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Planning Commission Adjourned Regular Meeting 02-16-2016MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION FEBRUARY 16, 2016 PRESENT: Chairman Chelf, Commissioners Cardenas, Gray, Kirkpatrick, and Smith Raymond Cruz, City Manager Yolanta Schwartz, Planning Director Wendy Starks, Associate Planner FIELD TRIP Chairman Chelf called the meeting to order at 7:30 a.m. at 46 Eastfield Drive. 10 BOWIE ROAD, ZONING CASE NO. 895. THE APPLICANT REQUESTED CONTINUANCE OF THIS CASE TO THE MARCH 15, 2016 PLANNING COMMISSION FIELD TRIP MEETING. A. ZONING CASE NO. 898. Request for a Site Plan Review to construct an 1,835 square foot addition and a raised deck, and a Variance to encroach with 150 square feet of the addition 10 feet into the front yard setback, to retain a shed in side setback and to exceed the maximum permitted disturbed area of the lot at 46 Eastfield, (Lot 97-EF), Rolling Hills, CA (Miller). The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 exemption Guidelines. Also present for this field trip was: Anthony Inferrera, Architect Planning Director Schwartz reviewed the applicant's request for Site Plan Review and Variance and pointed out the setback at the front, the western side setback, and the rear setback, and to the existing legal non -conforming shed in the side setback the applicant is proposing to retain. Mr. Inferrera advised that the applicant recently moved it so it is no longer in the easement but it still remains in the setback. Director Schwartz pointed out the graded pad in the rear of the property where the future stable and corral are proposed. The group then walked towards the front of the property where the 1,635 square foot addition is proposed with 80 square feet of it to encroach into the front yard setback. It was noted that the addition would not be visible from the street or any neighbor due to the steep nature of the lot and the landscaping that screens it. Director Schwartz pointed out the flat roof on the existing guest house and advised that a 1 Condition of Approval would be that the applicant ensure the roof on the previously constructed pool shelter/guest house has been reconfigured and approved by the RHCA Architectural Committee in conjunction with obtaining building permits for the proposed project. Mr. Inferrera advised that the proposed deck was not staked and is being removed from this proposal and Director Schwartz advised that the disturbance will remain as is existing if the deck is no longer proposed. Commissioner Gray inquired about the height of the addition and Director Schwartz answered it is higher than the existing roofline. The architect stated that the span is bigger. Discussion ensued about the height of the addition in the front and whether it needs to be so much higher than the existing house. Commissioner Gray stated that the way the project is staked it may not work when it goes to construction and the applicant may have to revise the ridgeline. The group then proceeded to the rear of the property where the 150 square foot addition is proposed, but was not silhouetted. Commissioner Smith inquired about the roofline as it was not staked and Director Schwartz advised it would likely require an 18 -inch eave. There was concern expressed about whether this addition will accommodate a 4 -foot walkway around the house. Commissioner Cardenas asked whether the utility shed attached to the house, which houses a tankless water heater, will be relocated and where. Director Schwartz advised that it should be shown on the plans. B. ZONING CASE NO. 894. Request for a Site Plan Review to construct a new 6,631 square foot single family residence, 1,308 square foot garage, 1,781 square feet covered porches, 950 square foot swimming pool/spa, covered koi pond, various heights, but not to exceed 5' high retaining walls and other miscellaneous accessory structures; grading for the new development and modification to a previously approved corral area; and request for a Variance to encroach with 325 square feet of the new residence and covered patio into the side yard setback at 77 Crest Road East, (Lot 69 -A1 -MS), Rolling Hills, CA, (Jankovich). The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3 exemption Guidelines. Also present for this field trip were: Tavisha Nicholson, Engineer Geoff Sumich, Designer Tom Jankovich, Property Owner Mary -Ann Jankovich, Property Owner Criss