554, 800 SF Guest House, Addition 1, Staff Reports 4 ,...• 4... 411 1110
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NO.2 PORTUGUESE BEND ROAD
TM - ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
E-mail:cityot h aol.coT
Agenda Item No.: 4.B.
Mtg. Date: 6/23/97
DATE: JUNE 23, 1997
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: RESOLUTION NO. 97-14: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO ENCROACH INTO THE FRONT YARD SETBACK TO
RELOCATE AND RECONSTRUCT A STABLE, GRANTING
APPROVAL FOR A CONDITIONAL USE PERMIT FOR A GUEST
HOUSE, AND GRANTING SITE PLAN REVIEW APPROVAL OF
SUBSTANTIAL ADDITIONS TO AN EXISTING RESIDENTIAL
STRUCTURE IN ZONING CASE NO. 554.
Mr. and Mrs. Richard Neff, 7 Acacia Road (Lot 40-RH)
BACKGROUND
1. The Planning Commission approved the attached resolution at the June 17,
1997 meeting.
2. The applicants are requesting a Variance to relocate and reconstruct a stable
structure that will continue to encroach into the front yard setback. Mrs. Kim
Sawyer, 16 Williamsburg Lane, had been concerned about the condition of the
existing stable and plans were revised to address her concerns. The existing
stable structure encroaches 43 feet into the front yard setback, encroaches 6 feet
into the 30 foot easement at the southwest, and is 14.5 feet from the
Blackwater Canyon roadway. The proposed stable structure will encroach 36
feet into the front yard setback, will not encroach into the 30 foot southwest
easement, and will be 19.5 feet from the paving of Blackwater Canyon Road
while the proposed stable structure will not encroach into that easement. The
applicants state that there are exceptional or extraordinary circumstances that
do not apply generally to other property in the same vicinity and zone which
are: (1) The existing barn is located in the front yard and also encroaches into
the easement area; (2) Access for service vehicles is already established to the
present stable site, whereas other parts of the site would be difficult; and (3)
The lower building pad is uniquely suited to stable use.
ID ,.
rr Printed on Recycled Paper.
• 4111
structures to lot coverage is similar to the ratio found on several properties in the
vicinity.
G. The proposed development, as modified by the conditions of approval, is
sensitive and not detrimental to convenience and safety of circulation for pedestrians
and vehicles because the proposed project will utilize the existing driveway to Acacia
Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 554 for a
proposed residential development as indicated on the development plan incorporated
herein as Exhibit A, subject to the conditions contained in Section 10 of this Resolution.
Section 10. The Variance to the front yard setback approved in Section 5, the
Conditional Use Permit approved in Section 7, and the Site Plan for residential
development approved in Section 9 of this Resolution are subject to the following
conditions:
A. These Variance, Conditional Use Permit and Site Plan approvals shall
expire within one year from the effective date of approval as defined in Sections
17.38.070, 17.42.070 and 17.46.080.
B. It is declared and made a condition of these Variance, Conditional Use
Permit, and Site Plan approvals, that if any conditions thereof are violated, these
approvals shall be suspended and the privileges granted thereunder shall lapse;
provided that the applicant has been given written notice to cease such violation and
has failed to do so for a period of thirty (30) days.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated June 9, 1997, and marked Exhibit A, except as otherwise
provided in these conditions.
E. The working drawings submitted to the County Department of Building
and Safety for plan check review must conform to the development plan approved
with this application.
F. No grading shall take place on the construction site.
RESOLUTION NO.97-14
PAGE 5 l o�
SITE PLAN REVIEW r-------TXT-S7ING ' PROPOSED
RA-S-1 ZONE SETBACKS
Front: 50 ft.from front easement Existing stable encroaches into Stable will encroach up to 36 feet
line front yard setback. into the front yard setback.
Side: 20 ft.from property line
Rear: 50 ft.from property line
STRUCTURES Residence 2,948 sq.ft. Residence 4,401 sq.ft.
(Site Plan Review required if Garage 756 sq.ft. Garage 756 sq.ft.
size of structure increases by at Pool/Spa 80 sq.ft. Pool/Spa 80 sq.ft.
least 1,000 sq.ft. and has the Shed 816 sq.ft. Guest House
effect of increasing the size of Stable 810 sq.ft. /Porch 1,080 sq.ft.
the structure by more than 25% Shed 816 sq.ft.
in a 36-month period). Total 4,594 sq.ft. Stable 1,296 sq.ft.
