specified. Please reconsider approving the permit as it is currently specified.
Sincerely,
CHAIRMAN AND MEMBERSOF THE PLANNING COMMISSION
FROM:
DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT~ I ~
DATE:
JULY 14, 2009
SUBJECT:
Staff Coordinator:
I.J\~~
HEIGHT VARIATION & MINOR EXCEPTION PERMIT (CASE NO. 2009-00048); PROJECT ADDRESS - 28614 MOUNT HOOD COURT (APPLICANT - FRANK POLlTEO,kANDOWNER - AlEN BILAN)
Leza Mikhail, Associate
Planne~
RECOMMENDATION Continue the public hearing to the August 25,2009 meeting. BACKGROUND On February 4, 2009, the applicant submitted a Height Variation and Minor Exception Permit application to the Planning, Building and Code Enforcement Department for review and processing. The applicant requested approval to construct a new 50 square foot addition to the front of the existing residence and a new 1,310 square foot second story addition to the existing single-story residence with an overall height of 23'-9". The Minor Exception Permit is required to maintain the existing 4'-9" non-conforming south side yard setback. On February 26, 2009, 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 several occasions: First on April 6, 2009, then on May 12, 2009 and finally on May 19, 2009. Subsequently, Staff deemed the application complete on May 26, 2009. . On June 1, 2008, Staff mailed notices to 104 property owners within a 500-foot radius from the subject property, providing a 30-day time period for the submittal of comments and concerns. In addition, a Public Notice was published in the Peninsula News on June 4, 2009. DISCUSSION In response to the public notice, on July 2, 2009, Staff received correspondence (email) from a neighbor (Mr. and Mrs. Okamoto - 28618 Mount Rushmore Road) expressing concern of potential view impairment caused by the proposed second story addition at 28614 Mount Hood Court. Staff visited the property on July 7,2009. At the time of the site
1
C. Staff Report (Case No. July 14, 2009 Page 2
ZON2009~00048)
visit, Staff observed significant view impairment of the San Pedro Harbor and Vincent Thomas Bridge as seen from the Okamoto's kitchen and dining room. Additionally, while' conducting the site visit at the Okamoto's residence, a second neighbor (Ms. Goshi 28610 Mount Rushmore Road) hand delivered a letter to Staff also expressing potential view impairment concerns. Staff visited Ms. Goshi's residence and confirmed that the second story addition would also cause a significant view impairment from that residence. Lastly, on July 7, 2009, Staff received a third letter from a neighbor (Gail Park - 28638 Mount Rushmore Road) expressing concerns of view impairment from the proposed two story addition. Staff has not had the opportunity to visit this property. On July 7, 2009, Staff contacted the Applicant and explained that, after visiting the neighbors' properties, the addition would cause significant view impairment. Subsequently, the Applicant submitted an email requesting that the public hearing be continued to the August 25, 2009 meeting for additional time to revise the design ofthe two-story residence and address the view impairment concerns expressed by the three residents. Given that Staff would otherwise have to recommend denial of the current project and the applicant has expressed a willingness to revise the project, Staff is recommending that the Planning Commission continue the public hearing to August 25, 2009. ADDITIONAL INFORMATION The original decision deadline for the proposed project is August 16, 2008. The property owner has agreed to a 90-day extension (see attached letter), making the new decision deadline as November 16, 2008. ATTACHMENTS • e
Applicant's Letter (Continuance Request) Public Correspondence
2
07/08/2009
10:35
13108315344
FRANKPOLITEO
PAGE
02/02
FRANK POLITEO A.I.A. & ASSOCIATES BUILDING DESIGN PLANNING ENGINEERING RESIDENTIAL COMMERCIAL INDUSTRIAL MECHANICAL PHONE: (310) R31~.m::4p;
1300 S. B:f:ACQN ST. SUITE 22S
SAN PEDRO. CA 90731
FAX.: (3101 831--6344
Fax Cover Sheet To:
Pages
Fax:
.DU:i;'gent
X For Review
D Please Comment
D Please Reply
Remarks:
3
07/08/2009
10:35
13108315344
FRANKPOLITEO
PAGE
01/02
Dear Liza, sorry we just heard that two property owner @28618 & 28610 complained about the second .floor addition for Mr. Bilan. and sorry we got this inforrnationjust now before the commission~r heari~g and it's too ~ate_ for ~s to do anything .~o~!. it. s~ we're asking
a 90 days extensiOn to further study thIS situatton and perhaps re~Q§Lgn the"$e~ond 1100r addition to suit the neighbors on Westmont. .~~ ~;-{i'f'" ",~;;.-,
'-'--~,""""
.