Gunderson, Architect and representative of 71 Crest Road East Planning Director Schwartz reviewed the request for Site Plan Review and Variance. Geoff Sumich presented a model of the proposed development for the Commission's review. Commissioner Smith had a question about the 3 large trees and the owners stated that they wish to retain them if possible. Criss Gunderson advised that while he is reporting back to his clients he does not 2 foresee any objections or issues. In response to Commissioner Smith, Director Schwartz stated that a resident below, and one from across the canyon in Rancho Palos Verdes reviewed the plans and voiced no objections or concerns. In response to Chairman Chelf, Director Schwartz stated that the proposed development is not in an easement, but that a portion of the house and porches are in the side setback. Commissioner Smith inquired if the proposed house could be shifted out of the setback. Tavisha Nicholson illustrated how the eastern side setback is very steep and stated that the applicants prefer not to grade on that slope. Commissioner Chelf inquired about the walls and Tavisha Nicholson advised they are less than 3 feet, up to 5 feet, averaging 2.5 feet. Criss Gunderson inquired if there will be fill for the pool and Tavisha confirmed there would be with some cut being exported. Director Schwartz pointed out where the biofiltration unit is proposed. Director Schwartz pointed out the limits of grading on eastern side of the building pad. Criss Gunderson requested that the applicant consider relocating the pool equipment enclosure to the eastern side of the property overlooking the canyon to avoid potential noise to his client below. The group reviewed the previously approved stable area and the proposed modification to the 3' high wall, which is planned to be moved slightly to the north to allow the owners for a larger open area around the stable. Director Schwartz stated that the existing house could not be demolished prior to constructing the stable and the property owners confirmed this would not be an issue as they plan to reside in the existing home for at least a year. There being no further discussion, the public hearing was continued to the evening meeting of the Planning Commission at 6:30 PM. Respectfully Submitted, Y gi: nta Schwartz P . nning Director D e Date 3 CITY OF ROLLING HILLS PROOF OF SERVICE BY MAIL AND POSTING STATE OF CALIFORNIA ss COUNTY OF LOS ANGELES I am a citizen of the United States. I am over the age of eighteen years and not a party to the within proceeding; my business address is 2 Portuguese Bend Road, Rolling Hills, California. On the 13th day of February, 2016,1 serve the within Planning Commission Meeting Agenda Adjourned Regular Meeting - 02/16/2016 a copy of which is annexed hereto and made a part hereof, on the person, or persons, named below by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully prepaid, in the United States mail at Rolling Hills, California addressed as follows: Emailed MAILED DROPBOX DELIVERED Assistant City Manager RH ListSery NONE City Attorney Planning Commission Also posted at City Hall and at www.Rolling-Hills.org I certify (or declare) under penalty of perjury, that the foregoing is true and correct. Executed on the 13th day of February 2016 at Rolling Hills, California. EWA NIKODEM ADMINISTRATIVE ASSISTANT INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 AGENDA ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION CITY OF ROLLING HILLS 7:30 AM TUESDAY, FEBRUARY 16, 2016 MEET AT 46 EASTFIELD DRIVE 1. CALL MEETING TO ORDER 2. ROLL CALL 3. COMMENTS FROM THE PUBLIC ON ITEMS NOT ON THE AGENDA 4. FIELD TRIPS A. ZONING CASE NO. 895. THE APPLICANT REQUESTED CONTINUANCE OF THIS CASE TO THE MARCH 15, 2016 PLANNING COMMISSION FIELD TRIP MEETING. Request for a Site Plan Review to construct a new residence and Variances in Zoning Case No. 895, at 10 Bowie Road, (Lot 4-CRA), Rolling Hills, CA (Pang Jui Yiu). B. ZONING CASE NO. 898. Request for a Site Plan Review to construct an 1,835 square foot addition and a raised deck, and Variances to encroach with 150 square feet of the addition 10 feet into the front yard setback, to retain a shed and service yard in side setback for deck wall that does not average out to 2.5' in height and to exceed the maximum permitted disturbed area of the lot at 46 Eastfield Drive, (Lot 97-EF), Rolling Hills, CA (Miller). The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 