Total 8,429 sq.ft.
STRUCTURAL LOT 9.8% 15.3%
COVERAGE
(20%maximum)
TOTAL LOT COVERAGE 19% 23.3%
(35%maximum)
RESIDENTIAL BUILDING 15.8(1/0 29.4%
PAD COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL 19.3% 30.9%
BUILDING PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE 19.2% 29.9%
GRADING N/A None
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 19.0% 23.3%
(40%maximum;any graded
building pad area, any remedial
grading (temporary
disturbance),any graded slopes
and building pad areas,any
nongraded area where
impervious surfaces exist)
• •
! , I , r � NEARBY PROPERTIE !`° k'. ,: ''*
'" ASSESSOR'S ASSESSOR`S
ADDRESS l LOT N( .t'' >'�� 'OW'NE GROSS ® 'AREA IZESIDENGE SIZE
4 , ' SQUI REITEET),
1 Acacia Road 26-RH Post 1.940 2,721
3 " 32-RH Gage 1.706 2,718
5 " 34-RH Breitenstein 1.647 2,205
7" 40-RH Neff (Existing) 1.738 2,948
7 Portuguese Bend Rd. 41-RH Hall 1.424 2,823
2 Acacia Lane 33-RH Okada 1.105 3,909
1 Acacia Lane 25-B-RH Oberman 2.400 4,600
AVERAGE 1.709 3,132
PROPOSED 1.738 4,356
ZONING CASE NO.554
PAGE 4
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•• •
DRAFT
RESOLUTION NO. 97-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE
FRONT YARD SETBACK TO RELOCATE AND RECONSTRUCT A
STABLE, GRANTING APPROVAL FOR A CONDITIONAL USE PERMIT
FOR A GUEST HOUSE, AND GRANTING SITE PLAN REVIEW
APPROVAL OF SUBSTANTIAL ADDITIONS TO AN EXISTING
RESIDENTIAL STRUCTURE IN ZONING CASE NO. 554.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Mr. and Mrs. Richard Neff with
respect to real property located at 7 Acacia Road (Lot 40-RH), Rolling Hills,
requesting a Variance to permit the reconstruction of a stable that will encroach into
the front yard setback, requesting a Conditional Use Permit for a guest house, and
requesting Site Plan Review for the construction of substantial additions to an
existing single family residence. During the hearing process, the applicant
submitted revised plans showing the relocation and construction of a stable to
replace an existing stable that will continue to encroach into the front yard setback
and requested a Conditional Use Permit to allow the construction of a guest house.
Section 2. The Planning Commission conducted a duly noticed public
hearing to consider the applications on April 15, 1997 and May 20, 1997, and at a field
trip visit on May 17, 1997. The applicants were notified of the hearing in writing by
first class mail and through the City's newsletter. The applicants and the applicants'
representative, Mr. Russell E. Barto, architect, were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a
Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review under the California
Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.110 requires a front yard setback for every residential parcel to be fifty
(50) feet and Sections 17.16.170(B)(2) and 17.16.200(A)(3) require that no corral, pen,
stable or other similar holding facility be permitted in a front yard. The applicant is
requesting a Variance to construct a 1,296 square foot stable that will encroach up to
36 feet into the front yard setback at the southeast portion of the property to replace
•
an existing stable that encroaches 42 feet into the front yard setback. With respect to
this request for a Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the
other property or class of use in the same zone because the sloping topography and
the existing location of the stable and corral on the property prevent the
construction of a stable and corral in the rear yard. The proper and logical location
for the stable and corral is below the existing building pad because of the
topographical nature of the lot. A majority of the lot is flat and the building pad for
the residence is located at the central portion of the lot where the ground is most
level. The southern front yard where the stable and corral will be located slopes
down towards Blackwater Canyon Road. The existing development pattern on the
lot and the sloping southern front portion precludes development of a stable and
corral at the rear of the lot. The area proposed for the stable and corral is the only
place available on this property for this use.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied the property in question. The Variance is necessary because the
General Plan encourages and the Zoning Ordinance requires the delineation of
stables and corrals on properties in the City of Rolling Hills and a stable and corral
exist at the proposed site. The Variance is necessary because the development and
use of the subject property in a manner consistent with the shape of the lot and
development of other property on this street justifies the incursion into the front
yard setback. There will not be any greater incursion into the front yard setback than
already exists.
