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447, Construct new SFR with encroac, Staff Reports• City 0/Ailing JR/6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 AGENDA ITEM 44 MEETING DATE 8/26/91 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: RESOLUTION OF APPROVAL NO. 91-19, ZONING CASE NO. 447 Request for a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single family residence. Mr. Craig Hofman, 6 Williamsburg Lane (Lot 38-RH) BACKGROUND The Planning Commission granted a Variance to encroach 21 feet into the front yard setback and approved a Site Plan for a new residence at the subject address in attached Resolution No. 91-19 on August 20, 1991. The proposed project includes a residence of 5,088 square feet, a garage of 480 square feet, a basement stair of 117 square feet, a spa of 64 square feet, an orchid conservatory of 120 square feet, a swimming pool of 605 square feet, and an existing stable of 260 square feet. The total structural lot coverage will be 6,734 square feet which constitutes 15.6% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 11,732 square feet which equals 27.2% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed structure located near Williamsburg Lane. The structure will be set back from the roadway further than adjacent residences and will be maintained with mature trees so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 91-19. RESOLUTION NO. 91-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE FOR THE ENCROACHMENT OF A STRUCTURE INTO THE FRONT YARD SETBACK AND GRANTING SITE PLAN REVIEW APPROVAL FOR A NEW RESIDENCE IN ZONING CASE NO. 447. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. Craig Hofman with respect to real property located at 6 Williamsburg Lane, Rolling Hills (Lot 38-RH) requesting a Variance to allow the encroachment of a residential structure into the front yard setback and requesting Site Plan Review for a proposed new residence. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for a Variance into allowable setbacks and a Site Plan Review on March 19, 1991, April 16, 1991, May 21, 1991, June 25, 1991 and July 16, 1991. The Commission also conducted field trip visits on April 6, 1991 and July 13, 1991. Section 3. Sections 17.32.010 through 17.3'2.030 permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.060 is required to permit the encroachment of a structure. twenty-one (21) feet within the fifty (50) foot required front yard setback. A. There are exceptional and extraordinary circumstances and conditions applicable to the property and the existing use that do not apply generally to the other property in the same vicinity and zone. The Variance is necessary because there exists topographical constraints that justify the encroachment, in that there is not sufficient flat area in the rear of the lot to accommodate the development and grading will be minimized if the structure is oriented closer to the front of the lot. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied the subject property. The amount of encroachment into the front yard setback is similar to the amount of encroachment existing on other neighboring properties along Williamsburg Lane. RESOLUTION NO. 91-19 PAGE 2 C. Granting this variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. Permitting the encroachment will allow a substantial portion of the lot to remain undeveloped. Section 4. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to encroach into the front yard setback to a maximum of 12 feet as indicated on the Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 8. Section 5. Section 17.34.010 requires a development plan to be submitted for site plan review and,approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to•;the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. The applicant has proposed to construct a new single family residence on the subject site. Section 6. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements. The lot has a net square foot area of 43,116 square feet. The proposed project includes a residence of 5,088 square feet, a garage of 480 square feet, a basement stair of 117 square feet, a spa of 64 square feet, an orchid conservatory of 120 square feet, a swimming pool of 605 square feet, and a required stable of 450 square feet. The total structural lot coverage will be 6,924 square feet which constitutes 16% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 11,922 square feet which equals 27.7% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed structure located near Williamsburg Lane. The structure will be set back from the roadway further than adjacent residences and will be maintained with mature trees so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. RESOLUTION NO. 91-19 PAGE 2 C. Granting this variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. Permitting the encroachment will allow a substantial portion of the lot to remain undeveloped. Section 4. Based upon the foregoing findings, the Planning Commission hereby approves the Variance to encroach into the front yard setback to a maximum of 12 feet as indicated on the Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 8. Section 5. Section 17.34.010 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period. The applicant has proposed to construct a new single family residence on the subject site. Section 6. The Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements. The lot has a net square foot area of 43,116 square feet. The proposed project includes a residence of 5,088 square feet, a garage of 480 square feet, a basement stair of 117 square feet, a spa of 64 square feet, an orchid conservatory of 120 square feet, a swimming pool of 605 square feet, and an existing stable of 260 square feet. The total structural lot coverage will be 6,734 square feet which constitutes 15.6% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 11,732 square feet which equals 27.2% of the lot, which is within the 35% maximum overall lot coverage requirement. The proposed project is on a relatively large lot with most of the proposed structure located near Williamsburg Lane.. The structure will be set back from the roadway further than adjacent residences and will be maintained with mature trees so as to reduce the visual impact of the development and is similar and compatible with several neighboring developments. RESOLUTION NO. 91-19 PAGE 3 B. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms because the building pad is relatively flat, grading has been minimized and most of the mature trees will not be removed, thereby retaining the current drainage pattern and landscape screening for the site. C. The development plan follows natural contours of the site and drainage courses will continue naturally away from the building pad. D. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and supplements it with landscaping that is compatible with and enhances the rural character of the community. E. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Significant portions of the lot will be left undeveloped,. F. The proposed development is harmonious in scale and mass with the site, the natural terrain and surrounding residences because as indicated in Paragraph A, lot coverage maximum will not be exceeded and the proposed project is of consistent scale with the neighborhood, thereby grading will be minimized. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize the existing vehicular access, thereby having no further impact on the roadway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 7. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review for a new residence in accordance with the Development Plan attached hereto as Exhibit A subject to the conditions contained in Section 8. Section 8. The Variance and Site Plan Review approvals for a proposed new residence as indicated on the Development Plan attached hereto and incorporated herein as Exhibit A as approved in Sections 4 and 7 are subject to the following conditions: RESOLUTION NO. 91-19 PAGE 4 A. The Variance approval shall expire unless used within one year from the effective date of approval as defined in Section 17.32.110 of the Municipal Code. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.34.080.A. B. It is declared and made a condition of the Variance, and the Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Zoning Ordinance and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, o.r shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. E. A preliminary landscape plan must be submitted to and approved by the City of Rolling Hills Planning Department staff prior to the issuance of any grading and building permit. The landscaping plan submitted must comply with the purpose and intent of the Site Plan Review Ordinance, shall incorporate existing mature trees and native vegetation, and shall utilize to the maximum extent feasible, plants that are native to the area and/or consistent with the rural character of the community. A bond in the amount of the cost estimate of the implementation of the landscaping plan plus 15% shall be required to be posted prior to issuance of a grading and building permit and shall be retained with the City for not less than two years after landscape installation. The retained bond will be released by the City Manager after the City Manager determines that the landscaping was installed pursuant to the landscaping plan as approved, and that such landscaping is properly established and in good condition. F. The landscaping plan shall incorporate plant materials to screen the north and south sides of the structure from adjacent residences. The landscaping along the front of the residence shall be consistent with the landscaping in the front yards of other residences along Williamsburg Lane. The landscaping in the rear yard shall consist of plant materials that are native to the community and the property. G. Bay windows shall be deleted from the and north face of the structure. • • RESOLUTION NO. 91-19 PAGE 5 H. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the Development Plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. I. The project must be reviewed and approved by the Rolling *Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. J. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan approved with this application. K. Any modifications to the project which would constitute a modification to the development plan as approved by the Planning Commission shall require the filing of an application for modification of the Zoning Case pursuant to Section 17.34.070 of the Rolling Hills Municipal Code. L. The building pad coverage shall not exceed 31.3%. M. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance and Site Plan Review, pursuant to Section 17.32.087, or the approval shall not be effective. N. All conditions of this Variance and Site Plan Review approval, except for the maintenance requirement of Paragraph D, must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 2pTH DAY OF AUGUST, 1991. ATTEST: DIANE SAWYER, DEPUTY ALLAN ROBERTS, CHAIRMAN TY CLERK RESOLUTION NO. 91-19 PAGE 6 The foregoing Resolution No. 91-19 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS.GRANTING A VARIANCE FOR THE ENCROACHMENT OF A STRUCTURE INTO THE FRONT YARD SETBACK AND GRANTING SITE PLAN REVIEW APPROVAL FOR A NEW RESIDENCE IN ZONING CASE NO. 447. was approved and adopted at a regular of the Planning Commission on August 20, 1991 by the following roll call vote: AYES: Commissioners Hankins, Lay, and Chairman Roberts NOES: ABSENT: Commissioners Frost and Raine None ABSTAIN: None DEPUTY ITY CLERK HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: • City ofieoffiny Jhit, • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 JULY 16, 1991 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 447 6 WILLIAMSBURG LANE (LOT 38RH) RAS-1, 1.19 ACRES, IRREGULAR SHAPE MR. CRAIG HOFMAN KEITH PALMER MARCH 9, 1991 REQUEST: The applicant requests a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single-family residence. BACKGROUND A field trip was held on July 13, 1991 to view the staking of a proposed new single-family residence which had been reduced in size and the setbacks increased. The original proposal would encroach 20 feet into the front yard setback. There was a 6,708 square foot residence and a 2,706 square foot subterranean garage. Structural lot coverage was 10,982 square feet or 25.4% and a total