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7BAgenda Item: 7-B Meeting Date: 02-17-15 MEMORANDUM TO RECUSE TO: Honorable Chairman and Members of the Planning Commission FROM: Heidi Luce, City Clerk SUBJECT: Zoning Case No. 870 & No. 871- Lot Line Adjustments between four parcels at: 1 Buckboard Lane,1 Georgeff Road, vacant lot known as 3 Georgeff Road and 8 Crest Road East. DATE: FEBRUARY 17, 2015 Due to the proximity of their properties to the subject property, Vice Chairperson Smith and Commissioner Mirsch should recuse themselves from consideration of Zoning Case No. 870 and No. 871.. They may however, participate as residents. HI INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-9521 FAX (310) 377-7288 Agenda Item No: 7B Mtg. Date: 2/17/15 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 870 -Lot Line Adjustment & Variance; ZONIGN CASE NO. 871- Zoning Map and General Plan Amendment SITE LOCATION: 1 BUCKBOARD LANE,1 and 3 GEORGEFF ROAD, 8 CREST ROAD E. ZONING AND SIZE: RA -S-1 and RAS -2; VARIOUS SIZE LOTS APPLICANT: KURT ROBINSON REPRESENTATIVE: I/WS SURVEYING NOTICE PUBLISHED: JANUARY 8, 2015 REQUEST AND RECOMMENDATION 1. The Planning Commission visited the site earlier in the day on February 17, 2015. It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. 2. The applicant, Mr. Kurt Robinson, requests lot line adjustments, variance and Zoning Map and General Plan amendments. The project encompasses 4 parcels; 3 of which are developed with single-family residence each and one is vacant. The properties are: Parcel 1-1 Buckboard Lane, Parcel 2- vacant parcel known as 3 Georgeff Road, Parcel 3 -1 Georgeff Road, and Parcel 4 - 8 Crest Road East. The proposed project consists of the following applications: A. Zoning Case No. 870, Lot Line Adjustment and a Variance, a proposal to modify lot lines between 4 parcels, where the resulting frontage of one of the parcels would be less than the minimum of 150' required as follows: a. Between properties at 1 Buckboard Lane and the vacant parcel at 3 Georgeff Road (APN 7567-015-021 and 7567-015-022) where 3,739 square feet from 1 Buckboard Lane would be transferre to the vacant lot at 3 Georgeff; and 4,436 ZC NO. 870-871 square feet from the vacant lot at 3 Georgeff would be transferred to 1 Buckboard Lane; b. Between the vacant lot (3 Georgeff Road) and 1 Georgeff Road where 17,473 square feet from 3 Georgeff Road would be transferred to 1 Georgeff Road (APN 7567-015-022 and 7567-015-023) c. Between 8 Crest Road East and the new adjusted property at 1 Georgeff Road, where 1,000 square feet from 8 Crest Road East will be transferred to 1 Georgeff Rd., (APN 7567-015-025 and 7567-015-023) d. A variance for less than 150' frontage along a street, where currently there is no frontage at all of Parcel 3 -1 Georgeff Road. The resulting frontage would be 45 feet wide along Georgeff Road. B. Zoning Case No. 871, Zoning Map and General Plan Amendment No. 2015-01, a proposal to amend the Zoning Map to re -zone 3,739 square feet of land area (per the lot line adjustment proposal above) from RAS -1 (Residential Agricultural Suburban, one acre minimum lot size) Zoning District to RAS -2 (Residential Agricultural Suburban, two acres minimum lot size) Zoning District; and 4,436 square feet of land area (per the lot line adjustment proposal above) from RAS -2 Zoning District to RAS -1 Zoning District for Parcels 1 and 2, and General Plan amendment designating the newly rezoned RAS -2 area a Very Low Density land use category and the area zoned RAS -1 a Low Density land use category. No development is proposed at any of the lots, except that recently, an approval was granted for 8 Crest Road East for construction of a new residence with accessory amenities. The Lot Line Adjustment will not affect the proposed development. ZONING CASE NO. 870 LOT LINE ADrUSTMENT AND VARIANCE BACKGROUND AND DISCUSSION 3. The applicant requests an adjustment of lot lines between four parcels of land. With the proposed adjustment several of the existing non -conforming situations would be diminished. Mr. Robinson is the Trustee for 1 Buckboard Lane, and 1 and 3 Georgeff Road lots. The lot at 8 Crest Road East is owned by Mr. John Tu. 1 Buckboard Lane property is located in the RAS -1 Zoning District and is designated in the General Plan as Low Density land use category and the other 3 lots are located in the RAS -2 Zoning District and are designated in the General Plan as Very Low Density land use category. Parcel 1. 