exemption Guidelines. C. ZONING CASE NO. 894. Request for a Site Plan Review to construct a new 6,631 square foot single family residence, 1,308 square foot garage, 1,781 square feet covered porches, 950 square foot swimming pool/spa, covered koi pond, various heights, but not to exceed 5' high retaining walls and other miscellaneous accessory structures; grading for the new development and modification to a previously approved corral area; and request for a Variance to encroach with 325 square feet of -1- the new residence and covered patios into the side yard setback at 77 Crest Road East, (Lot 69 -A1 -MS), Rolling Hills, CA, (Jankovich). The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3 exemption Guidelines. 5. ADJOURNMENT Documents pertaining to an agenda item received after the posting of the agenda are available for review in the Cihy Clerk's office or at the meeting at which the item will be considered. -2- g qeee INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 4B Mtg. Date: 02-16-16 FT TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR WENDY STARKS, ASSOCIATE PLANNER APPLICATION NO. ZONING CASE NO. 898 SITE LOCATION: 46 EASTFIELD DRIVE (LOT 97-EF) ZONING AND SIZE: RA -S-1, 1.8 ACRES (EXCL. ROADWAY EASEMENT) APPLICANT: MR. AND MRS. ROBERT MILLER REPRESENTATIVE: TONY INFERRERA, ARCHITECT REQUEST AND RECOMMENDATION 1. The Planning Commission held a public hearing in this case on January 19, 2016 and scheduled a field visit to the site on February 16, 2016. 2. The applicants, Mr. and Mrs. Robert Miller, request a Site Plan Review and Variances to construct improvements on their property at 46 Eastfield Drive. The construction consists of: a 1,835 square foot addition to their existing residence for a total of 4,078 square feet residence, and a 375 square foot raised deck with stairs leading down to it from the house pad and grading of total of 700 cubic yards of dirt. The variances are requested for: 1) the proposed deck wall does not meet the requirement of 2.5' high wall average and will be close to 5' average, 2) 150 square foot portion of the proposed addition encroaches into the front yard setback, 3) request to retain an existing wood shed and service yard in the side setback, and 4) exceed the maximum permitted disturbed area of the lot. 3. It is recommended that the Planning Commission review the staff report, view the project in the field, take public testimony and continue the meeting to the evening meeting of the Planning Commission. ZC NO. 898 46 Eastfield. 0 BACKGROUND 4. The property is zoned RAS-1 and the lot area excluding the roadway easement is 1.8 acres. For development purposes the net lot area of the lot is 65,880 square feet or 1.51 acres. Records indicate that the residence was constructed in 1955. Through the years several additions were made to the residence. Grading for a corral area was approved in 1960 and a stable/tack room was also constructed in 1960. The pool was constructed in 1959 and in 1961 a pool shelter/guest house was constructed. The pool shelter/guest house was subject to a code enforcement issue in 2007, as a previous owner renovated the structure, constructed a flat roof with a deck and outdoor barbeque without permits. Following code enforcement action, the owner obtained the required permissions and building permits, but has not corrected the roof configuration. The RHCA Architectural Committee is enforcing the slope of the roof. 5. Currently the lot is developed with a 2,243 square foot residence, 420 square foot garage, 465 square foot swimming pool, 680 square foot guest house, several trellises, sheds, and other amenities. One of the sheds and the service yard are located in side setbacks and require a variance or must be removed. The pool equipment area is located in the side setback as well. Since there are records of permits for the pool from 1959, the equipment area would have been constructed at the same time and is considered legal -nonconforming. MUNICIPAL CODE COMPLIANCE 6. The 375 raised deck is greater than 12" above grade and is proposed to be 5' out of grade on the downhill side. The deck and associated walls do not meet the requirement of 2.5' high wall average, and will be close to 5' average. This condition requires a variance. 7. The proposed addition of 1,835 contains a 150 square foot portion that encroaches into the required 50 -foot front yard setback by 10 feet, leaving a 40 -foot front yard setback, which requires a variance. 