720, Additions to the SFR will encr, Staff Reports•
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•
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377.7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
Mtg. Date: 3/27/06
DATE: MARCH 27, 2006
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2006-03. A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF ADDITIONS PORTIONS OF WHICH
WOULD ENCROACH INTO THE EAST AND WEST SIDE
YARD SETBACKS AT AN EXISTING SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 720, AT 87 CREST
ROAD EAST, (LOT 69 C-2-MS), (STEINBERG).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2006-03, which is attached, on
March 21, 2006 at their regular meeting granting approval in Zoning Case No. 720. The
vote was unanimous.
2. The applicants propose to construct 405 square feet of new additions to the
existing 3,529 square foot residence and 120 square feet addition to the existing 720
square foot garage, for a total of 525 square feet of new additions. 288 square feet of the
existing garage is proposed to be converted into living area. Out of the 525 square foot
addition, 120 square feet would encroach into the west side yard setback and 140 square
feet would encroach into the east side yard setback. When completed, the residence
would be 4,222 square feet with a 552 square foot garage.
3. The original house, the pool, the service yard and a stable were approved in
1968, which included a Variance to locate the stable in the front yard. In 1972 a Variance
for a paddle tennis court in the front yard was approved. In 1979, a Conditional Use
Permit and a Variance for a full size tennis court in the front yard and permission to
remove the stable were approved. The tennis court was not constructed, however, the
stable was removed. In 1984 a Variance for an addition, which encroached into the east
side yard setback was approved. Portions of the original house and the service yard
encroach into the side yard setbacks, as approved in 1968.
ZC 720
Steinberg
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4. Although the lot is located in the RAS-2 zone it is less than 2 acres in area. Not
including the roadway easement, the lot is 1.91 acres (83,200 square feet) in size. The lot
is developed with a 3,529 square foot residence, 720 square foot garage, 688 square foot
pool with 54 square foot pool equipment, 2,849 square foot sports court, 451 square feet
porches, 110 square foot gazebo and 96 square foot service yard.
5. The proposed addition would follow the line of the residence and be located
underneath the existing roof. The additions would encroach up to sixteen feet into the
35-foot west side yard setback and up to fifteen feet into the 35-foot east side yard
setback.
6. A set aside area for a future stable, corral with access has been provided on the
side of the swimming pool.
7. No grading is required for this project. The additions will be constructed on an
already disturbed pad.
8. The existing driveway and driveway approach from Crest Road will remain.
9. The net lot area is 69,540 square feet. The structural lot coverage proposed is
9,472 square feet or 13.6% of the net lot area, which includes all of the structures, (20%
permitted). The total lot coverage proposed, including structures and flatwork would
be 23,610 square feet or 34.0% of the net lot area, (35% permitted).
10. There are two building pads on the property. No grading or increase of the pads
is proposed. The existing residential building pad is 24,640 square feet and the coverage
is proposed to be 7,748 square feet or 31.4%. (This includes 29 s.f. of the 451 s.f. covered
porches, since the porches are greater by 29 s.f. than 10% of the size of the proposed
residence. Porches that are 10% in size or less of the structures do not count towards
building pad coverage). The existing pool and future stable pad consists of 6,240 square
feet and will have coverage of 1,192 square feet or 19.1%. Combined building pad
coverage would be 28.9%.
11. The disturbed area of the lot, including the future stable is proposed to be 27,400
square feet or 39.7% of the net lot area. Currently the disturbed area is 39.0%, (40%
maximum permitted). No new disturbance is proposed with this request, except when
the stable is constructed. Disturbance includes any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area where
impervious surfaces will remain or are proposed to be added. Further, pursuant to the
Zoning Ordinance previously disturbed area, which has been returned and maintained
in a natural state, is not counted towards disturbance. The applicants propose to retain
portions of the existing building pads landscaped and in its natural state, which would
not be counted towards disturbance, marked on the Site Plan as "Area to remain
undisturbed".
12. In response for justification for the Variance request, the applicant's
representative states that the lot at the building site area is narrow. The configuration of
the existing structure, spanning from side to side of the lot and which when built were
ZC 72e 2
Steinberg `„L/)
•
in compliance with City's regulations prevent further expansion. In addition, the lot is
zoned RAS-2 and requires 35-foot side setbacks, but the size of the lot does not meet the
RAS-2 zone requirement. The lot is adjacent to a RAS-1 zone, which requires 20-foot
side setbacks.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
14. It will be required that all utility lines to the property be placed underground
and that the roof material meet City and RHCA standards.
15. The Rolling Hills Community Association Architectural Committee has reviewed
and approved the project.
RECOMMENDATION
It is recommended that the City Council receive and file this staff report or provide
other direction to staff.
