436, Addition of 2-bedrooms & 1-bat, Staff ReportsCu• •
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INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
Agenda It em:j_"c7"") ROLLING HILLS, CALIF. 90274
Meeting Date 7/22/9] 1;s)oii-1521
FAX: (2 r3) 377-7288
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTENTION: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PRINCIPAL PLANNER
SUBJECT: RESOLUTION NO. 91-16, MODIFICATION TO ZONING CASE
NO. 436: Request for a Variance to encroach into
the rear yard setback and a modification to a
previously approved Site Plan Review.
MR. AND MRS. KARL FRYKMAN, 10 CREST ROAD WEST
(LOT 2-CH)
BACKGROUND
Attached is Resolution No. 91-16 approving a request for a
Modification to a previously approved Site Plan and granting a
Variance to the rear yard setback for the encroachment of a living
room by the Planning Commission on July 13, 1991. The applicants
propose to encroach 16 feet into the 50-foot rear yard setback to
enlarge the southern wing of the existing residence by 164 square
feet for additional living room area.
Previously, on September 15, 1990, the Planning Commission approved
Resolution No. 90-28 granting a Variance and Site Plan Review to
permit residential additions to the existing 2,812.5 residence to
encroach 19 feet into the 50-foot rear yard setback for an
addition to the southwest wing of the existing residence.
Current plans show 1,516 square feet of residential additions,
totaling 4,328.5 square feet for the residence, a 750 square foot
attached garage and a 450 square foot future stable.
The structural lot coverage proposed is 5,528 square feet or
12.2% of the 45,196 square foot net lot area and the total lot
coverage proposed is 11,933 square feet or 26% of the net lot area.
The building pad coverage proposed is 37.2%, is contiguous to
gently sloping areas and significant portions of the lot will be
left undeveloped.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution
No. 91-16.
RESOLUTION NO. 91-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS APPROVING A MODIFICATION TO A PREVIOUSLY APPROVED SITE
PLAN AND GRANTING A VARIANCE TO THE REAR YARD SETBACK FOR THE
ENCROACHMENT OF A LIVING ROOM ADDITION IN ZONING CASE NO. 436.
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. Karl
Frykman with respect to real property located at 10 Crest Road
West, Rolling Hills (Lot 2-CH) requesting a modification to a
previously approved site plan and requesting a Variance to permit
the encroachment of a living room addition into the rear yard
setback.
Section 2. The Planning Commission conducted a duly noticed
public hearing to consider the applications for a modification to
a previously approved Site Plan Review and for a Variance to the
rear yard setback on May 21, and June 25, 1991, and at a field trip
visit on May 30, 1991.
Section 3. Sections 17.32.010 through 17.32.030 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. A Variance to Section 17.16.080 is required to
construct a living room addition in the fifty (50) foot rear yard
setback. The applicant is requesting an addition that will
encroach a maximum of sixteen (16) feet into the rear yard setback.
The Planning Commission finds:
A. There are exceptional and extraordinary circumstances
and conditions applicable to the property and the intended use that
do not apply generally to the other property in the same vicinity
and zone. The Variance is necessary because of the unique
typography of the lot which is very steep at the front but gently
sloping at the rear. The residence is set well back from the
street and there is a spacious open feel to the property. There
are no residences close by to be effected.
B. This 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 to the
property in question. The Variance is necessary because the
existing development pattern on the lot precludes the requested
additions from being built into the front yard.
•
RESOLUTION NO. 91-16
PAGE 2
C. The granting of this Variance will not be materially
detrimental to the public welfare or injurious to the property or
improvements in the vicinity or zone in which the property is
located.. Development on the pad will allow a substantial portion
of the lot to remain undeveloped.
Section 4. Based upon the foregoing findings, the Planning
Commission hereby approves the Variance to encroach into the rear
yard setback to enlarge a living room to a maximum of 16 feet as
indicated on the Development Plan attached hereto as Exhibit A
subject to the conditions contained in Section 8. The Planning
Commission also finds that the project conforms with the
requirements of the California Environmental Quality Act and is
categorically exempt from environmental review.
Section 5. Section 17.34.070 provides for a subsequent
modification after a site plan review application has been
approved. Modification of the approved plans and/or any conditions
imposed including additions or deletions, may be considered. The
decision on the modification of plans and/or conditions shall be in
the same manner as set forth in Sections 17.32.030 and 17.34.040 of
the Municipal Code.
Section 6. The Commission makes the following findings of
fact:
A. The proposed development is compatible with the General
Plan, the Zoning Ordinance and surrounding uses because the
proposed structure complies with the General Plan requirement of
low profile, low density residential development with sufficient
open space between surrounding structures. The project conforms to
lot coverage requirements. The lot has a net square foot area of
45,196 square feet. The residential structure, garage, and future
stable will have 5,528 square feet which constitutes 12.1% of the
lot, which is within the maximum 20% structural lot requirement.