8. The lot currently is nonconforming for disturbed area (maximum 40% of net lot area permitted). There is a total existing disturbed area of 26,600 square feet (40.38% of the net lot area), which is proposed to be increased due to the deck construction to 27,800 square feet; an increase of 1,200 square feet, to 42.20%, which requires a variance. The architect states that the proposed disturbance follows the boundary of the existing block walls and stairway. Grading for this project will entail 100 cubic yards cut, 100 cubic yards fill, plus over -excavation of 250 cubic yards and recompaction of 250 cubic yards, for a total of 700 cubic yards of dirt. 9. The applicants request to retain a 100 square foot shed and 96 square foot service yard in the west side yard setback, which also require a variance. ZC No. 898 46 Eastfield Dr. 10. The residential building pad (outside of setbacks) will not be increased and will remain at 9,950 square feet. The coverage on this pad is proposed at 62.56%, which includes all of the structures on this pad. With the allowed deductions the building pad coverage will be 54.81%. This is an increase from 33.16% from the existing condition. The code provides a guideline of 30% maximum coverage. There is an existing building pad of 2,840 square feet where a pool and guest house is located. The total building pad coverage on this pad remains at 41.55%. No changes are being proposed to this building pad. The future stable and corral are proposed to be set aside on an existing stable building pad, which is 3,375 square feet in area. The coverage on this pad with a future 450 - square foot stable and an existing shed of 185 square feet will be 15.26%. No changes are being proposed to this future building pad. A fourth pad comprised of the 375 square foot deck is proposed with a total building pad coverage of 100%. 11. The structural lot coverage proposed, with allowed deductions, will be 7,854 square feet or 11.9% net lot coverage. The total lot coverage will be 13,916 square feet or 21.1% net lot coverage. 12. The architect states that 150 square feet of the proposed 1,835 addition will encroach 10 feet into the front setback. He advises that while the lot is larger than those in the direct vicinity of the property, the majority of it is sloped and unbuildable. By utilizing a portion of the existing flat space, be it in the front setback, it allows for less grading and less overall disturbance of the lot. The addition remains within the existing retaining wall and flat area on the site, and the total size of the residence will be in line with other newer homes in the neighborhood. 13. The proposed raised deck is to be located between two existing walls and will not be obtrusive, it is on the side of the addition and not in setbacks. 14. The Rolling Hills Community Association will review this project at a later date. 15. The project will be required to comply with storm water management requirements and all other Zoning Code requirements, including undergrounding of utility lines. 16. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review and Variances and must find that the proposed uses are consistent with the General Plan and development standards of the City (except as related to the variances), including ZC No. 898 46 Eastfield Dr. provision for open space and maintaining rural environment and that the uses will not adversely affect adjacent properties. 17. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) as a Class 1 exemption in that the project is an addition. ZC NO. 898 NEARBY PROPERTIES For information on Address House size in sq.ft. (built/add or remodel) Lot Area sq.ft. (excl. roadway easements) 13 Openbrand 3,700 (1955/1961 216,057 24 Outrider Road 5,551 (1993/1994) 112,820 48 Eastfield Dr. 2,898 (1956/1966) 78,410 45 Eastfield Dr. 5,820 (1954/1959) 93,650 44 Eastfield Dr. 3,186 (2007) 35,720 50 Eastfield Dr. 5,325 (1999) 50,530 46 Eastfield Proposed 4,078 77,970 NOTE:The above do not include garages, basements and other accessory structures. SOURCES: Assessors' records ZC No. 898 46 Eastfield Dr. 0 SITE PLAN REVIEW EXISTING PROPOSED RA -S- 1 ZONE SETBACKS SINGLE FAMILY RESIDENCE WITH GARAGE , POOL, GUEST HOUSE, GAZEBO, NEW RESIDENCE WITH BASEMENT, POOL, OUTDOOR KITCHEN, SET -ASIDE STABLE/CORRAL LOCATION Front 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from rear easement line