1 Buckboard Road is a 1.0 or 43,677 square feet acre corner lot (excluding roadway easements) and has a large frontage along both, Buckboard Lane and Georgeff Road. Per City's requirements for development purposes the net lot area of this lot is 33,012 square feet, 0.76 acres. The lot is developed with a residence, garage and a swimming pool. The existing residence and swimming pool encroach into the rear setback. The lot line adjustment would create a 50' rear yard setback from the existing ZC 870-871(2- J residence and pool, which would eliminate the encroachment. With the proposed transfer of land between Parcel 1 and Parcel 2, the net lot area for development purposes for 1 Buckboard would be 37,080 square feet or 0.85 acres. Parcel 2. 3 Georgeff Road is a 5.0 acres vacant lot with a sliver (0.02 acre -865 sq.) frontage on Georgeff Road, and is non -conforming for lot frontage. At one point this parcel was developed with a residence, pool and stable like structures, which were demolished in 1996. By swapping the land area with Parcel 1, this parcel would gain 150' frontage along Georgeff Road, which is the minimum required for any lot. If in the future the lot were developed, it would access over its own driveway from Georgeff Rd. and would be conforming as to the lot frontage. In addition, 17,473 square feet from this parcel is proposed to be transferred to Parcel 3 (1 Georgeff Road). With the land swap with Parcel 1 and transfer of land to Parcel 3, the area of this lot, not including the newly created roadway easement, would be 4.88 acres and net lot area for development purposes 4.39 acres. Parcel 3.1 Georgeff Road is a 492 acres lot and is totally landlocked. Access to this lot is taken over Parcel 2 (the vacant lot) and the apron of the driveway is located on Parcel 4, 8 Crest Road East. 1 Georgeff Road is developed with a residence, garage, swimming pool, tennis court, stable and other miscellaneous structures. The applicant proposes to adjust the lot lines between this parcel and Parcel 2 (the vacant lot), so that the existing driveway would be located on the lot it serves, rather than crossing over the vacant lot. The applicant proposes to transfer 17,473 square feet of land from Parcel 2 (vacant lot) to Parcel 3, so that the existing driveway area becomes part of the parcel which it serves. This lot line adjustment will result in irregular lots, however the existing lots are highly irregular in shape as well. This lot line adjustment would allow the driveway for 1 Georgeff Rd. to be located on 1 Georgeff Rd. property, and will result in creating a 45 - foot long road frontage along Georgeff Road. A 45' long frontage is non -conforming and therefore a variance for lot frontage is requested. Although this lot line adjustment creates a non -conforming condition, it is a better situation than presently exists, as currently Parcel 3 is totally landlocked. With this adjustment, and the adjustment with Parcel 4, the net lot area of this lot (excluding the 45' long roadway easement) would be 5.3 acres and the net lot area for development purposes would be 4.82 acres. Parcel 4. 8 Crest Road East is a 5.70 acres lot (excluding roadway easements) and is developed with a residence, guest house, pool and other miscellaneous structures. The driveway apron serving 1 Georgeff Road is located on the northeastern most corner of this lot. The applicant proposes to obtain 1,000 square foot area from Parcel 4 and transfer it to Parcel 3, so that the entire apron would be located on the parcel which it serves. With this adjustment, the net lot area of Parcel 4 will not change as the 1,000 square feet is a part of the roadway easement, which is deducted for calculations of net lot area. 4. As stated earlier, 1 Buckboard Lane (Parcel 1) is zoned RAS -1 and 3 Georgeff (Parcel 2) is zoned RAS -2. The lot line adjustment between Parcel 1 and Parcel 2 will ZC 870-871 3- J result in 3,739 square feet of land located in the RAS -1 zone to be transferred to the RAS -2 zone and 4,436 square feet of land to be transferred from the RAS -2 zone to the RAS -1 zone. In addition, the land use designation in the Land Use Element of the General Plan for lots in the RAS -1 zoning district is Low Density category and land in the RAS -2 zoning district is Very Low Density category. These changes require a Zoning Map Amendment and General Plan Amendment, so that the areas transferred from one parcel to the other are consistent with the remaining of the lots to which they were transferred. Therefore, Zoning Map and General Plan amendments are requested concurrently with the application for the lot line adjustments and the variance. 