474A, Construct a detached 3-car gar, Staff ReportsHEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
•
0/ leoffin9. JUL
INCORPORATED JANUARY 24, 1957
FEBRUARY 16, 1993
PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
ZONING CASE NO. 474A
73 CREST ROAD EAST (LOT 69-E-2-MS)
RAS-2, 2.78 ACRES
MR. AND MRS. MOON KIM
MR. RICHARD LINDE, AIA
FEBRUARY 6, 1993
A modification to a request for a Conditional Use Permit to allow
the construction of a detached garage at a single family residence.
BACKGROUND
1. On December 15, 1992, the Planning Commission denied a request
for a Conditional Use Permit to allow the construction of a
detached garage at the subject site finding that the
Conditional Use Permit creates a prominent large structural
improvement on this hillside lot, which is not compatible with
the General Plan goals of maintaining low -profile residential
development patterns in the community; the project causes
overdevelopment of the building pad (31.98%); and the project
would not be consistent with the General Plan requirements to
maintain strict grading practices to preserve the community's
natural terrain.
2. The applicants appealed the request to the City Council on
January 25, 1993. At that time, they withdrew the original
request and asked to be allowed to relocate the proposed
garage. The City Council remanded the case back to the
Planning Commission for review.
3. Plans have been revised to show the garage in approximately the
same place at the easternmost portion of the building pad, but,
without any grading to enlarge the building pad. The plans
show a 600 (reduced from 650) square foot garage, 119 feet from
the existing residence.
4. The applicants propose to convert the existing 740 square foot
attached garage to residential living space which will provide
5,043 square feet of residential living area.
Ili
Printed on Recycled Paper.
ZONING CASE NO. 474A
PAGE 2
5. The existing residential building pad is 16,777 square feet,
the proposed structures on the pad total 5,643 square feet, and
the resultant pad coverage is 33.6%.
6. The existing house with attached garage was built in 1983.
7. No grading is proposed for this modified plan.
8. The structural lot coverage proposed is 5,643 square feet or
5.2% and the total lot coverage proposed is 11.4%.
9. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA).
10. In the past, the following residents voiced opposition to the
proposed project: Mr. and Mrs. A. E. Esser, 71 Crest Road
East; Dr. & Mrs. Leo Schleissner, 77 Crest Road East; Mr. &
Mrs. Bill Stringfellow, 85 Crest Road East; Mr. Joe McLaughlin,
83 Crest Road East; Mr. and Mrs. William Lennartz, 63 Crest
Road East; and Mr. and Mrs. Fred Ripley, 91 Crest Road East.
RECOMMENDATION
It is recommended that the Planning Commission review the proposed
plans and take public testimony.
•
City ol Rolling
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
AGENDA ITEM r-p
MEETING DATE 1/25/93
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTENTION: CRAIG R.-NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: ZONING CASE NO. 474
AN APPEAL OF RESOLUTION NO. 92-31: A RESOLUTION OF
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DENYING A REQUEST FOR CONDITIONAL USE PERMIT
APPROVAL TO CONSTRUCT A DETACHED GARAGE.
MR. AND HRS. MOON KIM, 73 CREST ROAD EAST
(LOT 69-E-2-MS)
BACKGROUND
1. The applicant is appealing Resolution No. 92-31 of the Planning
Commission which denied a request for a Conditional Use Permit
for a detached garage on December 15, 1992.
2. The Planning Commission found that the Conditional Use Permit
creates a prominent large structural improvement on this
hillside lot, which is not compatible with the. General Plan
goals of maintaining low -profile residential development
patterns in the community; the project causes overdevelopment
of the building pad (31.98%); and the project would not be
consistent with the General Plan requirement to maintain strict
grading practices to preserve the community's natural terrain.
3. Attached is a statement from the applicant and Resolution No.
92-31.
4. The project proposed is a 650 square foot detached garage, the
conversion of a 740 square foot attached garage to residential
living space, and a future 450 square foot stable. The
residential area proposed is 5,043 square feet. The structural
lot coverage proposed is 6,143 square feet or 5.7% and the
total lot coverage proposed is 13,576 square feet or 12.6%.