STRUCTURES Residence Garage Swimming Pool Pool Equipment Guest House Att/cov porches Entryway Att trellis garage Shed/stable pad Barbecue Kitchen Shed Service yard 2243 sq.ft. 420 sq.ft 465 sq.ft. 35 sq. ft. 680 sq. ft. 300 sq. ft 465 sq. ft. 325 sq. ft. 185 sq. ft. 25 sq. ft. 300 sq. ft. 100 sq.ft. 96 sq.ft. Residence Garage Swimming Pool Pool Equipment Guest House Att/cov porches Entryway Att trellis garage Shed/stable pad Barbecue Kitchen Shed Service yard Raised deck Stable (set -aside) 4078 sq.ft. 420 sq.ft 465 sq.ft 35 sq.ft. 680sq.ft. 300 sq.ft. 465 sq.ft 325 sq.ft. 185 sq.ft. 25 sq.ft. 300 sq.ft. 100 sq.ft. 96 sq.ft. 375 sq.ft. 450 sq.ft. (Site Plan Review required for new residence and if size of structure increases by more than 999 s.f. in a 36 -month period). TOTAL 5,639 sq. ft. TOTAL 8,288 sq.ft. STRUCTURAL LOT COVERAGE 7.9% w/allowed deductions 7,854 sq.ft. w/ allowed deductions or 11.9% of 65,880 sq. ft. net lot area (20% maximum) TOTAL LOT COVERAGE 17.2% with exclusions/allowances 13,916 sq.ft or 21.1% of 65,880 sq ft. net lot w/allowances (35% maximum) BUILDING PADS (30% guideline) 33.16% 41.55% 0.00% 0.00% 54.81 % of 9,950 sq.ft. residential pad 41.55% of 2,840 15.3% sq.ft. of 3,375 sq. ft. 100% of 375 sq.ft. Residence Pool Stable (min. 450 sq. ft. stable) Deck GRADING N/A 100 c.y. cut for house, 250 c.y. overexcavation for house = 350 c.y. total cut 100 c.y. fill for deck, 250 c.y. recompaction = 350 c.y. total fill SUM = 700 c.y. Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site (except basement) DISTURBED AREA 40.38% 42.20% 27,800 sq.ft. of net lot area (40% max; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. N/A 450 sq. ft. future proposed 550 sq. ft. future corral & 550 SOFT. CORRAL) STABLE ACCESS N/A Off main private driveway ROADWAY ACCESS Existing driveway approach Existing driveway approach VIEWS N/A Planning Commission review PLANTS AND ANIMALS N/A Planning Commission review ZC No. 898 46 Eastfield Dr. SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; ZC No. 898 46 Eastfield Dr. C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC No. 898 46 Eastfield Dr. C ed, al Red", qeeei INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 4C Mtg. Date: 02-16-16 FT TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: DATE PUBLISHED: ZONING CASE NO. 894 77 CREST ROAD EAST (LOT 69 -A -1 -MS) RA -S-2, 10.35 ACRES MR AND MRS. TOM JANKOVICH BOLTON ENGINEERING JANUARY 7, 2016 REQUEST AND RECOMMENDATION 1. The Planning Commission held a public hearing in this case on January 19, 2016 and scheduled a field visit to the site on February 16, 2016. 2. The applicants Mr. and Mrs. Jankovich request a Site Plan Review for the construction of a new 6,631 square foot single-family residence, 2 new garage(s) for a total of 1,308 square feet, a new pool (900 square feet) and spa (86 square feet) with a 140 square foot catchment basin, 1,910 square feet of attached covered porches, a 1,070 square foot pond, a 245 square foot koi pond gazebo, new driveway and turnaround access and site retaining walls that exceed 3 feet in height. A variance is requested as 325 square feet of the residence and 3 covered patios are proposed to be located in the side yard setback. Two of the covered porches will encroach between 0' to 7' into the side setback and a third porch, (130 square feet) will encroach in its entirety into the side setback, beyond the residence encroachment. The applicants also request slight modification to the previously approved corral and wall in the front yard. ZC NO. 894, 77 Crest E. 3. It is recommended that the Planning Commission review the staff report, view the project in the field, take public testimony and continue the meeting to the evening meeting of the Planning Commission. BACKGROUND 4. The property is zoned RAS-2 and the gross lot area is 10.35 acres. The net lot area is 9.56 acres or 416,381 square feet. However, much of the lot is undevelopable due to the steep eastern and southern slope, and the flag lot shape further constrains the lot. The lot is located south of Crest Road East and south of a shared driveway. 5. The property is currently developed with a 3,275 square foot residence, a 591 square foot garage, and a 96 square foot service yard. A 3,456 square foot stable with a loft was recently approved (Resolution 2015-07). 