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529, Lot line adjustment/Certificat, Staff ReportsMEETING DATE: TO: ATTENTION: FROM: SUBJECT: C1iy ` Rolling NOVEMBER 27,1995 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 Agenda Item No.: 6A Mtg. Date: 11/27/95 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER RESOLUTION NO. 95-17: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT IN ZONING CASE NO. 529. Ms. Kelly Tsou & Mr. Ching Sung Tsou, 6 Ringbit Road West (Lot 8-A-2-SF) APPLICATION NO. SITE LOCATION: ZONING AND SIZE: PUBLISHED: BACKGROUND 1. ZONING CASES NO. 529 4 RINGBIT ROAD WEST & A VACANT LOT AT 6 RINGBIT ROAD WEST (LOTS 8-A-SF & 8-A-2-SF, RESPECTIVELY) RAS-1, 3.06 ACRES (4 RINGBIT ROAD WEST) & 3.09 ACRES (6 RINGBIT ROAD WEST) SEPTEMBER 9, 1995 The Planning Commission approved the attached Resolution No. 95-17 on November 21, 1995. 2. The applicants are requesting that the lot line between 4 Ringbit Road West (Parcel 1) and a vacant lot at 6 Ringbit Road West (Parcel 2) be adjusted so that the dividing lot line. between the two properties will be moved 140 feet west at the north and the lot line at the south will be moved 170 feet to the east, thereby exchanging a similar triangular wedge-shaped portion of land for each parcel. A 10 foot easement is proposed on each side of the dividing lot line. The area of existing Parcel 1 is 3.06 acres gross, 2.66 acres net and existing Parcel 2 is 3.09 acres gross, 2.78 acres net. The proposed acreage for ®Printed on Recycled Pieper • • Parcel 1 is 3.01 gross, 2.58 acres net and the proposed acreage for Parcel 2 is 3.17 acres gross and 2.82 acres net. There is a 25 foot easement at the north of Parcel 1 and Parcel 2 and 10 foot easements at all other property lines. According to the Subdivision Map Act, 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. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. Referring to Section 17.16.060(A) Maximum Lot Coverage: Each of the two proposed lots is greater than the minimum one acre net as required in the RA-S-1 Zone. Referring to Section 17.16.060(B) Minimum Dimensions : MINIMUM LOT DIMENSIONS PROPOSED PARCEL 1 Width along Street Easement 180' existing cul-de-sac frontage Line (Lot depth divided by 2.5, but in no case less than 150') Width at any Point (150' minimum) Cul-de-sac (Min. 32' radius) 2 lots w/substantially the same turning area. Depth (Equal to or greater than width along front street easement, with a maximum slope of 29%) 348' and greater - though, the southeast portion of Parcel 1 is part of the existing lot and less than 150 feet in width. 35' radius cul-de-sac existing PROPOSED PARCEL 2 There is no Street easement line on Parcel 2 as it is landlocked and accessed by a 15' wide existing and proposed driveway easement through Parcel 1. The width along the front easement line is 443'. 356'and greater Average Depth = 360' that is greater than 377' - There is no street easement line on 180' existing cul-de-sac frontage Parcel 2 as it is landlocked and accessed by a 15' wide existing and proposed driveway easement through Parcel 1. 3, Parcel 1 contains an existing house and attached garage that was originally built in 1953. Additions were constructed in 1972 and 1992 for a total residential size of 3,160 square feet. A 577 square foot swimming pool was constructed in 1959. 4. Parcel 2 building pad size will be 15,206 square feet. 5. Parcel 2 disturbed area of the lot will be 12.4% (40% maximum). 6. Future grading on Parcel 2 will require 3,150 cubic yards of cut soil and 3,150 cubic yards of fill soil. 7. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RESOLUTION NO. 95-17 PAGE 2 i ADDRESS 1 Ringbit Road West 2 Ringbit'Road West 3 Ringbit Road West 4 Ringbit Road West (Parcel 1) 5 Ringbit Road West 6 Ringbit Road West (Parcel 2) RECOMMENDATION NEARBY PROPERTIES SMIER NET LOT AREA (ACRES) Sipes 1.18 acres Dederer 1.26 acres Hummel 1.01 acres Tsou (Existing) 2.66 acres Schnel Tsou (Existing) AVERAGE PROPOSED 1 PROPOSED 2 1.61 acres 2.78 acres 1.75 acres 2.58 acres 2.82 acres It is recommended that the City Council receive and file Resolution No. 95-17. RESOLUTION NO. 95-17 PAGE 3 • • DRAFT RESOLUTION NO. 95-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT IN ZONING CASE NO. 529 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 Ms. Kelly Tsou and Mr. Ching Sung Tsou with respect to real property located at 4 and 6 Ringbit Road West (Irregular Lots 8-A-SF & 8-A-2-SF) requesting a Certificate of Compliance for a Lot Line Adjustment to move the rear and front lot line, respectively, dividing these two parcels so that the northeasterly triangular portion of existing Lot 8-A-2-SF is placed into Parcel 1 and the southwesterly triangular portion of existing Lot 8-A-SF is placed into Parcel 2. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the application on September 19, 1995 and October 17, 1995, and at a field trip visit on September 30, 1995. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Section 5. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A)(1) of the Rolling Hills Zoning Ordinance require that each lot in any subdivision in the RA-S-1 Zone shall have a net area of not less than forty-three thousand five hundred sixty square feet (1.0 acre). The proposed lot line adjustment RESOLUTION NO. 95-17 PAGE 1 OF 4 • • DRAFT will result in Parcel 1 to be 2.58 acres and parcel 2 to be 2.82 acres after excluding easements. B. Section 16.16.040(A) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(1) of the Rolling Hills Zoning Ordinance require that the abutting footage along the street easement line shall be at least equal to or greater than the depth of the lot divided by two and one-half; provided, that in no event shall such abutting footage be less than one hundred fifty feet. While there is no street easement line on Parcel 2 as it is a landlocked parcel that is accessed by a 15- foot wide existing and proposed easement through Parcel 1, the proposed adjustment complies with the provision that the frontage on the lot be equal to or greater than the depth or the lot divided by two and one-half. The adjustment will provide a 442-foot frontage for Parcel 2 along the southern portion of Parcel 1 and a 180-foot frontage for Parcel 2 along the cul-de-sac at Ringbit Road West which will not change the frontage for each parcel and will be more than the 150-foot minimum frontage for each lot. C. Section 16.16.040(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(2) of the Rolling Hills Zoning Ordinance require that the minimum width of a lot at any point shall be one hundred fifty feet, measured at right angles to side lot lines. The narrowest width of Parcel 1 at the southeast portion is 65 feet. However, this narrow width exists along the front of Parcel 1 and the adjustment only involves the rear property line of Parcel 1. The narrowest width of Parcel 2 is also at the southeast portion. However, this narrow width along the front of Parcel 2 is created because of the existing sideline angle that was not parallel to its opposing side property line. D. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. The existing sidelines of both lots are not at right angles or radial to the street but, they are approximately parallel to each other. The proposed adjustment will also result in Parcel 1 sidelines to be approximately parallel and Parcel 2 sidelines, the landlocked parcel, to be approximately parallel. E. Section 16.16.050 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(4) of the Rolling Hills Zoning Ordinance require that no more than two lots front the turn -around and the minimum radius of the turn -around shall be 32 feet at the end of a cul-de-sac. Parcel 1 is one of 2 lots that front the turn- around at the cul-de-sac at Ringbit Road West and the cul-de-sac radius of 35 feet exceeds the minimum radius required. F. Conditions have also been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review Ordinance to any future development of Parcel 1 or Parcel 2. RESOLUTION NO. 95-17 PAGE 2 OF 4 • Section 6. In accordance with the foregoing findings, a Conditional Certificate of