The building pad coverage proposed is 31.98%.
5. Those who have voiced opposition to this project are: Mr. and
Mzs. A. E. Esser, 71 Crest Road East; Dr. & Mrs. Leo
Schleissner, 77 Crest Road East; Mr. & Mrs. Bill Stringfellow,
85 Crest Road East; Mr. Joe McLaughlin, 83 Crest Road East;
Printed on Recycled Paper.
• •
ZONING CASE NO. 474
PAGE 2
' Mr. and Mrs. William Lennartz, 63 Crest Road East; and Mr. and
Mrs. Fred Ripley, 91 Crest Road East (latest letter attached).
RECOMMENDATION
It is recommended that the City Council review the documents, the
proposed plans and take public testimony.
•
•.
eify 0/ Rollin ihted
•
REQUEST FOR APPEAL
APPLICATION FILE NO. ZONING CASE NO. 474
PROPERTY ADDRESS:
OWNER:
73 CREST ROAD EAST
ROLLING HILLS
MR. AND MRS. MOON KIM
16 lEgYAVU
JAN 0 61993
INCOR pantrOMINING4HEt
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377.1521
FAX (213) 377.7288
I hereby request appeal of the decision of the Planning Commission
on the above referenced application(s) for the following reasons:
SEE ATTACHMENT A
,4
SIGNED
DATE: /5?-/,3
FEE: $/, 6717)
(Two-thitds of original application fee)
•
ATTACHMENT A:
The Planning Commission decision is founded upon three issues. As discussed
hereafter, the decision is not supported by the evidence and is erroneous and/or an abuse
of discretion.
1. The Planning Commission objects to the building pad coverage of 31.98 % as
it causes "over -development of the building pad" and "is a higher building pad coverage
than appropriate under the existing development pattern of the City". However, the City
has oftentimes approved projects with building pad coverage of 40 or 45 %, particularly
when the total lot coverage is relatively small, as is the case here, with total lot
coverage of only 12.6%. (City code allows total lot coverage of up to 35%).
The commission states: "This over -development of the building pad leaves
little open space". It is difficult to fathom how a total lot coverage of only 12.6% which
includes structures and hard-scape constitutes "little open space'.
2. The Planning Commission states that the permit would be inconsistent 'with
the purpose and objectives of' the zoning ordinance and general plan', because it creates
'a prominent large structural improvement on this hillside, which is not compatible with
the general plan goals of maintaining low -profile residential development patterns in
the City."
a. Firstly, the proposed detached garage is 650 sq. ft., is not a
'prominently large structure" and , in fact, is not dissimilar to the minimum stable
requirements of the City of 450 sq. ft. If this proposed garage is such a "prominent large
structural improvement" as to be incompatible with the zoning ordinance and general
plan, then the City would have to likewise deny a permit for the construction of the
stable at this property, or for stables at any other property.
•
b. This proposed detached garage is indeed "low -profile" as It cannot be
seen from within the homes of any neighboring residences or from the
street. In fact only the Essers at 71 Crest Road have any ability to see this structure,
and at that, will see only the roof of the structure and only if they walk out of their
home to the edge of their yard.
3. The Commission objects to 185 cu. yds. of cut and fill. However, the
proposed cut and fill is very minimal.
a. The Commission states that "extension of the building pad would create
a further detrimental visual impact due to the prominence and, unique location of the
site". This is inaccurate as highlighted by the plot plan and the fact that this is a very
private site, as discussed above and visual impact is deminimis.
b. The Commission states that "the proposed development is not•
harmonious in scale and mass with the site, the natural terrain and surrounding
residences". This, again, is inaccurate, recalling that the proposal seeks to add only a
650 sq. ft. detached garage, bringing total lot coverage to only 12.6% on a very private
lot location.
It is respectfully requested that the City Council grant Zoning Case No. 474.
HEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
•
City ol ie0m4 -WSJ
•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
NOVEMBER 17, 1992
PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
ZONING CASE NO. 474
73 CREST ROAD EAST (LOT 69-E-2-MS)
RAS-2, 2.78 ACRES
MR. AND MRS. MOON KIM
MR. RICHARD LINDE, AIA
APRIL 18, 1992
Request for a Conditional Use Permit to allow the construction of a detached
garage at a single family residence.
BACKGROUND
1. The applicants submitted revised plans showing a 650 square foot garage at
the easternmost portion of the building pad, 133 feet from the existing
residence. The new garage will not be subterranean, nor will it have a
sunroof, but will be harmonious in design with the existing residence.
2. The applicants propose to convert the existing 740 square foot attached
garage to residential living space.
3. The Planning Commission continued the item from the October 20, 1992 meeting
at the request of Mr. A.E. Esser. Mr. Esser also provided the attached
letters to the Commission.
4. As requested by the Planning Commission, staff recalculated the building pad
within allowable setbacks. and determined that the pad is approximately
17,800 square feet, the structures on the pad 5,693 square feet, and the
resultant pad coverage is 31.98%. (The applicants' calculations show a 18,970
square foot building pad and 30% pad coverage).
5. The existing house with attached garage was built in 1983.
6. Grading will require 185 cubic yards of cut soil and 185 cubic yards of fill
soil will be required to enlarge the existing building pad. The cut will be
accumulated from the footings for the proposed garage and the new driveway
over to the garage.
7. The structural lot coverage proposed is 6,461 square feet or 6.0% and the
total lot coverage proposed is 13,576 square feet or 11%.
ca
Printed on Re e
ZONING CASE NO. 474
PAGE 2
8. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
• •
HEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
City 0/ /O/ft& .lit/3 INCORPORATED JANUARY 24, 1957
OCTOBER 20, 1992
PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX (310) 377.7288
ZONING CASE NO. 474
73 CREST ROAD EAST (LOT 69-E-2-MS)
RAS-2, 2.78 ACRES
MR. AND MRS. MOON KIM
MR. RICHARD LINDE, AIA
APRIL 18, 1992
Request for a Conditional Use Permit to allow the construction of a detached
garage at a single family residence.
BACKGROUND
1. The applicants submitted revised plans showing a 650 square foot garage at
the easternmost portion of the building pad, 133 feet from the existing
residence. The new garage will not be subterranean, nor will it have a
sunroof, but will be harmonious in design with the existing residence.
2. The applicants propose to convert the existing 740 square foot attached
garage to residential living space.
3. Staff received the attached letter, dated September 16, 1992, from adjacent
neighbor, Mr. A. E. Esser, requesting that this item be continued to the
November meeting and a second attached letter of opposition, dated
September 15, 1992, signed by Mr. Esser and 9 other residents.
4. As requested by the Planning Commission, staff recalculated the building pad
within allowable setbacks. and determined that the pad is approximately
17,800 square feet, the structures on the pad 5,693 square feet, and the •
resultant pad coverage is 31.98%. (The applicants' calculations show a 18,970
square foot building pad and 30% pad coverage).
5. The existing house and attached garage were built in 1983.
6. Grading will require 185 cubic yards of cut soil and 185 cubic yards of fill
soil soil will be required to enlarge the existing building pad. The cut will
be accumulated from the footings for the proposed garage and the new
driveway over to the garage.
7. The structural lot coverage proposed is 6,461 square feet or 6.0% and the
total lot coverage proposed is 13,576 square feet or 11%.
y.1
46
Printed on Recycled Paper.
•
ZONING CASE NO. 474
PAGE 2
8. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed plans and
take public testimony.
0 •
Cary opeoP?,.9J1•P?
HEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
AUGUST 18, 1992
PLANNING COMMISSION
LOLA UNGAR. PRINCIPAL PLANNER
ZONING CASE NO. 474
73 CREST ROAD EAST (LOT Lot 69-E-2-MS)
RAS-2, 2.78 ACRES
MR. AND MRS. MOON KIM
MR. RICHARD LINDE, AIA
APRIL 18, 1992
Request for a Conditional Use Permit to allow the construction of a detached
semi -subterranean garage at a single family residence.