C. The granting of the Variance would not be materially detrimental to
the public welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located. The new will be in approximately the
same location where a stable and corral already exists. Allowing the proposed
incursion into the front yard setback will not allow any greater incursion than
already exists. In addition, development on this portion of the pad will allow a
substantial portion of the more environmentally significant rear and side portions
of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 554 to permit the relocation and
reconstruction of a stable in the front yard setback, as indicated on the development
plan submitted with this application and incorporated herein by reference as Exhibit A,
subject to the conditions specified in Section 10 of this Resolution.
Section 6. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits
approval of a Guest House with a Conditional Use Permit under certain conditions.
The applicant is requesting to construct an 800 square foot guest house with a 280 square
RESOLUTION NO.97-14
PAGE 2 (,t
i
• •
DRAFT
structures to lot coverage is similar to the ratio found on several properties in the
vicinity.
G. The proposed development, as modified by the conditions of approval, is
sensitive and not detrimental to convenience and safety of circulation for pedestrians
and vehicles because the proposed project will utilize the existing driveway to Acacia
Road for access.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 554 for a
proposed residential development as indicated on the development plan incorporated
herein as Exhibit A, subject to the conditions contained in Section 10 of this Resolution.
Section 10. The Variance to the front yard setback approved in Section 5, the
Conditional Use Permit approved in Section 7, and the Site Plan for residential
development approved in Section 9 of this Resolution are subject to the following
conditions:
A. These Variance, Conditional Use Permit and Site Plan approvals shall
expire within one year from the effective date of approval as defined in Sections
17.38.070, 17.42.070 and 17.46.080.
B. It is declared and made a condition of these Variance, Conditional Use
Permit, and Site Plan approvals, that if any conditions thereof are violated, these
approvals shall be suspended and the privileges granted thereunder shall lapse;
provided that the applicant has been given written notice to cease such violation and
has failed to do so for a period of thirty (30) days.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated June 9, 1997, and marked Exhibit A, except as otherwise
provided in these conditions.
E. The working drawings submitted to the County Department of Building
and Safety for plan check review must conform to the development plan approved
with this application.
F. No grading shall take place on the construction site.
RESOLUTION NO. 97-14
PAGE 5
• •
S. All conditions of these Variance, Conditional Use Permit, and Site Plan
approvals that apply must be complied with prior to the issuance of a building or
grading permit from the County of Los Angeles.
PASSED, APPROVED AND ADO S DAY OF JUNE, 1997.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
g-. k
MARILYN I RN, DEPUTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No.97-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE
FRONT YARD SETBACK TO RELOCATE AND RECONSTRUCT A
STABLE, GRANTING APPROVAL FOR A CONDITIONAL USE PERMIT
FOR A GUEST HOUSE, AND GRANTING SITE PLAN REVIEW
APPROVAL OF SUBSTANTIAL ADDITIONS TO AN EXISTING
RESIDENTIAL STRUCTURE IN ZONING CASE NO. 554.
•
was approved and adopted at a regular meeting of the Planning Commission on June 17, 1997 by
the following roll call vote:
AYES• Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
co
RESOLUTION NO.97-14
PAGE 7
S S
6 :R)
-° 0� CityPolling JhIL�+ r) ci L INCORPORATED JANUARY 24 1957
c l �
i.5_ `�,( a NO.2 PORTUGUESE BEND ROAD
— - ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
DATE: JUNE 17, 1997 E-mail:cityofrh@aol.com
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: RESOLUTION NO. 97-14: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO ENCROACH INTO THE FRONT YARD SETBACK
TO RELOCATE AND RECONSTRUCT A STABLE, GRANTING
APPROVAL FOR A CONDITIONAL USE PERMIT FOR A GUEST
HOUSE, AND GRANTING SITE PLAN REVIEW APPROVAL OF
SUBSTANTIAL ADDITIONS TO AN EXISTING RESIDENTIAL
STRUCTURE IN ZONING CASE NO. 554.
