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949, Certificate of Compliance (lot, Staff Reportsr / • • ge* 0/Reatif qierk INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 7A Mtg. Date: 10/15/2019 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING: APPLICANT: REPRESENTATIVE: PUBLISHED: PREVIOUS ACTION ZONING CASE NO. 949 LOT LINE ADJUSTMENT 4 STORM HILL LANE & 3 VACANT PARCELS RA-S-2 LARRY CARR, STORM PROPERTIES INC. SAME SEPTEMBER 5, 2019 The Planning Commission held a public hearing and reviewed this case at their October 23, 2018 meeting and visited the site on December 12, 2018. At the field visit, staff informed the Commissioners that additional time will be required to process an environmental review for the second part of this application, which is a site plan review for the construction of a road to serve the parcels. The applicants requested and the Planning Commission agreed that the lot line adjustment application should proceed concurrently with the road construction request and that a decision will be made at the same time. Since that time the applicants prepared the necessary environmental documents and the project could move forward. REQUEST AND PROTECT DESCRIPTION The applicant, Larry Can, on behalf of Storm Properties, Inc. is requesting a Lot Line Adjustment between four parcels of land located on Storm Hill Lane, which were created by a subdivision, Parcel Map No. 26356. The parcels under consideration have APN#s: 7569-024-014, 7569-024-015, 7569-024-016 and 7569-024-017. No new lots are being created and no new development is being proposed with this application. ZC NO. 949 Lot Line Adjs. 1 • CEQA CONSIDERATIONS The lot line adjustment application project is considered a minor lot line adjustment that will not result in the creation of new parcels and qualifies as an exemption from CEQA review (CEQA Guidelines Article 19 Section 15305, Minor Alterations in Land Use Limitations). BACKGROUND The lots are located in the RAS-2 zoning district and currently 3 of the lots are vacant and one is developed with a house and accessory structures, (4 Storm Hill Lane). In November 2000, the City Council, following the Planning Commission recommendation, approved a Tentative Parcel Map No. 26356 to subdivide two lots totaling 67.6 acres into four lots on Storm Hill Lane, which are the subject of this application. One of the conditions of the Parcel Map required that the applicants construct certain improvements prior to filing a Final Map, or enter into a secured agreement with the City to complete the improvements and land development work. In 2005, prior to finalizing and recording the subdivision map, the owners chose to bond for the improvements, rather than construct them. The City is still holding the financial obligations for the improvements. In addition, the City required that the owners agree to not further subdivide the lots; and a covenant agreement was recorded to that effect. City staff received several inquiries regarding this proposal, but no objections were expressed regarding the lot line adjustments. LOT LINE ADJUSTMENT With the proposed adjustments, 21,007 square feet of land area from Parcel 1 would be transferred to Parcel 3; 38,810 square feet of area from Parcel 2 would be transferred to Parcel 3; 18,198 square feet of land area from Parcel 1 would be transferred to Parcel 4; 2,567 square feet of land from Parcel 2 would be transferred to Parcel 1 and 40,635 square feet of land from Parcel 2 would be transferred to parcel 4. The lot sizes will change as shown in the table below. The lots are very large and the lot line adjustments will not cause any non -conformity and all of the lots will meet the 2 acres net lot size requirement for the RAS-2 zone. PARCEL 1 APN: 7570-024-014 EXISTING PROPOSED Gross lot area 8.42 acres 7.58 acres Net lot area as calculated by City 6.75 acres 6.13 acres ZC No. 949 Lot Line Adjs. 2 PARCEL 2 APN: 7570-024-015 EXISTING PROPOSED Gross lot area 36.94 acres 35.05 acres Net lot area as calculated by City 34.74 acres 33.45 acres PARCEL 3 APN: 7570-024-016 EXISTING PROPOSED Gross lot area 15.91 acres 17.28 acres Net lot area as calculated by City 14.72 acres 15.80 acres PARCEL 4 APN: 7570-024-017 EXISTING PROPOSED Gross lot area 6.44 acres 7.79 acres Net lot area as calculated by City 5.42 acres 6.86 acres MUNICIPAL CODE AND SUBDIVISION MAP ACT COMPLIANCE The applicants request a lot line adjustment between 4-parcels. The proposed lot line adjustments would allow for the construction of a shorter road than originally proposed, (approved in 2000). There would also be much less grading for the shorter road. The locations of the conceptually approved future building pads, (reviewed during the subdivision process) on the vacant lots