7B and 7CAgenda Item: 7-B & 7-C
Meeting Date: 03-17-15
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 and Zoning Map and General Plan Amendments
DATE: MARCH 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.
i ��GL�L�fl INCORPORATED JANUARY 24, 1957
NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 7B & 7C
Mtg. Date: 3 / 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
Amendments
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
1. 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 Zoning Map and
General Plan Amendments are required because the adjusted portions of two of the lots
would be transferred to a different zoning district and will therefore take on a different
density classification.
2. The Planning Commission at the February 17, 2015 meeting directed staff to
prepare Resolutions to approve the project. The Zoning Map Amendment and the
General Plan Amendment will be forwarded to the City Council as a recommendation for
a public hearing and adoption of an Ordinance; the Lot Line Adjustment will be
forwarded to the City Council for receive and file. The City Council will however have
the opportunity to take the lot line adjustment case under jurisdiction.
ZC NO. 870-871
1
3. Resolutions No. 2015-04 and 2015-05 reflect the proposed lot line adjustments
and changes to the Zoning Map and General Plan. It is recommended that the Planning
Commission review and consider the attached resolutions for adoption.
ZC NO. 870-871
2 �"
RESOLUTION NO. 2015-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CERTIFICATE
OF COMPLIANCE FOR A LOT LINE ADJUSTMENT BETWEEN
PROPERTIES AT 1 BUCKBOARD LANE, 1 GEORGEFF ROAD, 3
GEORGEFF ROAD AND 8 CREST ROAD EAST AND GRANTING A
VARIANCE TO ALLOW LESS THAN THE MINIMUM REQUIRED
FRONTAGE OF A LOT ALONG THE STREET EASEMENT, IN ZONING
CASE NO. 870, LOT LINE ADJUSTMENT NO. 2015-01 (ROBINSON).
PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, (CEQA).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY
FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Mr. Kurt Robinson duly filed an application with respect to real
property located at 1 Buckboard Lane, 1 and 3 Georgeff Road and 8 Crest Road East
requesting a Certificate of Compliance for a Lot Line Adjustment to move common
property lines between the parcels as follows:
a. Between 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 transferred to the vacant lot at 3 Georgeff; and 4,436 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)
A variance is requested 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.
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
ZC NO, 870 1 ( )
LL ADJ. 2015-01 `--'
approval of the Lot Line Adjustment or to facilitate the relocation of existing
infrastructure or easements.
Section 3. Three of the lots lots are located in the RAS -2 zoning district and
one in the RAS -1 zoning districts and the adjustments will be reconciled through a
Zoning Map Amendment and the General Plan Amendment to comply with the zoning
district and land use classification they will be transferred to. The Variance is requested
because the currently landlocked Parcel at 1 Georgeff will result in having a 45 -foot
wide frontage rather than the minimum required 150' frontage on Georgeff Road.
Section 4. The Planning Commission conducted duly noticed public hearings
to consider the application at a field visit to the site on February 17, 2015 and at their
regular meeting on February 17, 2015. No one testified for or against the project.
Section 5. 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 6. 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) of the Roiling Hills Zoning Ordinance requires that each lot in any
subdivision in the RA -S-2 Zone shall have a net area of not less than eighty seven
thousand one hundred twenty square feet, (2.0 acres) and in the RAS -1 Zone forty three
thousand five hundred sixty (1 acre). The proposed lot line adjustment will result in
Parcel 1,1 Buckboard Lane --APN: 7567-015-021 to be 0.85 acres net; Parcel 2, 3 Georgeff
Road - APN: 7567-015-022 to be 4.39 acres net; Parcel 3, 1 Georgeff Road - APN: 7567-
015-023 to be 4.82 acres net and Parcel 4, 8 Crest Road East - APN: 7567-015-025 to be
5.18 acres net. Parcel 1 is currently less than the required one -acre net and will remain
less than one acre net, however it will increase from 0.76 to 0.85 acres net. The net lot
area is measured by taking the entire lot area and deducting (a) the entire area within a
recorded roadway easement plus the area within ten feet measured perpendicular to
the edge of the roadway easement; (b) the ten foot perimeter of the lot perpendicular to
the property lines; (c) any private drive or driveway that provides access to any other
lot or parcel of land and (d) the access strip portion of a flag lot. The Planning
Commission finds that the existing condition on Parcel 1 is not materially detrimental to
the public welfare or injurious to the properties or improvements in the vicinity.