At the May 20, 1997 meeting, Architect Russel Barto remarked to the Planning
Commission during their deliberations that he would revise plans to include an
additional 50 square feet to the residence. He also included the 816 square foot
animal shed at the middle of the property.
The project conforms to Zoning Code setback, and lot coverage requirements, except
for the stable which required a Variance. The lot has a net square foot area of 55,070
square feet. The proposed residence (4,401 sq. ft.), garage (756 sq. ft.), stable (1,296
sq.ft.), animal shed (816 sq.ft.), and guest house (800 sq.ft.) will have 8,429 square feet
which constitutes 15.3% of the lot which is within the maximum 20% structural lot
coverage requirement. The total lot coverage including paved areas and driveway
will be 12,839 square feet which equals 23.3% of the lot, which is within the 35%
maximum overall lot coverage requirement the proposed project will have a 24,000
square foot residential building pad with coverage of 29.4%, a 4,200 square foot stable
pad with coverage of 30.9%. and a total building pad coverage of 29.9%.
The additions to the plan did not exceed the structural lot coverage, total lot
coverage, maximum disturbed area requirements or Planning Commission building
pad coverage guidelines and were included in the attached Resolution.
RECOMMENDATION
It is recommended that the Planning Commission review' and approve Resolution
No. 97-14.
*Printed on Recycled Paper.
•
�'•
�1G H1118
�7it y 0/ Rotting INCORPORATED JANUARY 24, 1957
co ill
r �
r _
t a
NO.2 PORTUGUESE BEND ROAD
ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
E-mail:cityofrh@aol.com
HEARING DATE: MAY 20, 1997
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO. ZONING CASE NO. 554
SITE LOCATION: 7 ACACIA ROAD (LOT 40-RH)
ZONING AND SIZE: RA-S-1, 1.74 ACRES
APPLICANT: MR. AND MRS. RICHARD NEFF
REPRESENTATIVE: MR. RUSSELL E. BARTO, AIA, ARCHITECT
PUBLISHED: APRIL 5, 1997
REQUEST
Request for a Variance to permit the relocation and reconstruction of a stable
structure that will continue to encroach into the front yard setback, request for a
Conditional Use Permit to allow the construction of a guest house, and request for
Site Plan Review to permit the construction of substantial additions and other
improvments to an existing single family residential development.
BACKGROUND
1. Plans were revised by the applicants and provided to the Planning
Commission at the May 17, 1997 field trip. Staff spoke to Mrs. Kim Sawyer, 16
Williamsburg Lane, who had been concerned about the condition of the
existing stable and she said that the revised plans addressed her concerns.
New items include a request for a Variance to relocate and reconstruct a stable
structure that will continue to encroach into the front yard setback and a
request for a Conditional Use Permit to allow the construction of guest house.
The existing stable structure encroaches 43 feet into the front yard setback,
encroaches 6 feet into the 30 foot easement at the southwest, and is 14.5 feet
from the Blackwater Canyon roadway. The proposed stable structure will
encroach 36 feet into the front yard setback, will not encroach into the 30 foot
southwest easement, and will be 19.5 feet from the paving of Blackwater
Canyon Road while the proposed stable structure will not encroach into that
easement. The applicants state that there are exceptional or extraordinary
circumstances that do not apply generally to other property in the same
vicinity and zone which are: (1) The existing barn is located in the front yard
and also encroaches into the easement area; (2) Access for service vehicles is
ZONING CASE NO.554
PAGE 1
OPrinted on Recycled Paper.
• •
already established to the present stable site, whereas other parts of the site
would be difficult; and (3) The lower building pad is uniquely suited to stable
use.
The request for a Conditional Use Permit for an 800 square foot guest house
with a 280 square foot porch is proposed to be constructed at the northwest
portion of the property. The applicants state that the building will include a
living room, two bedrooms and a bath that will be used for occasional guests
and office purposes.
2. The original application requested Site Plan Review for the construction of
1,408 square feet of residential additions to an existing 2,948 square foot
residence. The new residence will be 4.356 square feet with an existing 756
square foot garage. Other existing structures are an 80 square foot pool/spa
and an 810 square foot stable.
3. The existing residence was built in 1937. The stable was built at the southwest
portion of the lot in 1950 and is in the front yard setback. There was a
bedroom addition constructed in 1955; a porch was enclosed and enlarged in
1958; kitchen alterations were done in 1973; a retaining wall was constructed,
there was reconstruction of garages, and a residence remodel in 1982; and a
trellis patio cover was constructed in 1983.