proposed lot coverage of 14,932 square feet or 34.6%. The original proposal had an 18,148 square foot buildable area, with 37% coverage of.the building pad. This proposed new residence would encroach 12 feet into the front yard setback. The residence proposed is 5,088 square feet, the garage is no longer subterranean and has been reduced to 480 square feet. Structural lot coverage proposed is for 6,807 sq.ft. or 15.7% and a total proposed lot coverage of 11,805 square feet or 27.4%. The previous proposal required a balanced cut and fill of 1,662 cubic yards and the revised submittal requires a balanced cut and fill ratio of 953 cubic yards. RECOMMENDATION It is recommended that the Planning Commission review the revised plans and take public testimony. B//4,P7A/ 7 56-7759G' P67 4V6 O� .1.17/4Fif% GG'T� . C. SC,'06') ®®eO©4 ®Ca©mqe o 514' 4". G0.4' moo. 49.9' 4 9.o 44L .f.4D?.1I .ems •f/.'S a • MI HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST: DISCUSSION • sCity ol Rolling INCORPORATED JANUARY 24, 1957 JUNE 25, 1991 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 ZONING CASE NO. 447 6 WILLIAMSBURG LANE (LOT 38RH) RAS-1, 1.19 ACRES, IRREGULAR SHAPE MR. CRAIG HOFMAN KEITH PALMER MARCH 9, 1991 The applicant requests a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single-family residence. On May 21, 1991, the Planning Commission continued the subject case so that the applicant could reduce the size of the residence to make it more compatible with the existing residences on Williamsburg Lane. Mr. Palmer has informed staff that he has reduced the size of the residence and enlarged the setbacks and will present the new proposal at the public hearing. RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST: DISCUSSION )11) City oy 120 /Pn9 wee • INCORPORATED JANUARY 24, 1957 MAY 21, 1991 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (213) 377-1521 FAX: (213) 377-7288 ZONING CASE NO. 447 6 WILLIAMSBURG LANE (LOT 38RH) RAS-1, 1.19 ACRES, IRREGULAR SHAPE MR. CRAIG HOFMAN KEITH PALMER MARCH 9, 1991 The applicant requests a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single-family residence. New plans were submitted on May 15, 1991 showing 3,433 square feet of structural reduction on the project site. Bay windows now encroach (2 feet into the front yard setback and the planter wall and arbor have been removed. The garage has been reduced to 800 square feet. The previous proposed percentage of buildable pad coverage was 37% and the current proposal is 35.8%. RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. 58 HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST: DISCUSSION APRIL 16, 1991 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 447 6 WILLIAMSBURG LANE (LOT 38RH) RAS-1, 1.19 ACRES, IRREGULAR SHAPE MR. CRAIG HOFMAN KEITH PALMER MARCH 9, 1991 The applicant requests a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single-family residence. A field trip was held on April 6, 1991 to view a silhouette of the proposed new single-family residence. In the interim, we have received an opinion from the City Attorney that he does not view the interpretation of the proposed subterranean garage as a basement. The City Attorney suggests that the applicant would require a Variance to Section 17.16.50 of the Zoning Code. HEARING DATE: MARCH 19, 1991 TO: PLANNING COMMISSION FROM: LOLA UNGAR, PRINCIPAL PLANNER APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING• CASE NO. 447 6 WILLIAMSBURG LANE (LOT 38RH) RAS-1, 1.19 ACRES, IRREGULAR SHAPE MR. CRAIG HOFMAN KEITH PALMER MARCH 9, 1991 REQUEST: The applicant requests a Variance to encroach into the front yard setback; Request for a Site Plan Review for a new single-family residence. DISCUSSION In reviewing the applicant's request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicant is requesting a Variance to encroach 20 feet into the 50 foot front yard setback area for a single family residence and 25 feet into the front yard setback area for a 4- foot stone planter wall. The applicant also requests a Site Plan Review to build a new single-family residence on an existing building pad. 2. Building permits show that a 260 sq.ft. stable was completed on February 15, 1962. The existing 2,856 square foot house was constructed in the 1940's. There is also an 800 sq.ft. sports court and a 200 sq.ft. shed, 4 feet from the north property line. 3. On November 3, 1990, the Planning Commission approved a similar request for Zoning Case No. 435 at 5 Williamsburg Lane, allowing a 25 foot encroachment into the 50 foot front yard setback for a residence and a 45 foot encroachment into the front setback for a retaining wall. 4. A survey of adjacent residences on Williamsburg Lane shows that all residences encroach into the front setback, some as little as 10 feet and some as much as 30 feet. 3. Grading for the project site will be extensive at a cut and fill balance of 1662 cubic yards. Impacts to the natural terrain and contours may be significantly affected. The existing slope will be extended at a 2:1 slope inclination. 4. The existing net lot area is approximately 43,116 square feet. Proposed structures on the lot are a 6,708 sq.ft. single- family residence, 260 sq.ft. existing stable, 519 sq.ft. ZONING CASE NO. 447 MARCH 19, 1991 PAGE 2 covered ramp, 64 sq.ft. spa, 120 sq.ft. orchid conservatory, and a 605 sq.ft. swimming pool, with a 2,706 sq.ft. subterranean garage, totaling 10,982 sq.ft. or 25.4% structural lot coverage which exceeds the code required 20%. (The Planning Commission should note that staff's calculations include the garage. But, calculations on the applicant's plans do not). The additional paving area consists of a 528 sq.ft. driveway, 1,867 sq.ft. walks/patio, and 1,555 sq.ft. of pool decking, totaling 3,950 sq.ft. The total proposed lot coverage is 14,932 sq.ft. or 34.6%. 5. The applicant proposes an 18,148 sq.ft. buildable area, with 37% coverage of the building pad by the residence. 6. The driveway will be situated at the north end of the lot and the garage will appear to be 1 car in width (12-1/2 feet) but, in fact, will ramp down to an 11 foot deep basement and a 2,706 sq.ft. 6-car garage, RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony if any. I 6