Compliance for lot line adjustment sought in Zoning Case No 529 as indicated on the map attached hereto as Exhibit "A" is hereby approved as a Conditional Certificate of Compliance subject to the following conditions: A. The ten (10) foot wide easement that exists within Parcel 1 that lies parallel to and along the rear 332 foot (northerly to southerly) property line shall be relocated to run along and be parallel to the adjusted rear 443 foot (northerly to southerly) property line. The ten (10) foot wide easement that exists within Parcel 2 that lies parallel to and along the front 332 foot (northerly to southerly) property line shall be relocated to run along and be parallel to the adjusted front 443 foot (northerly to southerly) property line. The map attached to the Conditional Certificate of Compliance, referred hereto as Exhibit "A" shall delineate and note the easements specified in this paragraph. B. The lot line adjustment shall not in any way constitute any representation that Parcel 2 (Lot 2) is a buildable lot or that it is able to be developed in compliance with zoning and building ordinance standards. No development shall occur on the property without first complying with all applicable City Building and Zoning requirements and other applicable rules and regulations. C. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance (Ordinance No 221, 1988) to Parcels 1 and 2 (Lots 1 and 2) at such time as an application is made for development. D. The lot line adjustment shall not in any respect waive, release or be construed to supersede any restriction, dedication or condition set forth on Final Tract Map No. 30074, and all such matters are hereby reserved. E. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including, the required easements as specified in Paragraph A of Section 6 are submitted to, and approved by the City. Upon the City's approval of the legal description, the Conditional Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. F. The applicant shall execute an Affidavit of Acceptance of all conditions or this Lot Line Adjustment shall not be effective. PASSED, APPROVED AND ADOPTED ON THE 21ST DAY OF NOVEMBER, 1995. 1(7 b_eJlainf-19(ALLAN ROBERTHAIRMAN RESOLUTION NO. 95-17 PAGE 3 OF 4 • • ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA . COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 95-17 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT IN ZONING CASE NO. 529 was approved and adopted at an adjourned regular meeting of the Planning Commission on November 21, 1995 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices DEPUTY CITY CLERK RESOLUTION NO. 95-17 PAGE 4 OF 4 17, L,) Li L. r.-.71 1 3 1995 C11.1 22a, pJ /47-7e5' Ae6-: ae„ 4/4,5102' eX- 411./0 Zof Z//t/- AP./u57,1/6-A/7- '-9575-s- • 4<ecp, - sr" w-c7.• Pi-ro C Ala. 529 • "C"•• 4r-- HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: REQUEST • • City cl Rotting JUL OCTOBER 17,1995 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PRINCIPAL PLANNER ZONING CASES NO. 529 4 RINGBIT ROAD WEST & A VACANT LOT AT 6 RINGBIT ROAD WEST (LOTS 8-A-SF & 8-A-2-SF, RESPECTIVELY) RAS-1, 3.06 ACRES (4 RINGBIT ROAD WEST) & 3.09 ACRES (6 RINGBIT ROAD WEST) MS. KELLY TSOU & MR. CHING SUNG TSOU MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING SEPTEMBER 9, 1995 Request for a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act for property at 4 and 6 Ringbit Road West. BACKGROUND 1. At the last meeting, the applicant, Ms. Kelly Tsou, requested that the Lot Line Adjustment be reviewed separately from the Site Plan Review because the proposed residence was being redesigned. The Planning Commission viewed a staking of the proposed Lot Line Adjustment on September 30, 1995. 