4. The structural lot coverage proposed is 7,568 square feet or 13.7% (20%
permitted) and the total lot coverage proposed is 11,978 square feet or 21.7%
(35% permitted).
5. The 24,000 square foot residential building pad will have proposed coverage
of 6,192 square feet or 25.8%. The proposed stable pad is largely within the
front yard setback. The 1,296 square foot stable covers 30.9% of the 4,200
square foot stable pad. Total building pad coverage will be 26.8%.
6. Grading for the project site will not be required. The house has also been
designed to preserve an existing mature tree at the northwest corner of the
existing house.
7. The total disturbed area of the lot will be 11,978 square feet or 21.8% (40%
permitted).
8. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZONING CASE NO.554
PAGE 2
• •
SITE PLAN REVIEW EXISTING PROPOSED
RA-S-1 ZONE SETBACKS
Front: 50 ft.from front easement line Existing stable encroaches into front Existing stable encroaches into front
Side: 20 ft.from property line yard setback. yard setback.
Rear: 50 ft.from property line
STRUCTURES Residence 2,948 Residence 4,356
(Site Plan Review required if size of Garage 756 Garage 756
structure increases by at least 1,000 Pool/Spa 80 Pool/Spa 80
sq.ft.and has the effect of increasing Stable 810 Guest/porch 1,080
the size of the structure by more than Stable 1,296
25%in a 36-month period). Total 4,594
Total 7,568
STRUCTURAL LOT COVERAGE 8.3% 13.7%
(20%maximum)
TOTAL LOT COVERAGE 17.5% 21.7%
(35%maximum)
RESIDENTIAL BUILDING PAD 19.1% 25.8%
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL BUILDING 19.3% 30.9%
PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE 16.3% 26.8%
GRADING N/A None
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 17.5% 21.8%
(40%maximum;any graded building
pad area,any remedial grading
(temporary disturbance),any graded
slopes and building pad areas,any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT. Existing 810 sq.ft.stable and more 1,296 sq.ft.stable and more than 550
&550 SQ.FT.CORRAL) than 550 sq.ft.corral sq.ft. corral
STABLE ACCESS Existing off Acacia Road from Existing off Acacia Road from
driveway access driveway access
ROADWAY ACCESS Existing off Acacia Road Existing off Acacia Road
ZONING CASE NO.554
PAGE3
. •
•
VIEWS N/A Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
NEARBY PROPERTIES
ASSESSOR'S ` ASSESSOR'S
ADDRESS % LOT N .' V OWNER GROSS%LOT AREA RESIDENCE SIZE •
1 Acacia Road 26-RH Post 1.940 2,721
3 " 32-RH Gage 1.706 2,718
5 " 34-RH Breitenstein 1.647 2,205
7" 40-RH Neff (Existing) 1.738 2,948
7 Portuguese Bend Rd. 41-RH H all 1.424 2,823
2 Acacia Lane 33-RH Okada 1.105 3,909
1 Acacia Lane 25-B-RH Oberman 2.400 4,600
AVERAGE 1.709 3,132
PROPOSED V 1.738 4,356
ZONING CASE NO.554
PAGE 4
•
\\,. HI(�8
11f �/L 0/ L INCORPORATED JANUARY 24, 1957
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�� a NO.2 PORTUGUESE BEND ROAD
I. `__-..._ TM ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
E-mail:cityofrh@aol.com
HEARING DATE: MAY 17, 1997
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO. ZONING CASE NO. 554
SITE LOCATION: 7 ACACIA ROAD (LOT 40-RH)
ZONING AND SIZE: RA-S-1, 1.74 ACRES
APPLICANT: MR. AND MRS. RICHARD NEFF
REPRESENTATIVE: MR. RUSSELL E. BARTO, AIA, ARCHITECT
PUBLISHED: APRIL 5, 1997
•
REQUEST
Request for a Variance to permit the relocation and reconstruction of a stable
structure that will continue to encroach into the front yard setback, request for a
Conditional Use Permit to allow the construction of a guest house, and request for
Site Plan Review to permit the 'construction of substantial additions and other
improvments to an existing single family residential development.