would not be affected by the lot line adjustments or by the construction of the road. However, the building pads would be reviewed during the Site Plan review process, as each parcel comes before the Planning Commission for development. Pursuant to the City's design standards for new lots, Section 16.16.050 of the Subdivision ordinance, allows up to two lots to front on the turning radius of a cul-de- sac. A 64' diameter turn around (cul-de-sac) as required by the Fire Department, will be constructed at the end of the road. Parcels 2 and 3 would take access over the cul-de- sac. Parcel 3, once developed, would have a very long driveway leading from the cul- de-sac roadway easement to the building pad. Parcels 1 and 4 will take access from the not curved portion of the road, Storm Hill Lane. Section 16.16.090 requires that all new streets have not less than a 60'-wide right of way. The adjusted lot lines will allow for a 60-foot wide roadway easement, of which 38' would be located on Parcel 1 and 22' would be located on Parcel 4 and will be developed with a minimum of 30' wide paved road, entirely on Parcel 1. An 8' wide bridle trail is proposed on each side of the improved road. The 64' diameter cul-de-sac at the end of the road is also in its entirety located on Parcel 1. ZC No. 949 Lot Line Adjs. 3 • • Pursuant to the Subdivision Map Act, lot line adjustments may be processed between no more than 4 parcels, providing the adjustment will not have the effect of creating a greater number of parcels than exist before adjustment. The Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. There are no variances associated with this application. The application was evaluated as to conformance with all applicable zoning and subdivision standards. The transfer will not result in creating any non -conformity. The three vacant parcels are of substantial size to meet the zoning development requirements for development and the already developed lot will remain conforming. OTHER AGENCIES Approval from the Rolling Hills Community Association (RHCA) is also required for this lot line adjustment. The Los Angeles County Regional Planning Land Development Division, under a contract with the City, is reviewing the legal descriptions of the newly configured lots, and the RHCA will verify the legal descriptions for the new easements within those lots. Once the lot line adjustments are approved and the legal descriptions for the adjusted lots verified, staff would prepare the appropriate Certificate of Compliance documents for recordation of the newly configured lots. The applicants are in consultation with the RHCA regarding the bridle trails and where the existing trails would be relocated. APPLICANTS' STATEMENT: The main purpose of the LLA's is to adjust the lot lines for the shorter road design. Shorter Road Justification Original longer road - • Required approx. 12,000 c.y. of soil to be stockpiled and pads created on lots 1, 2 & 3 to accept the excess soil. • Required far more natural vegetation disturbance • Created a "Road to No Where" with the end of the road downhill, out of sight - creating a fire danger until any sale or development of lots 2 & 3. Shorter Road Justification - • Requires approx. 2,450 cy of excess soil to be stockpiled; (approx. 20% of the previous proposal) • Disturbance of only one lot (Lot 1) • Minimal vegetation impacted. ZC No. 949 Lot Line Adjs. 4 • • • Grading PADS for lots 1, 2 & 3 will not take place until lots sell in the future and are designed and approved. LOT LINE ADJUSTMENT CRITERIA 16.44.040 Approval or denial of adjustment. The Planning Commission shall determine whether the parcels resulting from the adjustment will conform to the applicable provisions of this title. The Planning Commission may approve, conditionally approve, or deny the lot line adjustment in compliance with this section. Decisions made by the Planning Commission may be appealed to the City Council in compliance with Chapter 17.46 of this code. A. Required findings. A proposed lot line adjustment shall be denied if the Planning Commission finds any of the following: 1. The adjustment will have the effect of creating a greater number of parcels than exist before adjustment; 2. Any parcel resulting from the adjustment will conflict with any applicable regulations of the zoning ordinance; or 3. The adjustment will result in an increase in the number of nonconforming parcels. 4. The project conforms to the requirements of the California Environmental Quality Act. ZC No. 949 Lot Line Adjs. 5 <.,gg LLA-Exh-112718.pdf wiAtekx, lu;t4 LOT MG AAAUMY Q151.1. YRONSm I .a AKA '?os'Is 4VI 'Z. 1 1112 lh )D. .1 Al.. 3171 35.0! 3117 l 0.1 5t]S 171 tM S.42 0 7.79 OM 2 of 8 r9/0I PC n 1/1 29400 LLA-Exh-E N LARG E...8.pc • 3of8