ZC 720
Steinberg
ZONING CASE NO. 720
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from prooerty line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE,
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum guideline)
RESIDENTIAL
POOUSTABLE PAD COVERAGE
COMBINED
' GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
I (40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
I surfaces exist.)
STABLE (minimum 450 so. ft.) and
CORRAL (minimum 550 sq. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
EXISTING
Single family residence,
portion encroaches into
side yard setbacks
Residence
Garage
Stable
Service Yd.
Porch
Pool
Gazebo
Pool Equip.
Sports court
TOTAL
12.2%
32.6%
29.3%
11.9%
27.4%
N/A
39.0%
None
PROPOSED
Additions, portion of which
would encroach into the side
yard setbacks
3529 sq.ft. Residence 4222 sq.ft
720 sq.ft Garage 552 sq.ft
0 sq.ft. Stable 450 sq.ft.
96 sq.ft. Service Yd. 96 sq.ft
451 sq.ft. Porch 451 sq.ft.
688 sq.ft. Pool 688 sq.ft.
110 sq.ft. Gazebo 110 sq.ft.
54 sq.ft. Pool Equip. 54 sq.ft.
2849 sq.ft. Sports court 2849 sq.ft.
8,497 sq.ft TOTAL 9,472 sq.ft
13.6% of 69,54'0 sq.ft. net
lot area
34.0% of 69,540 sq.ft. net lot
area
None
Existing from Crest Road
N/A
PLANTS AND ANIMALS N/A
ZC 720
Steinberg
4
31.4% of 24,640 sq.ft. pad
19.1% of 6,240 sq.ft. pad
28.9%
None
39.7% (includes future
stable)
Future 450 sq.ft.
Future 550 sq.ft.
Along west easement
Existing from Crest Road
Planning Commission
conditions
Planning Commission
conditions
VARIANCE REQUIRED 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; and
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; and
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; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
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.
NEARBY PROPERTIES
For information purposes only
ADDRESS OWNER
91 Crest Rd.E.
92 Crest Rd. E.
88 Crest Rd. E.
83 Crest Rd. E.
85 Crest Rd. E.
86 Crest Rd. E.
AVERAGE
Ripley
Walter
Heckman
Mavredakis
Stringfellow
Auyoung
87 Crest Rd. East Steinberg
RESIDENCE
In square feet
5,430
3,466
2,153
5,723
4,685
3,056
4,085.5
Existing 3,529
Proposed 4,222
SOURCE: Assessors' records and City records
The above calculations do not include garages.
ZC 720
Steinberg
LOT AREA
(excl. road)
4.0
1.4
0.92
2.36
3.4
0.81
2.14
1.91
RESOLUTION NO. 2006-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF ADDITIONS PORTIONS OF WHICH WOULD
ENCROACH INTO THE EAST AND WEST SIDE YARD SETBACKS AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 720, AT
87 CREST ROAD EAST, (LOT 69 C-2-MS), (STEINBERG).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Phil Steinberg with
respect to real property located at 87 Crest Road East, Rolling Hills (Lot 69 C-2-MS)
requesting to construct 525 square feet of additions to the existing 3,529 square foot
residence and 720 square foot garage, of which 120 square feet would encroach into the
west side yard setback and 140 square feet would encroach into the east side yard
setback. Two hundred eighty eight square feet of the existing garage will be converted
into living space. When completed, the residence will be 4,222 square feet with a 552
square foot garage.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application at their regular meetings on January 17, 2006, February 21,
2006 and at a field trip on February 21, 2006. The applicants were notified of the public
hearings in writing by first class mail. Evidence was heard and presented from all
persons interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants' representatives were in attendance at the hearings.
Section 3. The Rolling Hills Community Association Architectural Committee
approved the proposed addition. Prior to issuance of building permits for the
construction, the Los Angeles County Building Department requires approval of any
project from the City. During the City's review, it was determined that a portion of the
proposed addition encroaches into the required 35-foot side setbacks, thus the request
for a Variance.