B. Section 16.16.040A of the Rolling Hills Subdivision Ordinance require that
the abutting frontage of any lot along the street easement line shall be at least equal to
or greater than the depth of the lot divided by 2 Ih; provided that in no event shall such
abutting footage be less than 150 feet. The Planning Commission finds that with Parcel 3
at 1 Georgeff being landlocked, the proposed condition of creating a 45 -foot wide
ZC NO. 870 2 [ 1 1
LL ADJ. 2015-01 ��
frontage would lessen the violation and therefore granting of the variance will not be
materially detrimental to the public welfare or injurious to the properties or
improvements in the vicinity.
C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that
easements, the width of which are to be determined by the Rolling Hills Community
Association, be dedicated for bridle trail and utility purposes over the strips and
portions of land within and abutting upon the sidelines and rear lines of each lot. The
proposed adjustments are subject to approval by the Association, and easement
requirements and dedication within the easements will be recorded concurrently with
the Certificate of Compliance for lot line adjustment.
D. Chapter 16.48 of the Rolling Hills Subdivision Ordinance provides
procedures for processing of certificates of compliance, which is a document that
acknowledges that subject parcels are considered by the City to be legal lots of record.
City records indicate that the parcels were created legally.
Section 7. In accordance with the foregoing findings, a Certificate of
Compliance for lot line adjustments between four parcels and a Variance sought in
Zoning Case No 870 as indicated on the map stamp dated January 06, 2015 and on file
in the Planning Department is hereby approved subject to the following conditions:
A. The Lot Line Adjustment approval shall expire within two years from the
effective date of approval as defined in Section 17.46.070, unless otherwise extended
pursuant to the requirements of this section.
B. There shall be easements on each side of the adjusted lot lines within the
adjusted boundaries of the lots, as required by the Rolling Hills Community
Association. The maps and legal descriptions showing the new property lines shall be
attached to the Certificate of Compliance, which shall be a separate recorded document.
C. The lot line adjustment approval shall not in any way constitute any
representation that the adjusted lots can be developed even if in compliance with
current zoning and building ordinance standards. No development shall occur on the
properties without first complying with all applicable City Building and Zoning
requirements and other applicable rules and regulations.
D. The lot line adjustment shall not in any respect limit or impair the City's
application of the Site Plan Review Ordinance to the lots at such time as an application
is made for development.
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 and trails, if any, as specified in Paragraph C of Section 6 are submitted to,
and approved by the City. Upon the City's approval of the legal descriptions of the new
ZC NO. 870 3
LL ADJ. 2015-01
adjusted lines a 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 record the deeds of the properties effectuating the
transfer concurrently with the Certificate of Compliance for the Lot Line Adjustment
and shall submit proof of such recordation to the City of Rolling Hills.
G. The applicants shall execute an Affidavit of Acceptance of all conditions of
this Resolution or the Lot Line Adjustment and variance shall not be effective.
PASSED, APPROVED AND ADOPTED ON THE 17TH DAY OF MARCH 2015.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6
ZC NO. 870 4`
LL ADJ. 2015-01
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES }�
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2014-05 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CERTIFICATE
OF COMPLIANCE FOR A LOT LINE ADJUSTMENT BETWEEN
PROPERTIES AT 1 BUCKBOARD LANE, 1 GEORGEFF ROAD, 3
GEORGEFF ROAD AND 8 CREST ROAD EAST AND GRANTING A
VARIANCE TO ALLOW LESS THAN THE MINIMUM REQUIRED
FRONTAGE OF A LOT ALONG THE STREET EASEMENT, IN ZONING
CASE NO. 870, LOT LINE ADJUSTMENT NO. 2015-01 (ROBINSON).
PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, (CEQA).
was approved and adopted at a regular meeting of the Planning Commission on March
17, 2015 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
C�MM'C�lll:�si
ZC No. 870 5
LL ADJ. 2015-01
THIS PAGE INTENTIONALLY LEFT BLANK
RESOLUTION NO. 2015-05
RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT
THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE CITY OF
ROLLING HILLS ZONING MAP (ZONING MAP AMENDMENT NO. 2015-01)
AND A RESOLUTION AMENDING THE LAND USE ELEMENT OF THE
GENERAL PLAN (GENERAL PLAN AMENDMNET NO. 2015-01) IN ZONING
CASE NO. 871 TO CHANGE THE ZONING DISTRICT AND LAND USE
CLASSIFICATIONS OF PORTIONS OF ADJUSTED LOTS HAVING APN NO.
7567-015-021 AND 7567-015-022 APPROVED IN ZONING CASE NO. 870 BY
LOT LINE ADJUSTMENT NO. 2015-01.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1 An application for a lot line adjustment affecting 1 Buckboard
Lane (Parcel 1) and 3 Georgeff Road (Parcel 2), which includes the boundary between
the RAS -1 (Residential Agricultural Suburban, minimum one acre lot size) and RAS -2
(Residential Agricultural Suburban, minimum 2 acres lot size) zones reflected on the
City's Zoning Map, was filed by Mr. Kurt Robinson. The Land Use Element of the
City's General Plan classifies RAS -1 lots as Low Density Residential and RAS -2 lots as
Very Low Density Residential. In addition to shifting the border between the RAS -1
and RAS -2 zones, the lot line adjustment will shift the border between the Low Density
Residential and Very Low Density Residential areas. Therefore, the applicant requests
amendment of the City of Rolling Hills Zoning Map to change a portion of the lot
zoned RAS -1 to RAS -2, and a portion of a lot zoned RAS -2 to RAS -1. Additionally, the
applicant requests amendment of the Land Use Element of the General Plan to change
a portion of the lot classified as Very Low Density Residential to Low Density
Residential and a portion of the lot classified as Low Density Residential to Very Low
Density Residential. The General Plan and Zoning Map amendments will allow the
City's land use documents to reflect the boundary shifts resulting from Lot Line
Adjustment No. 2015-01 approved in Zoning Case No. 870.
Section 2. Chapter 17.50 of the Zoning Ordinance sets forth procedures by
which properties may be rezoned where rezoning is consistent with City land use
policies and in the interest of the public health, safety and general welfare.
Section 3. Pursuant to Government Code § 65402(a), the transfer which
necessitated the Zoning Map and General Plan amendments was reviewed by the
Planning Commission for, among other things, conformity with the General Plan and
the Rolling Hills Municipal Code ("RHMC").
Section 4. The Planning Commission conducted a duly noticed public
hearing to consider the application on February 17, 2015, which included a field visit to
ZC NO. 871 1
Zoning Map Amendment
General Plan Amendment
the site on the morning of February 17, 2015. Notice of this request was published in a
newspaper of general circulation in the City of Rolling Hills and notices were mailed to
all owners of property within one thousand (1,000) feet of the exterior boundary of said
lots.
Section 5. The applicant requests a change in the zoning of 3,739 square feet
of land from the AAS -1 zone to the RAS -2 zone and 4,436 square feet of land from the
RAS -2 zone to the RAS -1 zone to correspond to the lot line adjustments between the
two parcels. 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 and land in the RAS -2
zoning district is Very Low Density. These changes will allow the City's land use
documents to reflect the boundary shifts resulting from Lot Line Adjustment No. 2015-
01 approved in Zoning Case No. 870. . Therefore, Zoning Map and General Plan
amendments are requested concurrently with the application for the lot line
adjustments, approved by the Planning Commission on March 17, 2015 by Resolution
No. 2015-04. The properties under consideration are depicted on the attached Exhibit
"A", which is made a part of this Resolution.