BACKGROUND
1. Staff spoke to Mrs. Kim once again. She promised to provide a letter of
withdrawal by the August meeting.
RECOMMENDATION
It is recommended that the Planning Commission open the public hearing for
public testimony and unless we receive a letter of withdrawal, continue the item
until the September 15, 1992 meeting.
4B
HEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
• •
City Oi /0f/ifl INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
JULY 21, 1992
PLANNING COMMISSION
LOLA UNGAR. PRINCIPAL PLANNER
ZONING CASE NO. 474
73 CREST ROAD EAST (LOT Lot 69-E-2-MS)
RAS-2, 2.78 ACRES
MR. AND MRS. MOON KIM
MR. RICHARD LINDE, AIA
APRIL 18, 1992
Request for a Conditional Use Permit to allow the construction of a detached
semi -subterranean garage at a single family residence.
BACKGROUND
1. Staff spoke to Mrs. Kim who suggested that they would be withdrawing the
subject request and would be sending us a letter.
RECOMMENDATION
It is recommended that the Planning Commission open the public hearing for
public testimony and unless we receive a letter of withdrawal, continue the item
until the August 18, 1992 meeting.
6 8
o�, Ci4f o/ ie0fA ngJII/1
r
C
v
HEARING DATE:
TO:
FROM:
INCORPORATED JANUARY 24, 1957
MAY 19, 1992
PLANNING COMMISSION
LOLA UNGAR. PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-725B
APPLICATION NO. ZONING CASE NO. 474
SITE LOCATION: 73 CREST ROAD EAST (LOT Lot 69-E-2-MS)
ZONING & SIZE: RAS-2, 2.78 ACRES
APPLICANT: MR. AND MRS. MOON KIM
REPRESENTATIVE: MR. RICHARD LINDE, AIA
PUBLISHED: APRIL 18, 1992
REQUEST
Request for a Conditional Use Permit to allow the construction of a detached
semi -subterranean garage at a single family residence.
BACKGROUND
1. On May 7, 1992, the applicants requested cancellation of the Planning
Commission's previously scheduled May 9, 1992 field trip in order to
reconsider their Master Plan.
RECOMMENDATION
It is recommended that the Planning Commission open the public hearing and
continue the item to the June meeting.
415
HEARING DATE:
TO:
FROM:
1 Z
City afieee�nS Jh//
INCORPORATED JANUARY 24, 1957
APRIL 28, 1992
PLANNING COMMISSION
LOLA UNGAR. PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
APPLICATION NO. ZONING CASE NO. 474
SITE LOCATION: 73 CREST ROAD EAST (LOT Lot 69-E-2-MS)
ZONING & SIZE: RAS-2, 2.78 ACRES
APPLICANT: MR. AND MRS. MOON KIM
REPRESENTATIVE: MR. RICHARD LINDE, AIA
PUBLISHED: APRIL 18, 1992
REQUEST
Request for a Conditional Use Permit to allow the construction of a detached
semi -subterranean garage at a single family residence.
BACKGROUND
In reviewing the applicant's request under Title 17 (Zoning), staff
would identify the following issues for evaluation:
1. The applicants are requesting a Conditional Use Permit to allow the
construction of a detached 968 square foot 3-car semi -subterranean garage
with a sundeck above. The applicants propose to convert the existing 740
square foot attached garage to residential living space.
2. The existing house and attached garage were built in 1983.
3. 180 cubic yards of' soil will be excavated for the garage.
4. The proposed garage will be 55 feet from the existing residence and 120 feet
from the nearest neighbor's residence.
5. The structural lot coverage proposed is 6,461 square feet or 6.0% (20%
permitted) and the total lot coverage proposed is 13,576 square feet or 11%
(35% permitted).
6. The existing pad area is 18,200 square feet and the proposed pad is 19,422
square feet. The building pad coverage proposed is 28.2? .
7. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the proposed
plans and take public testimony.
3A