Section 4. The Planning Commission finds that the project qualifies as a Class
1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 5. 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. A Variance to Section 17.16.120 is required because it states that every
lot in the RAS-2 zone shall have a side yard of not less than 35 feet from the side
property line. The applicant is requesting a Variance to construct 525 square feet of
additions to the existing residence and garage, of which 120 square feet would encroach
• •
V
up to sixteen feet into the west side yard setback and 140 square feet would encroach up
to fifteen feet into the east side yard setback. Two hundred eighty eight (288) square feet
of the existing garage will be converted into living space. 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 this property that do not apply generally to other properties or class of
uses in the same zone because the subject lot is of art irregular shape and is narrowest at
the building site. The configuration of the existing structure, which previously received
approved with variances to encroach into the side yard setbacks, and which extends
from side to side, prevent further expansion. In addition, the lot is zoned RAS-2 (2+
acres minimum lot size), which requires 35-foot side setbacks, but the lot does not meet
the RAS-2 zone lot size requirement. The lot is adjacent to a RAS-1 zone, which requires
20-foot side setback.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same zone. The encroachment permits the use of the
lot to the extent allowed for other properties with similar lot configurations. The
Variance will permit the development of the property in a manner similar to
development patterns on surrounding properties and will square off and fill in already
existing encroachment.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the side yard will allow the remaining
portion of the lot to remain undeveloped, would minimize grading and would follow
the existing line of encroachment. The areas of additions are screened from adjacent
property owners and would not impair views. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City. The residential
building pad coverage slightly exceeds the City's guidelines of 30%.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed addition will be orderly, attractive and shall
protect the rural character of the community. The proposed addition will not encroach
into potentially future equestrian uses on the property. A suitable stable and corral area
has been set -aside on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance in Zoning Case No. 720 to encroach 120 square feet into
Reso. 2006-03
Steinberg
z-0
i
the west side yard setback and 140 square feet into the east side yard setback with
additions, subject to the following conditions:
A. The Variance approval shall expire within two years from the effective
date of approval as defined in Section 17.38.070, unless otherwise extended pursuant to
the requirements of this section.
B. It is declared and made a condition of the Variance that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given written notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
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 marked Exhibit A and dated January 9, 2006 except as
otherwise provided in these conditions.
E. The property on which the project is located contains an adequate area for
a future stable and corral.
F. The property owners shall comply with the requirements of the Lighting
Ordinance of the City of Rolling Hills, pertaining to lighting on said property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to roof covering.
H. Utility lines serving subject residence shall be placed underground.
I. Structural lot coverage shall not exceed 9,472 square feet or 13.6% in
conformance with lot coverage limitations.
J. Total lot coverage of structures and paved areas shall not exceed 23,610
square feet or 34.0% in conformance with total lot coverage limitations.
K. The disturbed area of the lot shall not exceed 27,400 square feet or39.7% in
conformance with disturbed area limitations. (See condition "0" for restriction on
further disturbance).
L. Residential building pad coverage on the 24,640 square foot residential
building pad shall not exceed 7,748 square feet or 31.4%, which includes 29 square feet of
the 451 square feet covered porches; coverage on the 6,240 square foot existing
swimming pool building pad shall not exceed 19.1%.
Reso. 2006-03
Steinberg
NI. There shall be no grading for this project.
N. If the County Building and Safety Department require an above ground
drainage system, the system shall be designed in such a manner as not to cross over any
equestrian trails and water from the drainage system shall not be discharged onto a trail
or adjacent properties. The system shall incorporate earth tone colors, including in the
design of the dissipater and shall be adequate in size. to discharge in a sheet flow
manner and be screened from any trail and neighbors' views to the maximum extent
practicable, without impairing the function of the drainage system.
O. The existing topography, flora and natural features of the lot shall be
retained to the greatest extent feasible. The areas within the residential building pad
and the swimming pool building pad that are marked on the site plan, dated January 9,
2006, as "TO REMAIN UNDISTURBED" shall remain landscaped and shall not be
disturbed. Otherwise, the property owners shall be required to apply to the Planning
Commission for a Variance to exceed the maximum permitted disturbed area of the lot.
P. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modification to the property, which would constitute additional
grading or structural development, shall require the filing of a new application for
approval by the Planning Commission.
Q. If new landscaping is introduced for this project, the landscaping shall
include water efficient irrigation that incorporates low gallonage irrigation system,
utilizes automatic controllers, incorporates an irrigation design using "hydrozones,"
considers slope factors and climate conditions in design, and utilizes means to reduce
water waste resulting from runoff and overspray. Further, landscaping shall be
designed using mature trees and shrubs so as to screen the residence but not to obstruct
views of neighboring properties. Any new trees and shrubs planned to be introduced in
conjunction with this project shall, at maturity, not be higher than the ridge height of
the residence.
R. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or
land subsidence shall be required.
T. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
Reso. 2006-03
Steinberg
• •
U. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
V. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby roadway
easements.
W. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
X. During and after construction, all soil preparation, drainage, and
landscape sprinklers shall protect the building pad from erosion and direct surface
water in an approved manner.
Y. The working drawings submitted to the County Department of Building
and Safety for plan check review shall conform to the development plan described in
Condition D.
Z. The applicant shall execute an Affidavit of Acceptance of all conditions of
this Variance pursuant to Section 17.38.060, or the approval shall not be effective.
AA. All conditions of this Variance approval, that apply, must be complied
with prior to the issuance of a building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF MARCH 2006.