~
." , 4r \ J'
"'
.. ,~,' ,......./ '
\
- "dRtr 1 74-. EXi-
t"7~r
///&(11&70 (J/~ 5!J~"'~LC'X 02 S't;/ g Jve4/ j-ffl
tJ M
J//J1c'e &?cS),/' tf! ff 6/0 A-A.£d/p; OrJrf
(5/tV all
%'3 ) ,;l f)?
:2
tf/!.Y - )3? I
4
Page 1 of2
leza. Mikha.U From:
[email protected]
Sent:
Thursday, July 02, 20097:37 PM
To:
[email protected]
Subject: Re: 28614 Mt Hood Court Height variation permit
Hello Ms. Mikhail, I apologize for not leaving my phone number. In my haste to make sure I got in touch with you, I forgot to put it in the email. Here is my info Kenneth Okamoto 28618 Mount Rushmore Road Rancho Palos Verdes, CA 90275 (310) 547-1708. Please feel free to give me a call anytime tomorrow. Thank you for your prompt reply. Sincerely, Kenneth Okamoto
-----Original Message----From: Leza Mikhail To: [email protected] Sent: Thu, Ju12, 2009 7:59 am Subject: RE: 28614 Mt Hood Court Height variation permit Dear Ms. Okamoto, Could I please have your address and permission to visit your property sometime this afternoon. Also, you told me to call you, but you did not leave your phone number. Please feel to call me at the phone number listed below. Thank you,
Leza Mikhail Associate Planner City of CJ?g.ncfio Pa[os 'TJeraes Planning Department 30940 Hawthorne Blvd. Rancho Palos Verdes, CA 90275 www.palosverdes.com/rpv/planning/planning-zoningiindex.cfin (310) 544-5228 - (310) 544-5293 f
7/7/2009
5
Page 2 of2
[email protected]
-----------------------------------------from: [email protected] [mailto:[email protected]] Sent: Wednesday, July 01, 2009 10:35 PM To: [email protected] Subject: 28614 Mt Hood Court Height variation permit Hello Ms. Mikhail, I am writing with some concerns regarding the 2nd story addition to the residence. Our house sits above the property, and with the proposed addition, we will be losing a lot of the views of the bridge. Part of the appeal to our house is the fact that we have a nice view of the bridge and harbor. With the 2nd story, we would lose that appeal. I know that my house is not the only house that will be affected by the second story addition. Please understand that I am trying to protect the wonderful views of my property, as well as the underlying value associated with it. I do have pictures that may illustrate my point better. Please call me if you have any questions, or email [email protected] need to discuss this issue further, or let me know where I could send the pictures. Thank you for listening to me. Sincerely, Kenneth Okamoto
Dell Summer Savings: Cool Deals on Popular Laptops - Shop Now!
Dell Summer Savings: Cool Deals on Popular Laptops - Shop Now!
7/7/2009
6
July 6,2009 Vincent and Janis Goshi 28610 Mount Rushmore Road Rancho Palos Verdes, CA 90275 (310) 831-2272 We are writing to express our extreme concern about the remodel/addition to the house located at 28614 Mount Hood in Rancho Palos Verdes. This house is located one street below our home. If this remodel were approved, it would completely take away the last bit of view of the Harbor that we have (and our next door neighbors/The Okamotos). Every other house on that end of the street near the proposed remodel is now a two-story (some started out that way, but others have been added on to and even some of the original two story houses have been made even larger than they started out). This was the last one story and is the last piece of view of the Harbor that we have. Some may think it is not that much of "a view," but we like it and find it deplorable that it could be taken away from us. This view can be seen from
our dinette area, our kitchen window, our family room and a back bedroom. We contacted a local realtor for an assessment of what this would do to the value of our house. She knows the properties in this area very well, knows my home and knows the house in question for the remodel. She told me that since we had a view of the bridge, and would be losing part of that, it would most definitely take away from the value of our home.