The designations of Low and Very Low Density Residential will remain in the General
Plan. The proposed Zoning Map and General Plan amendments are compatible with
the environmental characteristics and lot sizes of the adjacent areas and are in the best
interest of the City.
Section 6. The Planning Commission finds that the project is categorically
exempt from environmental review under the California Environmental Quality Act
("CEQA") pursuant to a Class 5 exemption provided by Section 15305 of the State
CEQA Guidelines.
Section 7. General Plan Conformance and Zoning. The lot line adjustment
and related Zoning Map and General Plan amendments conform to the City's
General Plan and the zoning regulations in the RHMC as follows:
A. Land Use Element Goal 1 is to maintain distinctive rural residential
character by maintaining the City's one and two acre minimum lot size
requirements. The Zoning Map and General Plan amendments transfer a portion
of each property as set forth above to ensure that each of the adjusted lots is
entirely within a single zone and land use classification.
S. Land Use Element Goal 2 seeks to accommodate development that is
compatible with and complements existing land uses. The Zoning Map and
General Plan amendments ensure that the adjusted lots may be developed in a
manner that is compatible with and complements existing land uses in the
vicinity of the project.
ZC NO. 871 2
Zoning Map Amendmentl o
General Plan Amendment
C. Land Use Element Goal 3 seeks to accommodate development that is
sensitive to the natural environment and accounts for environmental hazards by
maintaining the City's open space requirements to preserve natural vegetation
and wildlife habitat. Parcel 2 is currently vacant and no development is proposed
at this time. Any proposed development will be subject to review by the Planning
Commission and must comply with the RHMC and Building Code standards.
Section 8. The Planning Commission has considered the evidence, both
written and oral, presented in connection with this application and finds as follows:
A. The real property subject to this application contains a boundary between
the RAS -1 and RAS -2 zones, and reclassification of the property shifted
between the parcels as a result of the lot line adjustment will allow the
adjusted parcels to maintain zoning consistent with adjacent parcels;
B. To provide for the highest and best use of the transferred real property,
such properties should be re -zoned and placed into the appropriate
contiguous zoning district;
C. By reasons of the foregoing, the public peace, safety, health and general
welfare of the residents of the City of Rolling Hills will be preserved,
protected and promoted;
D. The rezoning of said real properties described herein and set forth in the
findings is necessary and is recommended to carry out the general
purpose of the City's Zoning Ordinance.
E. Based on the foregoing findings, the Planning Commission
recommends that the City Council of the City of Rolling Hills adopt an
Ordinance amending the City of Rolling Hills Zoning Map and General
Plan Amendment.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF MARCH 2015.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
ZC NO. 871 3
Zoning Map Amendment 1
General Plan Amendment
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES )
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2015-05 entitled:
RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT
THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE CITY OF
ROLLING HILLS ZONING MAP (ZONING MAP AMENDMENT NO. 2015-01)
AND A RESOLUTION AMENDING THE LAND USE ELEMENT OF THE
GENERAL PLAN (GENERAL PLAN AMENDMNET NO. 2015-01) IN ZONING
CASE NO. 871 TO CHANGE THE ZONING DISTRICT AND LAND USE
CLASSIFICATIONS OF PORTIONS OF ADJUSTED LOTS HAVING APN NO.
7567-015-021 AND 7567-015-022 APPROVED IN ZONING CASE NO. 870 BY
LOT LINE ADJUSTMENT NO. 2015-01.
was approved and adopted at a regular meeting of the Planning Commission on
March 17, 2015 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.
CITY CLERK
Zr. Nn_ R71 4
Zoning Map Amendment L
General Plan Amendment
EXHIBIT A
SHEET 1 OF 1
ZONE BOUNDARY ADITUS 2M MAP
BEING AN ADJUSTMENT OF LOT 37, TR. NO. 19040, M.B. 592-28-30
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ZC NO. 871 5
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