LOREN DEROY, CHAII .WOMAN
ATTEST:
71I(RI
MARI I'i KERN,
Reso. 2006-03
Steinberg
?UTY CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2006-03 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS
PORTIONS OF WHICH WOULD ENCROACH INTO THE EAST AND WEST SIDE
YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING
CASE NO. 720, AT 87 CREST ROAD EAST, (LOT 69 C-2-MS), (STEINBERG).
was approved and adopted at a regular meeting of the Planning Commission on
February 21, 2006 by the following roll call vote:
AYES: Commissioners Hankins, Henke, Sommer, Witte and Chairwoman DeRoy.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2006-03
Steinberg
(2¼
DEPU (I( CITY CLERK
6 0
•
City ofiellin9
•
INCORPORATED JANUAtti oi57
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: MARCH 21, 2006
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 720
SITE LOCATION: 87 CREST ROAD EAST
ZONING AND SIZE: RA-S-2, 1.91 ACRES (GROSS)
APPLICANT: MR. AND MRS. PHIL STEINBERG
REPRESENTATIVE: DOUGLAS MCHATTIE, BOLTON ENGINEERING
PUBLISHED: JANUARY 7, 2006
RESOLUTION NO. 2006-03.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION
OF ADDITIONS PORTIONS OF WHICH WOULD ENCROACH INTO THE
EAST AND WEST SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 720, AT 87 CREST ROAD EAST, (LOT 69
C-2-MS), (STEINBERG).
BACKGROUND
1. At the February 21, 2006 Commission meeting, the Planning Commission
directed staff to prepare a Resolution of approval in the above case. The vote was
5-0.
2. The attached Resolution No. 2006-03 contains standard findings of facts
and conditions, including that any future development shall be reviewed by the
Planning Commission and the standard drainage condition.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2006-03
approving this case.
®Prrntcrl on FAot:vrlyd Pap^.r
•
RESOLUTION NO. 2006-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF ADDITIONS PORTIONS OF WHICH WOULD
ENCROACH INTO THE EAST AND WEST SIDE YARD SETBACKS AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 720, AT
87 CREST ROAD EAST, (LOT 69 C-2-MS), (STEINBERG).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Phil Steinberg with
respect to real property located at 87 Crest Road East, Rolling Hills (Lot 69 C-2-MS)
requesting to construct 525 square feet of additions to the existing 3,529 square foot
residence and 720 square foot garage, of which 120 square feet would encroach into the
west side yard setback and 140 square feet would encroach into the east side yard
setback. Two hundred eighty eight square feet of the existing garage will be converted
into living space. When completed, the residence will be 4,222 square feet with a 552
square foot garage.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application at their regular meetings on January 17, 2006, February 21,
2006 and at a field trip on February 21, 2006. The applicants were notified of the public
hearings in writing by first class mail. Evidence was heard and presented from all
persons interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants' representatives were in attendance at the hearings.
Section 3. The Rolling Hills Community Association Architectural Committee
approved the proposed addition. Prior to issuance of building permits for the
construction, the Los Angeles County Building Department requires approval of any
project from the City. During the City's review, it was determined that a portion of the
proposed addition encroaches into the required 35-foot side setbacks, thus the request
for a Variance.
Section 4. The Planning Commission finds that the project qualifies as a Class
1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 5. 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. A Variance to Section 17.16.120 is required because it states that every
lot in the RAS-2 zone shall have a side yard of not less than 35 feet from the side
property line. The applicant is requesting a Variance to construct 525 square feet of
additions to the existing residence and garage, of which 120 square feet would encroach
•
Cri
up to sixteen feet into the west side yard setback and 140 square feet would encroach up
to fifteen feet into the east side yard setback. Two hundred eighty eight (288) square feet
of the existing garage will be converted into living space. 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 this property that do not apply generally to other properties or class of
uses in the same zone because the subject lot is of an irregular shape and is narrowest at
the building site. The configuration of the existing structure, which previously received
approved with variances to encroach into the side yard setbacks, and which extends
from side to side, prevent further expansion. In addition, the lot is zoned RAS-2 (2+
acres minimum lot size), which requires 35-foot side setbacks, but the lot does not meet
the RAS-2 zone lot size requirement. The lot is adjacent to a RAS-1 zone, which requires
20-foot side setback.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same zone. The encroachment permits the use of the
lot to the extent allowed for other properties with similar lot configurations. The
Variance will permit the development of the property in a manner similar to
development patterns on surrounding properties and will square off and fill in already
existing encroachment.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the side yard will allow the remaining
portion of the lot to remain undeveloped, would minimize grading and would follow
the existing line of encroachment. The areas of additions are screened from adjacent
property owners and would not impair views. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City. The residential
building pad coverage slightly exceeds the City's guidelines of 30%.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed addition will be orderly, attractive and shall
protect the rural character of the community. The proposed addition will not encroach
into potentially future equestrian uses on the property. A suitable stable and corral area
has been set -aside on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance in Zoning Case No. 720 to encroach 120 square feet into
Reso. 2006-03
Steinberg
the west side yard setback and 140 square feet into the east side yard setback with
additions, subject to the following conditions:
A. The Variance approval shall expire within two years from the effective
date of approval as defined in Section 17.38.070, unless otherwise extended pursuant to
the requirements of this section.