6. In July 2015 the Planning Commission approved a request for a Site Plan Review, Conditional Use Permit, and a Variance to construct a stable with corral that required grading and to allow the stable and corral in the front yard area. The approved proposed stable would contain 3,691 square feet, which includes 3,456 square feet on the ground floor plus a 235 square foot loft. The approved corral area is proposed to be 2,000 square feet. Concurrently, the Planning Commission approved a lot line adjustment that removed the existing lot line between 77 Crest Road East (Lot 1, Tract 27526) and the adjoining vacant lot to the north (Lot 2, Tract 27526), merging the two lots, both zoned RAS-2, into the current single parcel containing 450,811 gross square feet, or 10.35 acres. MUNICIPAL CODE COMPLIANCE 7. With the previously approved stable, the disturbed area was approved at 11.88% of the net lot area. The proposed disturbed area will be 14.29%, below the maximum allowed disturbance of 40% (Municipal Code 17.16.070B). The grading will consist of 2,645 cubic yards of cut (for the stable, pond, corral, driveways, yard areas, pool/spa excavation, and over -excavation), and 2,395 cubic yards of fill (for the stable, corral, driveways, yard areas, and recompaction) with a total export of 250 cubic yards from the pool and spa. 8. The new residence is proposed in the same general location as the current residence and will range from 14.7' to 17.3' plus chimneys in height at the highest ridge. 9. The property drains to the south/southeast and will be collected in two on -site underground dissipaters and one 360 square foot biofiltration unit that will receive and treat the stormwater from the site. The biofiltration unit is proposed in the side yard setback with walls not to exceed 3 feet in height. The walls for this unit are allowed in the setback (Section 17.16.150G), as they are associated with "a drainage device." This ZC NO. 894, 77 Crest E. project is subject to the City's Low Impact Development Ordinance, due to land development activities for construction of a new single-family residence where one acre or more of land is disturbed and where the project adds 10,000 square feet or more of impervious surface. (Chapter 8.32 of the Rolling Hills Municipal Code). 10. The applicants will continue to utilize the existing driveway approach to the residence. Per the Fire Department requirement, the driveway will be widened to 20 feet and will be moved slightly to the east, outside the side setback. The existing primary driveway is 10,330 square feet and will be enlarged by 930 square feet for a total of 11,260 square feet. 750 square feet of asphalt Guest Parking is proposed to be integrated into, but adjacent to the circular driveway and will accommodate 3 parking spaces. A landscaped island will be retained around the circular driveway. The applicants also plan to preserve the large Oak Trees inside the island. 11. A 245 square foot Koi Pond Gazebo is proposed on a bridge spanning over the 1,070 square foot Koi Pond. 12. The applicants propose to substantially utilize the existing 34,815 square foot building pad for the new construction, and enlarge it by 4,985 square feet on the flat space to the south and west of the existing residence to 39,800 square feet. The total building coverage on this pad will be 15,194 square feet or 38.2%, which includes all of the structures including the stable, but excludes the permissible deductions of a portion of the attached porch, the gazebo and the fireplace. 13. The structural net lot coverage is proposed at 15,857 square feet or 3.8%, (20% max. permitted); and the total lot coverage proposed will be 36,547 square feet or 8.8%, (35% max. permitted) excluding allowable deductions. 14. The applicant proposes a retaining wall that would border the lower portion of the building pad, and which would range from a curb to 5' in height, with an average height of 2.5'. A 4' to 5' wide D.G. walkway is proposed behind the retaining wall and for access to the pool equipment area. 15. The applicant is also proposing to relocate a portion of the previously approved 3' high wall closer to the front yard setback line to create a wider corral area to the north of the stable. 16. In describing the application the applicants' agent states, in part, that the site already has a graded pad, driveway and an area for a stable and corral, which will remain and will be re -used to minimize impact on the lot. The grading will consist of re- grading of existing areas, and new grading will be minimal with a total cut of 2,645 cubic yards, total fill of 2,395 cubic yards, and 250 cubic yards to be exported. The driveway is designed to allow for emergency vehicles turnaround. 