7
She said, 'Tn essence, it wouldbe trading up the value of the
house at 28614 Mount Hood considerably since it wouldhave a full Harbor view, but wouldbe done at the expense of our rights and would most certainly lower the value of our home since we wouldbe totally losing our view. We find this to be unfair and /I
completely in violation of the view ordinance restrictions written up by Palos Verdes to protect its residents. This realtor knows the property at 28614 Mount Hood and feels that it has a big enough lot that it could be remodeled to a larger size without adding a second story. (This house did start out as a small 3 bedroom with detached garage, which someone obviously converted to a 2 bedroom). These buyers were obviously completely aware of the size of the house when they purchased it, and since there were other houses on the market at that time that were the larger two story houses, we do not understand why they would not just purchase one of those "already larger" homes, some already with Harbor views. I have been told by some recent buyers and potential buyers in this neighborhood that they were given the impression by the realtors that they should just purchase the smallest/cheapest house in the neighborhood and then later remodel it. I wonder if they are informing these buyers and potential buyers of the view ordinance so that the buyer would be able to look around and make an assessment of who's view they may be effecting by a remodel/addition so that they can take that into consideration before purchasing. We are still the cheapest homes/neighborhood that is eligible to attend Palos Verdes schools, so it is a desirable neighborhood. We have lived in this house since July of 1976. We originally were planning on purchasing a home in this same neighborhood on Bloomwood, which had a pool and hot tub, Once we saw the view from this house at 28610 Mount Rushmore, we were willing to pay
8
the higher price for a house with no pool, no hot tub, and less land in exchange for the beautiful view. At that time we had an almost complete view of the Harbor and would sit at our dinette table and enjoy it every morning (we had a lower fence at that time and could see it very easi Iy sitting - now with our higher fence we would have to stand to see the view). We are considering lowering our fence back to the original size or lower, and using the wrought iron, so that we may once again enjoy the view sitting. Slowly over time since our purchase 32/33 years ago, we have lost bits and pieces of our view. I Know that you will need to come and verify my loss of view in person, but in the meantime I have included pictures I have taken from different areas of my home which also show the view from different angles - Dinette Area, Kitchen Window, Family Room, Back Yard to give you an idea of just what this remodel/second story addition will do to us and our view. We wish for this letter and photos to be placed on fi Ie as our official ongoing complaint about the proposed remodel at 28614 Mount Hood. We are committed to do whatever it takes to keep our view as it is now and not allow this remodel to appreciate the value of that home and devaluate ours.
9
10
11
HERE ~S EXAMPLE OF WHAT ~ W~Ll BE OUT AT FROM MY K~TCHEN WINDOW
lOOK~NG
WHAT MARKED OFF FLAG AREA WILL LOOK lU<E WHEN COMPLETELY F~lLED IN WITH A ROOF
12
13
G
SH~
f
14
15
REC;EIVE[) Leza Mikhail, Associate Planner Planning Commission 30940 Hawthorne Blvd. Rancho Palos Verdes, CA 90275 CASE NO. ZON2009-00048
JUL 07 2009 PLANNING, BUILDiNG AND CODE ENFORCEMENT
July 6, 2009
Dear Leza Mikhail: I was notified by your department about the Height Variation & Minor Exception Permit for the property at location: 28614 Mount Hood Court. The applicant is Frank Politeo and the property owner is Alen Bilan. I own and live at the property 28638 Mount Rushmore Road. My property is one block west ofthe property with the permit request. When this property was purchased by my family, we paid a premium because our house has a harbor view. With the proposed development on 28614 Mount Hood Court, the new 1,310 square foot second story addition of the existing residence will obstruct our view of the harbor. This obstruction will diminish the value of our home and our enjoyment of our view at our residency. My family and I are opposed to the development and the permit as it is currently specified. Please reconsider approving the permit as it is currently specified.
Sincerely,
