8CINCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.:8C
Mtg. Date: 3-17-15
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 872
SITE LOCATION: 23 MIDDERIDGE LANE NORTH (LOT 2 -MR)
ZONING AND SIZE: RA -S-1, OVERLAY ZONE (OZD-1); 0.97 ACRES
APPLICANT: MR. ROB HAMMOND
REPRESENTATIVE: ENVIROTECHNO ARCHITECTURE
NOTICE PUBLISHED: FEBRUARY 5, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission viewed the project in the field earlier in the morning
of March 17, 2015. It is recommended that the Planning Commission review the staff
report, take public testimony and provide direction to staff.
2. The applicant requests a Site Plan Review for a 1,389 square foot residence
addition, of which 349 sq.ft. has been constructed, and a 349 square foot basement and
Variances to encroach with a portion of the addition and basement into the side and
front yard setbacks and with a 198 sq.ft trellis into the rear yard setback at 23
Middleridge Lane North. A portion of the "as built" unpermitted addition encroaches
4.5' into the side setback and 179" into the rear setback. When completed, the residence
will be 3,837 square feet and the garage will be 479 square feet. An existing 491 square
foot garage will be converted to living space and a new garage constructed. Also
proposed is a 735 square foot swimming pool with 129 square foot pool equipment area
to be located under an existing deck and a service yard.
Since the last meeting, the applicant had the property surveyed and the proposed
construction is based on the new survey_
N0.872
23 T1
23 Middleridge Ln. N. hl/j
BACKGROUND
3. The property is located at the end of a cul-de-sac in the RAS -1 Overlay Zoning
District (OZD-1) of the City and is less than one acre in size. The OZD-1 was established
within the RAS -1 district to allow modernization, reconstruction or enlargement of homes
located on unique lots generally characterized by steep terrain, smaller than typical lots in
the City, smaller than typical homes in the City, lots that are divided by a road and lots
where redevelopment is difficult due to setback requirements.
Properties in the OZD-1 are allowed a reduced front yard setback for locating primary
structures including attached garages of 30' from the roadway easement line, (elsewhere
in the City the front yard setback is 50' from the roadway easement line). In addition, if the
existing residence encroaches into the side yard setback by no more than 10', a
reconstructed structure may be located within the same encroachment footprint. However,
any new construction must comply with the 20' side yard setback requirement. Other
requirements of this zone include: only one driveway is permitted and 60% of the front
yard area must be landscaped (Chapter 1.7.17 of the Zoning Ordinance).
4. The net lot area of this lot is 34,260 square feet. The lot is developed with a 2,802
square foot residence, 491 square foot garage, 188 square foot covered porches, 269 square
foot entryway, 152 square foot outdoor kitchen and 659 square foot stable. 349 square feet
was added in the late 1990's, by a different owner, without permission or building permits
and is partially in the side and rear setbacks. The outdoor kitchen is also non -permitted.
61.8% of the lot is disturbed and no additional disturbance is proposed. The applicant,
with this application, requests to legalize the unpermitted structures. The requested
addition of 1,389 square feet includes the unpermitted portion of the residence. The new
construction will entail converting the existing garage into living space and constructing a
new 479 square foot garage, constructing 544 square foot residential addition and 349
square foot basement.
The applicant will be required to obtain building permits and have the unpermitted
structures inspected by the Building Department.
5. Portions of the existing residence encroach into the side setbacks, and except for 25
square feet of the unpermitted addition, are legal non -conforming and may remain. The
front of the residence is between 34 and 40 feet from the front roadway easement line and
is permitted in the OZD-1. Approximately 160 square feet of the proposed garage would
meet the 30' front yard setback requirement. 50 square feet of the garage would encroach
into the side yard setback and 269 square feet would encroach into the front yard setback
and require a variance. The basement is proposed to be within the footprint of the
residential addition, however 210 square feet of the addition for both, would encroach ten
feet into the side yard setback.
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23 Middleridge Ln. N.
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6. The existing stable takes access from Palos Verdes Drive North over property in the
City of Rolling Hills Estates.
7. Staff requested that prior to the field trip the applicant submit a surveyed site plan
of the property to accurately depict the encroachments, which has been provided.
MUNICIPAL CODE COMPLIANCE
8. The requested Site Plan Review is necessary due to the proposed additions
exceeding the size allowable for administrative approval, which in this case includes the
"as built" addition. The Variance is necessary due to the proposed encroachments into
setbacks.
9. The property is located in the Overlay Zone, which allows for reduced front yard
setback to 30' from the roadway easement line.
10. The lot is 42,250 square feet (excluding the roadway easement) and the net lot area
for development purposes is 34,260 square feet. The proposed structural coverage
including the "as built" addition would be 6,773 square feet or 19.8%; with allowed
deduction of 120 sq.ft. barbeque, the structural coverage would be 6,653 or 19.4% of the
net lot area -(max. allowed 20%). The total coverage (structures and flatwork) would be
10,647 square feet or 31 %-(max allowed 35 %).
11. The applicants architect states that the area of work was previously graded and
disturbed and that no new disturbance will occur. The disturbed area is 61.8%.
A total of 320 cubic yards of excavation for the pool and basement is proposed. Some of
the dirt will be used on site as backfill and landscaping, and some will be exported.
Pursuant to the City's requirements, dirt from excavation may be exported and may not
be spread on the property, as it would constitute grading and disturbance.