B. It is declared and made a condition of the Variance that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given written notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
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 marked Exhibit A and dated January 9, 2006 except as
otherwise provided in these conditions.
E. The property on which the project is located contains an adequate area for
a future stable and corral.
F. The property owners shall comply with the requirements of the Lighting
Ordinance of the City of Rolling Hills, pertaining to lighting on said property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to roof covering.
H. Utility lines serving subject residence shall be placed underground.
I. Structural lot coverage shall not exceed 9,472 square feet or 13.6% in
conformance with lot coverage limitations.
J. Total lot coverage of structures and paved areas shall not exceed 23,610
square feet or 34.0% in conformance with total lot coverage limitations.
K. The disturbed area of the lot shall not exceed 27,400 square feet or 39.7% in
conformance with disturbed area limitations. (See condition "0" for restriction on
further disturbance).
L. Residential building pad coverage on the 24,640 square foot residential
building pad shall not exceed 7,748 square feet or 31.4%, which includes 29 square feet of
the 451 square feet covered porches; coverage on the 6,240 square foot existing
swimming pool building pad shall not exceed 19.1%.
Reso. 2006-03
Steinberg
M. There shall be no grading for this project.
N. If the County Building and Safety Department require an above ground
drainage system, the system shall be designed in such a manner as not to cross over any
equestrian trails and water from the drainage system shall nor be discharged onto a trail
or adjacent properties. The system shall incorporate earth tone colors, including in the
design of the dissipater and shall be adequate in size to discharge in a sheet flow
manner and be screened from any trail and neighbors' views to the maximum extent
practicable, without impairing the function of the drainage system.
O. The existing topography, flora and natural features of the lot shall be
retained to the greatest extent feasible. The areas within the residential building pad
and the swimming pool building pad that are marked on the site plan, dated January 9,
2006, as "TO REMAIN UNDISTURBED" shall remain landscaped and shall not be
disturbed. Otherwise, the property owners shall be required to apply to the Planning
Commission for a Variance to exceed the maximum permitted disturbed area of the lot.
P. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modification to the property, which would constitute additional
grading or structural development, shall require the filing of a new application for
approval by the Planning Commission.
Q. If new landscaping is introduced for this project, the landscaping shall
include water efficient irrigation that incorporates low gallonage irrigation system,
utilizes automatic controllers, incorporates an irrigation design using "hydrozones,"
considers slope factors and climate conditions in design, and utilizes means to reduce
water waste resulting from runoff and overspray. Further, landscaping shall be
designed using mature trees and shrubs so as to screen the residence but not to obstruct
views of neighboring properties. Any new trees and shrubs planned to be introduced in
conjunction with this project shall, at maturity, not be higher than the ridge height of
the residence.
R. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
S. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or
land subsidence shall be required.
T. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
Reso. 2006-03
Steinberg
•
U. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
V. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby roadway
easements.
W. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
X. During and after construction, all soil preparation, drainage, and
landscape sprinklers shall protect the building pad from erosion and direct surface
water in an approved manner.
Y. The working drawings submitted to the County Department of Building
and Safety for plan check review shall conform to the development plan described in
Condition D.
Z. The applicant shall execute an Affidavit of Acceptance of all conditions of
this Variance pursuant to Section 17.38.060, or the approval shall not be effective.
AA. All conditions of this Variance approval, that apply, must be complied
with prior to the issuance of a building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21st DAY OF MARCH 2006.
LOREN DEROY, CHAIRWOMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2006-03
Steinberg
ti
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2006-03 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS
PORTIONS OF WHICH WOULD ENCROACH INTO THE EAST AND WEST SIDE
YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING
CASE NO. 720, AT 87 CREST ROAD EAST, (LOT 69 C-2-MS), (STEINBERG).
was approved and adopted at a regular meeting of the Planning Commission on
February 21, 2006 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.
DEPUTY CITY CLERK
Reso. 2006-03
Steinberg
i
ti
DATE:
TO:
FROM:
•
C,4 ofieeiinSJaee,
•
7-A
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cltyofrh@aol.com
FEBRUARY 21, 2006
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 720
87 CREST ROAD EAST
RA-S-2, 1.91 ACRES (GROSS)
MR. AND MRS. PHIL STEINBERG
DOUGLAS MCHATTIE, BOLTON ENGINEERING
JANUARY 7, 2006
Request for a Variance to permit construction of additions, portions of which
would encroach into the side yard setbacks at an existing single family residence.