BACKGROUND
1. Plans were revised by the applicants and are attached. New items include a
request for a Variance to relocate and reconstruct a stable structure that will
continue to encroach up to 36 feet into the 50 foot front yard setback and a
request for a Conditional Use Permit to allow the construction of guest house.
The existing stable structure encroaches 43 feet into the front yard setback,
encroaches 6 feet into the 30 foot easement at the southwest, and is 14.5 feet
from the Blackwater Canyon roadway. The proposed stable structure will
encroach 36 feet into the front yard setback, will not encroach into the 30 foot
southwest easement, and will be 19.5 feet from the paving of Blackwater
Canyon Road while the proposed stable structure will not encroach into that
easement. The applicants state that there are exceptional or extraordinary
circumstances that do not apply generally to other property in the same
vicinity and zone which are: '(1) The existing barn is located in the front yard
and also encroaches into the easement area; (2) Access for service vehicles is
already established to the present stable site, whereas other parts of the site
ZONING CASE NO.554
PAGE1
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would be difficult; and (3) The lower building pad is uniquely suited to stable
use.
The request for a Conditional Use Permit for an 800 square foot guest house
with a 280 square foot porch is proposed to be constructed at the northwest
portion of the property. The applicants state that the building will include a
living room, two bedrooms and a bath that will be used for occasional guests
and office purposes.
2. The original application requested Site Plan Review for the construction of
1,408 square feet of residential additions to an existing 2,948 square foot
residence. The new residence will be 4.356 square feet with an existing 756
square foot garage. Other existing structures are an 80 square foot pool/spa
and an 810 square foot stable.
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3. The existing residence was built in 1937. The stable was built at the southwest
portion of the lot in 1950 and is in the front yard setback. There was a
bedroom addition constructed in 1955; a porch was enclosed and enlarged in
1958; kitchen alterations were done in 1973; a retaining wall was constructed,
there was reconstruction of garages, and a residence remodel in 1982; and a
trellis patio cover was constructed in 1983.
4. The structural lot coverage proposed is 7,568 square feet or 13.7% (20%
permitted) and the total lot coverage proposed is 11,978 square feet or 21.7%
(35% permitted).
5. The 24,000 square foot residential building pad will have proposed coverage
of 6,192 square feet or 25.8%. The proposed stable pad is largely within the
front yard setback. The 1,296 square foot stable covers 30.9% of the 4,200
square foot stable pad. Total building pad coverage will be 26.8%.
6. Grading for the project site will not be required. The house has also been
designed to preserve an existing mature tree at the northwest corner of the
existing house.
7. The total disturbed area of the lot will be 11,978 square feet or 21.8% (40%
permitted).
8. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
SITE PLAN REVIEW EXISTING PROPOSED
RA-S-1 ZONE SETBACKS
Front: 50 ft.from front easement line Existing stable encroaches into front Existing stable encroaches into front
Side: 20 ft.from property line yard setback. yard setback.
Rear: 50 ft,from property line
ZONING CASE NO.554
PAGE2
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G. The residential building pad coverage shall not exceed 29.4% and the
stable pad coverage shall not exceed 30.9%.
H. Landscaping shall be provided and maintained to obscure the residential
buildings and the building pad so that the structures, driveway, and graded slopes are
screened and shielded from view at the north and eastern easement lines with native
drought-resistant vegetation that is compatible with the surrounding vegetation of the
community. •
I. Landscaping shall be provided and maintained to obscure the western side
of the guest house from Williamsburg Lane.
J. No kitchen or other cooking facilities shall be provided within the guest
house.
K. No vehicular access or paved parking area shall be developed within 50
feet of the guest house.
L. Occupancy of the proposed guest house or servant quarters shall be limited
to persons employed on the premises and their immediate family or by the temporary
guests of the occupants of the main residence. No guest may remain in occupancy for
more than thirty days in any six-month period.
M. Renting of the guest house is prohibited.
N. The guest house shall not exceed 800 square feet with a 280 square foot
porch.
O. Prior to the submittal of an applicable final grading plan to the County of
Los Angeles for plan check, a detailed grading and drainage plan with related geology,
soils and hydrology reports that conform to the development plan as approved by the
Planning Commission must be submitted to the Rolling Hills Planning Department
staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope
ratio.
P. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
building or grading permit.
Q. Any modifications to the project shall comply with Section 17.46.070 of
the Rolling Hills Municipal Code.
R. The applicant shall execute an Affidavit of Acceptance of all conditions of
these Variances, Conditional Use Permit, and Site Plan approvals, or the approvals
shall not be effective.
RESOLUTION NO.97-14
PAGE 6
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STRUCTURES Residence 2,948 Residence 4,356
(Site Plan Review required if size of Garage 756 Garage 756
structure increases by at least 1,000 Pool/Spa 80 Pool/Spa 80
sq.ft.and has the effect of increasing Stable 810 Guest/porch 1,080
the size of the structure by more than Stable 1,296
25%in a 36-month period). Total 4,594
Total 7,568
STRUCTURAL LOT COVERAGE 8.3% 13.7%
(20%maximum)
TOTAL LOT COVERAGE 17.5% 21.7%
(35%maximum)
RESIDENTIAL BUILDING PAD 19.1% 25.8%
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL BUILDING 19.3% 30.9%
PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE 16.3% 26.8%
GRADING N/A None
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 17.5% 21.8%
(40%maximum;any graded building
pad area,any remedial grading
(temporary disturbance),any graded
slopes and building pad areas,any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT. Existing 810 sq.ft.stable and more 1,296 sq.ft.stable and more than 550
&550 SQ.FT.CORRAL) than 550 sq.ft.corral sq.ft. corral
STABLE ACCESS Existing off Acacia Road from Existing off Acacia Road from
driveway access driveway access
ROADWAY ACCESS Existing off Acacia Road Existing off Acacia Road
VIEWS N/A Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
ZONING CASE NO.554
PAGE 3
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NEARBY `PROPERTIES
. ASSESSOR'S ,ASSESSR'
ADDRESS LOT NO. OWNER •• -GROSS'LOT AREA' RESIDENCE SIZE'
(ACRES):; (SQUARMEIY"
1 Acacia Road 26-RH Post 1.940 2,721
3 " 32-RH Gage 1.706 2,718
•
5 " I 34-RH I Breitenstein 1.647 2,205
7" 1 40-RH Neff(Existing) I 1.738 2,948
7 Portuguese Bend Rd. I 41-RH Hall I 1.424 2,823
• 2 Acacia Lane I 33-RH Okada [ 1.105 3,909
1 Acacia Lane I 25-B-RH II Oberman I 2.400 I 4,600
_ AVERAGE 1.709 I 3,132
PROPOSED l 1.738 4,401
40!
) A
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otf O� RolliPr/ ../lit to INCORPORATED JANUARY 24, 1957
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17
NO.2 PORTUGUESE BEND ROAD
— ROLLING HILLS,CALIF.90274
(310)377-1521
FAX:(310)377-7288
HEARING DATE: APRIL 15, 1997 E-mail:cityofrh@aol.com
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
APPLICATION NO. ZONING CASE NO. 554
SITE LOCATION: 7 ACACIA ROAD (LOT 40-RH)
ZONING AND SIZE: RA-S-1, 1.74 ACRES
APPLICANT: MR. AND MRS. RICHARD NEFF
REPRESENTATIVE: MR. RUSSELL E. BARTO, AIA, ARCHITECT
PUBLISHED: APRIL 5, 1997
REQUEST
Request for Site Plan Review to permit the construction of substantial additions to
an existing single family residence.
BACKGROUND
1. The applicants are requesting Site Plan Review for the construction of 1,408
square feet of residential additions to an existing 2,948 square foot residence.
The new residence will be 4.356 square feet with an existing 756 square.foot
garage. Other existing structures are an 80 square foot pool/spa and an 810
square foot stable.
2. The existing residence was built in 1937. The stable was built at the southwest
portion of the lot in 1950 and is in the front yard setback. There was a
bedroom addition constructed in 1955; a porch was enclosed and enlarged in
1958; kitchen alterations were done in 1973; a retaining wall was constructed,
there was reconstruction of garages, and a residence remodel in 1982; and a
trellis patio cover was constructed in 1983.
•
3. The structural lot coverage proposed is 6,002 square "feet or 10.9% (20%
permitted) and the total lot coverage proposed is 10,412 square feet or 18.9%
(35% permitted).