12. The proposed pool will have an infinity edge, 3' above grade.
13. The residential building pad is 6,013 square feet, (not in setback), and with the "as
built" and proposed additions would have 101.7% coverage; however with the
allowable deductions the coverage would be 5,550 square feet or 92.3%. Currently the
building pad coverage is 53.3%. The building pad coverage includes structures located
on the building pad and those portions of the structures that encroach into setbacks,
which are outside of the building pad.
14. A stable was constructed in late 1980's; although the owners at that time obtained
a building permit for the stable, the records show that no inspections were made and
the permit expired, with a note on the permit states: "no work done". As part of the
approval the Planning Commission should require that a permit be obtained for the
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23 Middleridge Ln. N.
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stable, the stable inspected and if there are any unsafe building code conditions, that
they be rectified. The use of the structure as a stable and/or permitted uses within the
stable must also be verified.
15. There is a bocce court on the lot; it must remain unpaved in order to not to be
considered a sports court, which would require a CUP and a Variance because it is
partially located in the side setback. In addition, there are no building permit records
for the deck. The applicant will be required to obtain a building permit for the deck as
well, at the same time as a permit is obtained for the pool.
REVIEW CRITERIA AND APPLICANTS' JUSTIFICATION
16. When reviewing a Site Plan Review development application the Planning
Commission should consider whether 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; is in keeping with
the desired development pattern and character of the City; and otherwise preserves and
protects the health, safety and welfare of the citizens of Rolling Hills.
When reviewing a Variance application the Planning Commission should consider
whether the proposed development will be consistent with General Plan and Zoning
Ordinance policies and objectives, if there would be detrimental impacts, and whether
there is an exceptional circumstance that warrants granting exception to code standards.
The applicants' representative has stated the following justifications for approval:
• The building pads along Middleridge Lane N. were originally established in
setbacks to allow level land to built on before reaching the slopes
® This condition is urdque to this neighborhood
• The proposed structure is consistent in size and massing to other structures in
the neighborhood
• Property is located in the Overlay Zone, which recognizes hardship conditions
on lots
The front of the property will be beautified and more landscape introduced to
soften the front yard area
• The applicant proposes to legalize several illegal situations on the lot and
building permits will be obtained for non permitted structures
• The improvements are blended in aesthetically and the ridge line stays the same
to maintain the scale and character of the neighborhood and the additions do not
substantially alter the building envelope
• No grading or disturbance is proposed
• The project preserves the existing vegetation by minimizing grading and the
project will be additionally landscaped
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17. The Rolling Hills Community Association Architectural Committee will review
the project at a later date.
18. The project is exempt from CEQA requirements.
ZONING CASE NO. 872
SITE PLAN REVIEW &
VARIANCE
RA -S-1 ZONE SETBACKS
Front: 50 ft. from front easmnt. line
Side: 20 ft. from side property line
Rear: 50 ft. from rear property line
SPR required for additions.
Variance is required for
encroachment into setbacks
GRADING
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.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum -guideline)
Residential
DIS'T'URBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
EXISTINGI
PROPOSED
SINGLE FAMILY
ADDITIONS & POOL
RESIDENCE & GARAGE
Residence
2448 sq.ft.
Residence
3837 sq.ft.
Garages
491 sq.ft.
Garages
479 sq.ft.
Pool/spa
0 sq.ft.
Pool/spa
735 sq.ft.
Pool equip.
0 sq.ft.
Pool equip.
129 sq.ft.
Stable
659 sq.ft.
Stable
659 sq.ft.
Attch. Porch-
188 sq.ft.
Attch porch-
245 sq.ft.
Service yard
0 sq.ft.
Service yard
96 sq.ft
Entryway
269 sq.ft.
Attch. Trellis
198 sq.ft
BBQ
152 sq.ft.
Entryway
265 sq.ft
BBQ
130 sq.ft.
Basement
349 sq.ft.
TOTAL
4,207 sq.ft.
TOTAL
6,773 sq. ft.
N/A
320 cubic yards for pool and
basement excavation
12.2% 19.4% of 34,260 s.f. net lot area
w/ allowances
28% 31 % or 10,647 sq.ft. 34,260
sq.ft. net lot area
53.3%
Previously disturbed
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92.3 % of 6,013 sq.ft. pad
w/allowed deductions
Previously disturbed at 61.8 %
STABLE (min. 450 SQ.FT
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
HOMES IN VICINITY:
Address
9 Middleridge Ln.N
11 Middleridge Ln.N
15 Middleridge Ln.N
17 Middleridge Ln.N
19 Middleridge Ln. N.
21 Middleridge Ln. N.
22 Middleridge Ln. N
23 Middleridge Ln. N.
17.46.010 Purpose.
Existing 659 sq.ft. and adj.
corral
Existing
Existing driveway approach
N/A
N/A
Lot size (excl. road easement)
49,600 sq.ft.
50,530 sq.ft.
44,000 sq.ft.
49,220 sq.ft.
49,220 sq.ft.
53,140 sq.ft.
37,030 sq.ft.
42,250 sq.ft.
Existing 659 sq.ft. and adj.
corral
Existing from PV Dr. N.
Existing driveway approach
Planning Commission review
Planning Commission review
SITE PLAN REVIEW CRITERIA
House size
2,937 sq.ft.
3,960 sq.ft.
3,101 sq.ft.
3,160 sq.ft.
2,728 sq.ft
3,777 sq. ft
2,257 sq.ft.
Proposed: 3,837 sq.ft.
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 ffndin2s.
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;
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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;
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.
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