BACKGROUND
1. The Planning Commission visited the site earlier this morning.
2. The applicants propose to construct 525 square feet of additions to the
existing 3,529 square foot residence and 720 square foot garage, of which 120
square feet would encroach into the west side yard setback and 140 square feet
would encroach into the east side yard setback. 288 square feet of the existing
garage is proposed to be converted into living space. When completed, the
residence would be 4,222 square feet with a 552 square foot garage. The proposed
additions would be underneath the existing roofline.
3. The original house, the pool, the service yard and a stable were approved in
1968, which included a Variance to locate the stable in the front yard. In 1972 a
Variance for a paddle tennis court in the front yard was approved. In 1979, a
Conditional Use Permit and a Variance for a full size tennis court in the front yard
and permission to remove the stable were approved. The tennis court was not
constructed, however, the stable was removed. In 1984 a Variance for an addition,
which encroached into the east side yard setback was approved. Portions of the
original house and the service yard encroach into the side yard setbacks, as
approved in 1968.
7r NO 77n
® Print ed or Hecyrlad Pdp n
• •
t
4. Although the lot is located in the RAS-2 zone it is less than 2 acres in area.
Not including the roadway easement, the lot is 1.91 acres (83,200 square feet) in
size. The lot is developed with a 3,529 square foot residence, 720 square foot
garage, 688 square foot pool with 54 square foot pool equipment, 2,849 square foot
sports court, 451 square feet porches, 110 square foot gazebo and 96 square foot
service yard.
5. The proposed addition would follow the line of the residence and be
located underneath the existing roof. The additions would encroach up to sixteen
feet into the 35-foot west side yard setback and up to fifteen feet into the 35-foot
east side yard setback.
6. A set aside area for a future stable, corral with access is shown on the side of
the swimming pool.
7. No grading is required for this project. The additions will be constructed on
an already disturbed pad.
8. The existing driveway and driveway approach from Crest Road will
remain.
9. The net lot area is 69,540 square feet. The structural lot coverage proposed is
9,472 square feet or 13.6% of the net lot area, which includes all of the structures,
(20% permitted). The total lot coverage proposed, including structures and
flatwork is 23,610 square feet or 34.0% of the net lot area, (35% permitted).
10. There are two building pads on the property. No grading or enlargement of
the pads is proposed. The existing residential building pad is 24,640 square feet
and the coverage is proposed to be 7,748 square feet or 31.4%. (This includes 29 s.f.
of the 451 s.f. covered porches, since the porches are greater by 29 s.f. than 10% of
the size of the proposed residence. Porches that are 10% in size or less of the
structures do not count towards building pad coverage). The existing pool and
future stable pad consists of 6,240 square feet and will have coverage of 1,192
square feet or 19.1%. Combined building pad coverage would be 28.9%.
11. The disturbed area of the lot, including the future stable is proposed to be
27,400 square feet or 39.7% of the net lot area. Currently the disturbed area is
39.0%, (40% maximum permitted). No new disturbance is proposed with this
request, except when the stable is constructed. Disturbance includes any remedial
grading (temporary disturbance), any graded slopes and building pad areas, and
any nongraded area where impervious surfaces will remain or are proposed to be
added. Areas previously disturbed, but returned to natural state, are not counted
towards disturbance. The applicants propose to retain portions of the existing
building pad landscaped and in its natural state, which would not be counted
towards disturbance.
12. In response for justification for the Variance request, the applicant's
representative states that the lot at the building site is very narrow. The
configuration of the existing structure, spanning from side to side of the lot and
7r Nn 72n
,o
which when built were in compliance with City's regulations prevent further
expansion. In addition, the lot is zoned RAS-2 and requires 35-foot side setbacks,
but the size of the lot does not meet the RAS-2 zone requirement. The lot is
adjacent to a RAS-1 zone, which requires 20-foot side setbacks.
13. At the January 17, 2006 meeting, the Planning Commission discussed
drainage on the property, and directed staff to check with the County what if any,
drainage method would be required for this project. According to the Los Angeles
County Building and Safety Department a drainage plan for a single family
residence is required on a case by case basis, depending on the slope of the
building pad, distance from the structure to any slope not considered a building
pad and whether such slope is a descending or ascending, soil stability and other
factors. The County requires the building pad to slope away a minimum of 2%
from structures. In this particular case, the plan checker did not think a drainage
plan would be required. However, if the applicant includes drainage devices, such
as catch basins, gutters, downspouts or dissipaters on their plan, the County
would review the plan for accuracy, but not necessarily require it.
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. It will be required that all utility lines to the property be placed
underground and that the roof material meet City and RHCA standards.
16. The Rolling Hills Community Association has reviewed and approved the
project.
RECOMMENDATION
It is recommended that the Planning Commission open the continued public
hearing, take public testimony and provide direction to staff.
•
•
ZONING CASE NO. 720
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear. 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE.