2. The applicants are requesting that the lot line between 4 Ringbit Road West (Parcel 1) and a vacant lot at 6 Ringbit Road West (Parcel 2) be adjusted so that the dividing lot line between the two properties will be moved 140 feet west at the north and the lot line at the south will be moved 170 feet to the east, thereby exchanging a similar triangular wedge-shaped portion of land for each parcel. A 10 foot easement is proposed on each side of the dividing lot line. The area of existing Parcel 1 is 3.06 acres gross, 2.66 acres net and existing Parcel 2 is 3.09 acres gross, 2.78 acres net. The proposed acreage for ZONING CASE NO. 529 PAGE1 Printed on Recycled Paper. { Parcel 1 is 3.01 gross, 2.58 acres net and the proposed acreage for Parcel 2 is 3.17 acres gross and 2.82 acres net. According to the Subdivision Map Act, 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. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. Referring to Section 17.16.060(A) Maximum Lot Coverage: Each of the two proposed lots is greater than the minimum one acre net as required in the RA-S-1 Zone. Referring to Section 17.16.060(B) Minimum Dimensions : (1) There is no street easement line on Parcel 2 as it is landlocked and accessed by a 15 foot existing and proposed easement through Parcel 1. (2) The southeast portion of Parcel 1 is part of the existing lot and less than 150 feet in width. The southeast portion of Parcel 2 is less than 150 feet in width and less than 150 feet in width. (3) (Not applicable) (4) The turn -around at Ringbit Road West exists. (5) There is no street easement line on Parcel 2 as it is landlocked and accessed by a 15 foot existing and proposed easement through Parcel 1. 3, Parcel 1 contains an existing house and attached garage that was originally built in 1953. Additions were constructed in 1972 and 1992 for a total residential size of 3,160 square feet. A 577 square foot swimming pool was constructed in 1959. 4. Parcel 2 building pad size will be 15,206 square feet. 5. Parcel 2 disturbed area of the lot will be 12.4% (40% maximum). 6. Future grading on Parcel 2 will require 3,150 cubic yards of cut soil and 3,150 cubic yards of fill soil. 7. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. ZONING CASE NO. 529 PAGE 2 • 17.6.050--17.16.060 5. Guest house; 6. Horseback riding ring; 7. Mixed use structure; 8. Recreational game court. B. Conditional Use As Primary Use. The following conditional uses may be permitted as a primary use on a lot: 1. Elementary school offering State -mandated cur- riculum; 2. Fire station; 3. Gate house; 4. Park and/or playground; 5. Public utility building or structure, including a reservoir or tank, necessary for the provision of essen- tial utility services to permitted uses in the City, but excluding wires, pipelines or poles; 6. Temporary manufactured home. (Ord. 239 §11(part), 1993). 17.16.050 Site plan review required. Site plan re- view shall be required for development in the RA-S zone, as specified in Chapter 17.46. (Ord. 239 §11(part), 1993). 17.16.060 Lot area and dimensions,. Minimum lot area and dimensions shall be as follows: A. Minimum Lot Area. 1. All lots in the RA-S-1 zone shall contain a minimum net lot area of forty-three thousand, five hundred sixty square feet. 2. All lots in the RA-S-2 zone shall contain a minimum net lot area of eighty-seven thousand, one hundred twenty square feet. 3. The City Council may establish a greater mini- mum net lot area as warranted by environmental conditions. Wherever a greater minimum area is required, a number ex- pressing the required acreage shall be placed upon the zoning map as a suffix to the base zone district (for exam- ple, RA-S-10 for a minimum net lot area of ten acres). 4. Lots or parcels of record which, prior to the adoption of the current standard, are smaller than the cur- rently required lot area shall be considered to have the required area. B. Minimum Dimensions. All lots shall comply with the following width and depth requirements: 1. The width of a lot at and along the street easement line shall be at least equal to or greater than the lot depth divided by two and one-half. However, in no event shall such abutting footage be less than one hundred fifty feet. 2. The minimum width of a lot at any point shall be one hundred fifty feet, measured at right angles to the side lot lines. 