4. The 24,000 square foot residential building pad will have proposed coverage
of 5,112 square feet or 21.3%. The existing stable pad is largely within the front
ZONING CASE NO.554
PAGE 1
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and side yard setbacks. The 810 square foot stable covers 19.3% of the 4,200
square foot stable pad. Total building pad coverage will be 21.3%.
5. Grading for the project site will not be required. The house has also been
designed to preserve an existing mature tree at the northwest corner of the
existing house.
6. The total disturbed area of the lot will be 10,412 square feet or 18.9% (40%
permitted).
7. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
SITE PLAN REVIEW EXISTING PROPOSED
RA-S-1 ZONE SETBACKS
Front: 50 ft.from front easement line Existing stable encroaches into front Existing stable encroaches into front
Side: 20 ft.from property line yard setback. yard setback.
Rear: 50 ft.from property line
STRUCTURES Residence 2,948 Residence 4,356
(Site Plan Review required if size of Garage 756 Garage 756
structure increases by at least 1,000 Pool/Spa 80 Pool/Spa 80
sq.ft.and has the effect of increasing Stable 810 Stable 810
the size of the structure by more than
25%in a 36-month period). Total 4,594 Total 6,002
STRUCTURAL LOT COVERAGE 8.3% 10.9%
(20%maximum)
TOTAL LOT COVERAGE 17.5% 18.9%
(35%maximum)
RESIDENTIAL BUILDING PAD 19.1% 21.3%
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL BUILDING 19.3% 19.3%
PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE 16.3% 21.3%
GRADING N/A None
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.
ZONING CASE NO.554
PAGE 2
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DISTURBED AREA 17.5% 18.9%
(40%maximum;any graded building
pad area,any remedial grading
(temporary disturbance),any graded
slopes and building pad areas,any
nongraded area where impervious
surfaces exist)
STABLE (450 SQ.FT. Existing 810 sq.ft.stable and more Existing 810 sq.ft.stable and more
&550 SQ.FT.CORRAL) than 550 sq.ft.corral than 550 sq.ft. corral
STABLE ACCESS Existing off Acacia Road from Existing off Acacia Road from
driveway access driveway access
ROADWAY ACCESS Existing off Acacia Road Existing off Acacia Road
VIEWS N/A Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
Z ,. ,, .< ,NEARBY PROPERTIESTr''''',;',,:" _"
Y p k, ES ASSSOR'S ` iASSESSOR'S
i ii ADDRESS i ;LOT NO :e: ' OWNE2 GROSS LO,TTAREA RESIDENCE SIZE
4 *; .. ,/. '; f; (ACRES) r (SQUARE FEET):.=
1 Acacia Road 26-RH Post 1.940 2,721
3 " 32-RH Gage 1.706 2,718
5 " 34-RH Breitenstein 1.647 2,205
7" 40-RH Neff (Existing) 1.738 2,948
7 Portuguese Bend Rd. 41-RH Hall 1.424 2,823
2 Acacia Lane 33-RH Okada 1.105 3,909
1 Acacia Lane 25-B-RH Oberman 2.400 4,600
AVERAGE 1.709 3,132
PROPOSED 1.738 4,356
ZONING CASE NO.554
PAGE 3
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STABLE (450 SQ.FT. Existing 810 sq.ft.stable and more 1,296 sq.ft. stable and more than
& 550 SQ.FT. CORRAL) than 550 sq.ft. corral 550 sq.ft. corral
STABLE ACCESS Existing off Acacia Road from Existing off Acacia Road from
driveway access driveway access
ROADWAY ACCESS Existing off Acacia Road Existing off Acacia Road
VIEWS N/A Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
5. GUEST HOUSE PROPOSED
a. Requires all guest or servant quarters on same
recorded lot as main house Required condition
b. Maximum 800 sq.ft. floor area Proposed 800 square foot guest house with
280 square foot porch
c. No kitchen or other cooking facilities permitted Required condition
d. Develop and maintain in substantial conformance Required condition
with site plan
e. No vehicular access or paved parking area permitted Required condition
to be developed within 50'of proposed guest house
or servant quarters
f. No guest may remain in occupancy more than 30 Required condition
days in any 6 monthperiod
g. Renting of guest house is prohibited Required condition
h.Comply with all requirements Required condition
i. Preliminary landscaping required Required condition