(30% maximum guideline)
RESIDENTIAL
POOUSTABLE PAD COVERAGE
COMBINED
GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
surfaces exist.)
STABLE (minimum 450 so. ft.) and
CORRAL (minimum 550 sq. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
EXISTING
Single family residence,
portion encroaches into
side yard setbacks
Residence
Garage
Stable
Service Yd.
Porch
Pool
Gazebo
Pool Equip.
Sports court
TOTAL
12.2%
32.6%
29.3%
11.9%
27.4%
N/A
39.0%
None
3529 sq.ft.
720 sq.ft
0 sq.ft.
96 sq.ft.
451 sq.ft.
688 sq.ft.
110 sq.ft.
54 sq.ft.
2849 sq.ft.
8,497 sq.ft
PROPOSED
Additions, portion of which
would encroach into the side
yard setbacks
Residence
Garage
Stable
Service Yd.
Porch
Pool
Gazebo
Pool Equip.
Sports court
TOTAL
4222 sq.ft
552 sq.ft
450 sq.ft.
96 sq.ft
451 sq.ft.
688 sq.ft.
110 sq.ft.
54 sq.ft.
2849 sq.ft.
9,472 sq.ft
13.6% of 69,540 sq.ft. net
lot area
34.0% of 69,540 sq.ft. net lot
area
31.4% of 24,640 sq.ft. pad
19.1% of the 6,240 sq.ft. pad
28.9%
None
39.7% (includes future
stable)
Future 450 sq.ft.
Future 550 sq.ft.
None Along west easement
Existing from Crest Road Existing from Crest Road
N/A Planning Commission review
N/A Planning Commission review
7r Kin 72n 4
VARIANCE REQUIRED 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; and
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; and
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; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
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.
NEARBY PROPERTIES
For information purposes only
ADDRESS OWNER
91 Crest Rd.E.
92 Crest Rd. E.
88 Crest Rd. E.
83 Crest Rd. E.
85 Crest Rd. E.
86 Crest Rd. E.
AVERAGE
Ripley
Walter
Heckman
Mavredakis
Stringfellow
Auyoung
87 Crest Rd. East Steinberg
RESIDENCE
In square feet
5,430
3,466
2,153
5,723
4,685
3,056
4,085.5
Existing 3,529
Proposed 4,222
SOURCE: Assessors' records and City records
The above calculations do not include garages.
7r NCl 77n 5
LOT AREA
(excl. road)
4.0
1.4
0.92
2.36
3.4
0.81
2.14
1.91
DATE:
TO:
FROM:
•
C14 ./
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JANUARY 17, 2006
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 720
87 CREST ROAD EAST
RA-S-2, 1.91 ACRES (GROSS)
MR. AND MRS. PHIL STEINBERG
DOUGLAS MCHATTIE, BOLTON ENGINEERING
JANUARY 7, 2006
Request for a Variance to permit construction of additions, portions of which
would encroach into the side yard setbacks at an existing single family residence.
BACKGROUND
1. The applicants propose to construct 525 square feet of additions to the
existing 3,529 square foot residence and 720 square foot garage, of which 120
square feet would encroach into the west side yard setback and 140 square feet
would encroach into the east side yard setback. 288 square feet of the existing
garage is proposed to be converted into living space. When completed, the
residence would be 4,222 square feet with a 552 square foot garage.
2. The original house, the pool, the service yard and a stable were approved in
1968, which included a Variance to locate the stable in the front yard. In 1972 a
Variance for a paddle tennis court in the front yard was approved. In 1979, a
Conditional Use Permit and a Variance for a full size tennis court in the front yard
and permission to remove the stable were approved. The tennis court was not
constructed, however, the stable was removed. In 1984 a Variance for an addition,
which encroached into the east side yard setback was approved. Portions of the
original house and the service yard encroach into the side yard setbacks, as
approved in 1968.
3. Although the lot is located in the RAS-2 zone it is less than 2 acres in area.
Not including the roadway easement, the lot is 1.91 acres (83,200 square feet) in
size. The lot is developed with a 3,529 square foot residence, 720 square foot
garage, 688 square foot pool with 54 square foot pool equipment, 2,849 square foot
7C rvn 79n i
®Prvdod nn Racyr-,Ind 1'"11-0:1
• •
sports court, 451 square foot porches, 110 square foot gazebo and 96 square foot
service yard.
4. The proposed addition would follow the line of the residence, and would
encroach up to eight feet into the 35-foot west side yard setback and up to fifteen
feet into the 35- foot east side yard setback. Additionally, eaves, which may be
required by RHCA, would further encroach into the side setback. Pursuant to the
Zoning Ordinance, eaves may encroach into the side yard setback 21 / 2 inches for
each one -foot of the setback for a maximum of five feet.
5. A set aside area for a future stable, corral with access is shown on the side of
the swimming pool.