209 (Rolling Hills 5/94) 17.16.060 3. For corner lots, the lot line with the smallest linear feet of lot frontage shall be considered the front lot line for the purpose of this section. In measuring the front lot width, the measurement shall not include any footage within the side street easement. SUMMARY OF DEVELOPMENT STANDARDS(a) Development Standard Zone District 1. Minimum Net Lot Area 2. Minimum Lot Dimensions •Width Along Street Easement •Width at Any Point •For Cul-de-sac Frontage *Depth RA-S-1 43,560 sf RA-S-2 87,120 sf At least lot depth divided by 2-1/2, but in no case less than 150' 150' 150' Dependent upon turn -around; see Section 17.16.060.B.4 Must be equal to or greater than width along front street easement, with maximum slope of 29% 3. Maximum Lot Coverage •By Structures 20% 20% •By Structures and impervious 35% 35% surfaces 4. Height Limitation One story (mezzanines, lofts, and storage areas not permit- ted) 5. Minimum Dwelling Unit Size 1,300 sf, with 20' minimum width 6. Maximum Buildable Slope 7. Required Yards •Front *Side •Rear Notes: 2:1, with no structures allowed on sides or bottoms of canyons or natural drainage courses 50' 20' (b) 50' 50' 35' (c) 50' (a) This table summarizes development standards. For complete descrip- tions, refer to Sections 17.16.040 through 17.16.130. (b) If an easement along the side property line exceeds 10 feet in width measured from the side property line, the side yard shall measure no less than 10 feet from the easement interior boundary, and in no event less than 20 feet from the property line. (c) If an easement along the side property line exceeds 10 feet in width measured from the side property line, the side yard shall measure no less than 25 feet from the easement interior boundary, and in no event less than 35 feet from the property line. 210 (Rolling Hills 5/94) 17.6.070--17.16.080 4. For lots fronting at the turn -around end of a cul-de-sac, the minimum frontage width shall be a function of the required cul-de-sac radius and the number of lots fronting the turn -around. No more than two lots shall front the turn -around, and the turn -around shall have a minimum radius of thirty-two feet. 5. All lots shall have a depth with a maximum slope of twenty-nine degrees equal to or greater than the lot width abutting the front street easement. (Ord. 239 §11(part), 1993). 17.16.070 Maximum level of site development permit- ted. The following standards for maximum lot coverage and maximum disturbed area shall apply to all development in the RA-S zone. A. Maximum Lot Coverage. Two maximum lot coverage standards shall apply - maximum coverage by structures and maximum coverage by impervious surfaces. 1. Coverage by Structures. All structures on a lot shall not cover more than twenty percent of the net lot area. For the purpose of this section, "structures" in- clude the primary residence, all accessory buildings, rec- reational game courts, swimming pools and similar facili- ties, existing stables, combination stable and corral sites required by Section 17.16.180, and subterranean structures. 2. Impervious Surface Coverage. All structures, as defined in subsection (A)(1) of this section, and all other impervious surfaces shall not cover more than thirty- five percent of the net lot area. For the purposes of this section, impervious surfaces shall include all driveways, parking areas, walks, patios, decks and asphaltic or con- crete paving not maintained by the Association. B. Maximum Disturbed Area. The natural conditions on a lot shall be maintained to the greatest degree possible. Disturbance shall be limited to forty percent of the net lot area. For the purposes of this section, "disturbance" shall include any graded building pad area, any nongraded area where impervious surfaces exist and any planned land- scaped areas. (Ord. 239 §11(part), 1993). 17.16.080 Heiaht limitation. A. General Limitation. A building shall have no more than one story, meaning no interior habitable space shall exist over any other interi- or habitable space. For the purposes of this section, "interior habitable space" includes lofts, mezzanines and storage areas. B. Exceptions. 