5. RHCA Board of Directors review and approval is required for the lot line adjustments. Issues of easements will be addressed by the RHCA. 6. The application was evaluated as to conformance with all applicable zoning and lot line adjustment standards. The transfer of land between the parcels will result in new nonconformity. However, the situation will be improved for the existing landlocked parcel, which will result in a 45 -foot long frontage and another parcel will gain a conforming frontage of 150'. In addition, each lot would be served by their own driveway, an encroachment into setback situation at 1 Buckboard Lane would be eliminated and the lot, although less than one acre net, would be slightly larger than is currently. The three parcels located in the RAS 2 zone currently exceed the minimum net lot area standard and with the transfer will still exceed the minimum required. 7. Lot Areas in acres: (Gross -includes roadway easements; Net, resulting lots as calculated by City for development purposes) PARCEL 1 EXISTING APN: 7567-015--021 1 BUCKBOARD Gross lot area 1.22 Net lot area as calculated 0.76 by City PARCEL 2 EXISTING APN: 7567-015-022 3 GEORGEFF Gross lot area 5.00 Net lot area as calculated 4.5 by City ZC 870-871 6 PROPOSED 1 BUCKBOARD 1.24 0.85 PROPOSED 3 GEORGEFF 4.6 4.39 PARCEL 3 APN: 7569-024-023 Gross lot area Net lot area as calculated by City PARCEL 4 APN: 7567-015-025 Gross lot area Net lot area as calculated by City EXISTING 1 GEORGEFF 4.93 4.5 EXISTING 8 CREST RD. EAST 6.52 5.18 PROPOSED 1 GEORGEFF 5.34 4.82 PROPOSED 8 CREST RD. EAST 6.5 5.18 (area taken from roadway easement) 8. Pursuant 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. One variance is requested due to the non- conformity of the lot frontage. However, the nonconformity will improve the existing situation and therefore the Variance is merited. 9. The legal descriptions of the resulting lot lines will be reviewed by LA County Land Development Division, and the Association will verify the legal descriptions for the new easements within those lots, if required. Once the lot line adjustment is approved and the legal descriptions for the adjusted lots verified, staff will prepare the appropriate Certificates of Compliance documents for recordation of the newly configured lots and deeds of record will also be recorded. CONCLUSION 10. The lot line adjustment is desirous by the applicant and has been agreed to by the adjacent property owner. 11. The project, as a minor lot line adjustment that will not result in the creation of a new parcel, qualifies as an exemption from CEQA review (CEQA Guidelines Article 19 Section 15305, Minor Alterations in Land Use Limitations). ZONING CASE NO. 871, ZONING MAP AND GENERAL PLAN AMENDMENT NO. 2015-01. I:Y.T41 K I tole 191 1. Chapter 17.50 of the Zoning Ordinance establishes procedures to allow for properties to be rezoned, where it is deemed consistent with City land use policies and in the interest of the public health, safety and general welfare. In addition, State law requires that the General Plan be consistent with the Zoning Map. ZC 870-871 0 2. 1 Buckboard Road parcel torms a boundary between the XA5-1 and RAS -2 zoning districts and due to the land swap a zoning map amendment is necessary. The Land Use Element of the General Plan designates properties in the RAS- 1 zone as Low Density properties and in the RAS -2 zone as Very Low Density properties. Since a small portion of 1 Buckboard lot will be transferred to 3 Georgeff lot and vice versa, those transferred areas need to be rezoned and reclassified to be consistent with the lots that they are being transferred to. Therefore, Zoning Map and General Plan amendments need to be processed. 3. Amendments to the Zoning Map and the General Plan are required to be adopted by an Ordinance and require at least one public hearing before the Planning Commission and one public hearing before the City Council. In these applications, the Planning Commission acts as an advisory body to the City Council and by resolution acts to recommend approval, denial or approval with modifications. FINDINGS 4. The project qualifies as an exemption from CEQA review pursuant to CEQA Guidelines Article 19 Section 15305, Minor Alterations in Land Use Limitations. 5. The proposed rezoning and General Plan amendments are compatible with the environmental characteristics and lot sizes of the adjacent area and are in the best interest of the City and such changes are necessary to allow the applicant to create access from his property onto a road and create conforming conditions on two of the lots, and a better situation than exists on one of the lots. ZC 870-871 0