325 square feet of the residence and 3 attached porches will encroach into the side setback and the ZC NO. 894, 77 Crest E. applicant advises this is due to the "flag lot" shape and the dramatic slope that makes much of the lot undevelopable without creating additional disturbance. 17. The applicant's agent further states that the project will utilize the existing common driveway and the proposed residence is over 250 linear feet from the termination of the common driveway off of Crest Road East and a new fire department driveway and turnaround access is being provided on the property only. Therefore, the access to the properties above will not be affected. There are 3 large trees in the center of the property that are being preserved subject to the fire department and Fuel Mod Unit approval of their location in the driveway turnaround area. 18. Rolling Hills Community Association will review this project at a later date. 19. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review and Variance and must find that the proposed uses are consistent with the General Plan and development standards of the City, including provision for open space and maintaining rural environment and that the uses will not adversely affect adjacent properties. 20. This project is subject to the City's Water Efficient Landscape ordinance and landscaping plans and certifications of water conservation will be required. Fuel modification review and approval from the Fire Department is also required. 21. The project will be required to comply with storm water management requirements, and all other zoning requirements, including undergrounding of utility lines and a new septic tank. 22. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA), Class 3. ZC 894 NEARBY PROPERTIES For information onl Address House size in sq.ft. (built/add or remodel) Lot Area (excl. roadway easements) 73 Crest Road E. 4,375 (1983/1985) 2.78 71 Crest Road E. *3,109 (recently approved)_ 2.35 67 Crest Road E. 4,289 (1977/1990) 3.89 83 Crest Road E. 5,723 (1977/1984) 2.36 85 Crest Road E. 4,685 (1951/1954) 3.13 87 Crest Road E. 3,969 (1968/1973) 1.91 91 Crest Road E. 5,156 (2004) 3.90 AVERAGE 4,472 2.9 77 Crest Road E. Existing 3,275 6,631 Proposed 9.56 ZC NO. 894, 77 Crest E. NOTE: The above do not include garages, basements and other accessory structures. SOURCES: Assessors' records * City records ZC. NO. 894 SITE PLAN REVIEW EXISTING PROPOSED RA -S- 2 ZONE SETBACKS SINGLE FAMILY RESIDENCE WITH GARAGE TO BE DEMOLISHED NEW RESIDENCE WITH GARAGE(S), POOL/SPA, STABLE, ACCESSORY STRUCTURES Front. 50 ft. from front easement line Side: 35 ft. from property line Rear: 50 ft. from rear property line STRUCTURES Residence Garage Pool + spa Pool equipment Stable Att.Cov. Porches Entryway Koi House Koi Pond Fireplace Service yard 3275 sq.ft. 591 sq.ft. 0 sq.ft. 0 sq.ft 3456 sq.ft. 0 sq.ft. 0 sq.ft. 0 sq.ft 0 sq.ft 0 sq.ft 96 sq.ft. Residence Garages Pool + spa Pool equipment Stable Att. Cov. Porches Entryway Koi House Koi Pond Fireplace Service yard 6631 sq.ft. 1308 sq.ft. 1126 sq.ft. 40 sq.ft. 3456 sq.ft. 1910 sq.ft. 95 sq.ft. 245 sq.ft 1070 sq.ft 50 sq.ft 96 sq.ft (Site Plan Review required if size of structure increases by more than 999 s.f. in a 36 -month period). TOTAL 7,418 sq.ft. TOTAL 16,027 sq.ft STRUCTURAL LOT COVERAGE 0.88% 15,857 sq.ft. w/allowances or 3.8% of 416,381 sq.ft net lot area (20% maximum) TOTAL LOT COVERAGE 4.39% 36,547 sq.ft. w/allowances or 8.8% of 416,381.ft. net lot area (35% maximum) BUILDING PADS (30% guideline) 21.31% 38.18% of 39,800 sq.ft. pad GRADING N/A 2,645 cubic yards of cut and 2,395 cubic yards of fill = 250 cubic yards of export Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site.. DISTURBED AREA 11.88% 14.3% of the net lot area (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. N/A 3,456 sq.ft, 215 sq.ft. loft, , 2,000 sq.ft. corral approved & 550 SQ.FT. CORRAL) STABLE ACCESS N/A approved ROADWAY ACCESS Existing driveway approach Existing driveway approach VIEWS N/A Planning Commission review PLANTS AND ANIMALS N/A Planning Commission review ZC NO. 894, 77 Crest E. SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; ZC NO. 894, 77 Crest E. ( l C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC NO. 894, 77 Crest E.