1. A one-story space shall be permitted over a basement or subterranean garage. 211 (Rolling Hills 5/94) • c4, ol ie0ii iie HEARING DATE: SEPTEMBER 19,1995 TO: ATTENTION: FROM: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MEMBERS OF THE PLANNING COMMISSION CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PRINCIPAL PLANNER APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 529 4 RINGBIT ROAD WEST & A VACANT LOT AT 6 RINGBIT ROAD WEST (LOTS 8-A-SF & 8-A-2-SF, RESPECTIVELY) RAS-1, 3.06 ACRES (4 RINGBIT ROAD WEST) & 3.09 ACRES (6 RINGBIT ROAD WEST) MS. KELLY TSOU & MR. CHING SUNG TSOU MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING SEPTEMBER 9, 1995 Request for a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act for property at 4 and 6 Ringbit Road West; request for Variances to permit retaining walls and a future stable to encroach into the front yard setback; and request for Site Plan Review for the construction of a new single family residence and attached garage at a vacant lot at 6 Ringbit Road West. DISCUSSION In reviewing the applicants' request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicants are requesting that the lot line. between 4 Ringbit Road West (Parcel 1) and a vacant lot at 6 Ringbit Road West (Parcel 2) be adjusted so that the dividing lot line between the two properties will be moved 140 feet west at the north and the lot line at the south will be moved 170 feet to the east, thereby exchanging a similar triangular wedge-shaped portion of land for each parcel. A 10 foot easement is proposed on each side of the dividing lot line. The area of existing Parcel 1 is 3.06 acres gross, 2.66 acres net and Printed on Recycled Paper. f • • ZONING CASE NO. 529 PAGE 2 existing Parcel 2 is 3.09 acres gross, 2.78 acres net. The proposed acreage for Parcel 1 is 3.01 gross, 2.58 acres net and the proposed acreage for Parcel 2 is 3.17 acres gross and 2.82 acres net. Each of the two proposed lots is greater than the minimum one acre net as required in the RA-S-1 Zone. Attached is a table showing the lot size and residential square footage of nearby properties. The applicants request Variances to permit a 93 foot long retaining wall that will not exceed 5 feet in height to encroach up to 10 feet into the front yard setback and a 450 square future stable to encroach 35 feet into the front yard setback on Parcel 2. The applicants state that the front yard is the only place on Parcel 2 that will accept a building for a horse facility and that horse facilities are encouraged by the City. In addition, the applicants request Site Plan Review to construct a 4,027 square foot residence and attached 706 square foot garage on Parcel 2. 2, Parcel 1 contains an existing house and attached garage that was originally built in 1953. Additions were constructed in 1972 and 1992 for a total residential size of 3,160 square feet. A 577 square foot swimming pool was constructed in 1959. 3. Parcel 2 building pad size will be 15,206 square feet that will have 4,829 square feet of structural coverage or 31.8%. 4. Parcel 2 disturbed area of the lot will be 12.4% (40% maximum). 5. Parcel 2 grading will require 3,150 cubic yards of cut soil and 3,150 cubic yards of fill soil. 6. Parcel 2 structural lot coverage will be 5,279 square feet or 4.3% (20% permitted) and total lot coverage will be 10,625 square feet or 8.7% (35% permitted). 7. Access to Parcel 2 will continue along an existing and proposed 15 foot wide easement at the southeastern portion of Parcel 1 from Ringbit Road West. 8. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. ZONING CASE NO. 529 PAGE 3 ADDRESS NEARBY PROPERTIES NET LOT AREA RESIDENCE OWNER (ACRES) SIZE (SQUARE FEET) 1 Ringbit Road Sipes West 2 Ringbit Road Dederer West 3 Ringbit Road Hummel West 4 Ringbit Road Tsou West (Parcel 1) 5 Ringbit Road Schnel West 6 Ringbit Road West (Parcel 2) 1.18 acres 1.26 acres 1.01 acres 2.66 acres 1.61 acres Tsou (Existing) 2.78 acres AVERAGE PROPOSED 1.75 acres 2.82 acres 4,405 4,088 3,424 3,160 3,808 Vacant Lot 3,777 4,027