6. No grading is required for this project. The additions will be constructed on
an already disturbed pad.
7. The existing driveway and driveway approach from Crest Road will
remain.
8. The net lot area is 69,540 square feet. The structural lot coverage proposed is
9,472 square feet or 13.6% of the net lot area, which includes all of the structures,
(20% permitted). The total lot coverage proposed, including structures and
flatwork is 23,610 square feet or 34.0% of the net lot area, (35% permitted).
9. There are two building pads on the property. No grading or enlargement of
the pads is proposed. The existing residential building pad is 24,640 square feet
and the coverage is proposed to be 7,748 square feet or 31.4%. (This includes 29 s.f.
of the 451 s.f. covered porches, since the porches are greater by 29 s.f. than 10% of
the size of the proposed residence. Porches that are 10% in size or less of the
structures do not count towards building pad coverage). The existing pool and
future stable pad consists of 6,240 square feet and will have coverage of 1,192
square feet or 19.1%. Combined building pad coverage would be 28.9%.
10. The disturbed area of the lot, including the future stable is proposed to be
27,400 square feet or 39.7% of the net lot area. Currently the disturbed area is
39.0%, (40% maximum permitted). No new disturbance is proposed with this
request, except when the stable is constructed. Disturbance includes any remedial
grading (temporary disturbance), any graded slopes and building pad areas, and
any nongraded area where impervious surfaces will remain or are proposed to be
added. Areas previously disturbed, but returned to natural state, are not counted
towards disturbance. The applicants propose to retain portions of the existing
building pad landscaped and in its natural state, which would not be counted
towards disturbance.
11. In response for justification for the Variance request, the applicant's
representative states that the lot at the building site is very narrow. The
configuration of the existing structure, spanning from side to side of the lot and
which when built were in compliance with City's regulations prevent further
expansion. In addition, the lot is zoned RAS-2 and requires 35-foot side setbacks,
7r Nn 7'2n
• •
but the size of the lot does not meet the RAS-2 zone requirement. The lot is
adjacent to a RAS-1 zone, which requires 20-foot side setbacks.
12. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
13. It will be required that all utility lines to the property be placed
underground and that the roof material meet City standards.
14. The Rolling Hills Community Association will review the project at a later
date.
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, open
the public hearing and take public testimony.
7f' Nn 77n
•
•
•
ZONING CASE NO. 720
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear. 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum guideline)
RESIDENTIAL
POOUSTABLE PAD COVERAGE
COMBINED
GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
surfaces exist.)
STABLE (minimum 450 so. ft.) and
CORRAL (minimum 550 so. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
7r NCl 77(1
EXISTING
Single family residence,
portion encroaches into
side yard setbacks
Residence
Garage
Stable
Service Yd.
Porch
Pool
Gazebo
Pool Equip.
Sports court
TOTAL
12.2%
32.6%
29.3%
11.9%
27.4%
N/A
39.0%
None
3529 sq.ft.
720 sq.ft
0 sq.ft.
96 sq.ft.
451 sq.ft.
688 sq.ft.
110 sq.ft.
54 sq.ft.
2849 sq.ft.
8,497 sq.ft
None
Existing from Crest Road
N/A
PROPOSED
Additions, portion of which
would encroach into the side
yard setbacks
Residence
Garage
Stable
Service Yd.
Porch
Pool
Gazebo
Pool Equip.
Sports court
TOTAL
4222 sq.ft
552 sq.ft
450 sq.ft.
96 sq.ft
451 sq.ft.
688 sq.ft.
110 sq.ft.
54 sq.ft.
2849 sq.ft.
9,472 sq.ft
13.6% of 69,540 sq.ft. net
lot area
34.0% of 69,540 sq.ft. net lot
area
31.4% of 24,640 sq.ft. pad
19.1% of the 6,240 sq.ft. pad
28.9%
None
39.7% (includes future
stable)
Future 450 sq.ft.
Future 550 sq.ft.
Along west easement
Existing from Crest Road
Planning Commission review
N/A Planning Commission review
1'
VARIANCE REQUIRED 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; and
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; and
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; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
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.
NEARBY PROPERTIES
For information purposes only
ADDRESS OWNER
91 Crest Rd.E.
92 Crest Rd. E.
88 Crest Rd. E.
83 Crest Rd. E.
85 Crest Rd. E.
86 Crest Rd. E.
AVERAGE
Ripley
Walter
Heckman
Mavredakis
Stringfellow
Auyoung
87 Crest Rd. East Steinberg
RESIDENCE
In square feet
5,430
3,466
2,153
5,723
4,685
3,056
4,085.5
Existing 3,529
Proposed 4,222
SOURCE: Assessors' records and City records
The above calculations do not include garages.
LOT AREA
(excl. road)
4.0
1.4
0.92
2.36
3.4
0.81
2.14
2.23