The total lot coverage including paved areas and driveway will be
11,933 square feet which equals 26.4% of the lot, which is within
the 35% maximum overall lot coverage requirement. The proposed
project is similar and compatible with neighboring development
patterns.
B. The proposed development preserves and integrates into the
site design, to the maximum extent feasible, existing natural
topographic features of the lot including surrounding native
vegetation, mature trees, drainage courses, and land forms (such as
hillsides and knolls) because minimal grading for the project is
required, thereby preserving most of the existing slope and mature
vegetation.
• •
RESOLUTION NO. 91-16
PAGE 3
C. The development plan follows natural contours of the site
to minimize grading and the natural drainage courses will continue
to the canyons at the rear of this lot.
D. The development plan incorporates existing large trees
and native vegetation to the maximum extent feasible and
supplements it with landscaping that is compatible with and
enhances the rural character of the community.
E. The development plan substantially preserves the natural
and undeveloped state of the lot by minimizing building coverage
because the new structures will not cause the structural and total
lot coverage to be exceeded. Further, although the proposed
project will have a buildable pad coverage of 37.2%, the pad is,
contiguous to gently sloping areas and significant portions of the
lot will be left undeveloped.
F. The proposed development is harmonious in scale and mass
with the site, the natural terrain and surrounding residences
because as indicated in Paragraph A, lot coverage maximum will not
be exceeded and the proposed project is of consistent scale with
the neighborhood, thereby grading will be required only to restore
the natural slope of the property. The ratio of the proposed
structure to lot coverage is similar to the ratio found on several
properties in the vicinity.
G. The proposed development is sensitive and not
detrimental to the convenience and safety of circulation for
pedestrians and vehicles because the proposed project will utilize
the existing vehicular access, thereby having no further impact on
the roadway.
H. The project conforms with the requirements of the
California Environmental Quality Act and is categorically exempt
from environmental review.
Section 7. Based upon the foregoing findings, the Planning
Commission hereby approves the Site Plan Review for residential
additions, as indicated on the Development Plan attached hereto as
Exhibit A subject to the conditions contained in Section 8.
Section 8. The Variance to the rear yard setback approved in
Sections 4 and the Site Plan Review for residential additions
approved in Section 7 as indicated on the Development Plan attached
hereto and incorporated herein'as Exhibit A, are subject to the
following conditions:
• •
RESOLUTION NO. 91-16
PAGE 4
A. The Variance shall expire unless used within one year
from the effective date of approval as defined in Section 17.32.110
of the Municipal Code. The Site Plan Review approval shall expire
within one year from the effective date of approval as defined in
Section 17.34.080.A.
B. It is declared and made a condition of the Variance and
the Site Plan Review approval, that if any conditions thereof are
violated, the Permit 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 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 except as
otherwise provided in these conditions.
E. A landscape plan must be submitted to and approved by
the City of Rolling Hills Planning Department staff prior to the
issuance of any grading and building permit. The landscaping plan
submitted must comply with the purpose and intent of the Site Plan
Review Ordinance, shall incorporate existing mature trees and
native vegetation, and shall utilize to the maximum extent
feasible, plants that are native to the area and/or consistent with
the rural character of the community.
A bond in the amount of the cost estimate of the implementation of
the landscaping plan plus 15% shall be required to be posted prior
to issuance of a grading and building permit and shall be retained
with the City for not less than two years after landscape
installation. The retained bond will be released by the City
Manager after the City Manager determines that the landscaping was
installed pursuant to the landscaping plan as approved, and that
such landscaping is properly established and in
good condition.
F. 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 must
conform to the City of Rolling Hills standardof2 to 1 slope
ratio.
RESOLUTION NO. 91-16
PAGE 5
G. 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.
H. 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.
P. Any modifications to the project which wouldconstitute
a modification to the development plan as approved by the Planning
Commission shall require the filing of an application for
modification of the Zoning Case pursuant to Section 17.34.070 of
the Rolling Hills Municipal Code.
J. The building pad coverage shall not exceed 37.2%.
K. The applicant shall execute an Affidavit of Acceptance
of all conditions of this Variance, pursuant to Section 17.32.087,
or the approval shall not be effective.
L. All conditions of this Variance and Site Plan Review
approval must be complied with prior to the issuance of a building
or grading permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF JULY, 1991.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
DIANE 'AWYER, DEPUTYN CITY CLERK
RESOLUTION NO. 91-16
PAGE 6
The foregoing Resolution No. 91-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS APPROVING A MODIFICATION TO A PREVIOUSLY
APPROVED SITE PLAN AND GRANTING A VARIANCE TO THE REAR
YARD SETBACK FOR THE ENCROACHMENT OF A LIVING ROOM ADDITION IN
ZONING CASE NO. 436.
was approved and adopted at a regular adjourned meeting of the
Planning Commission on July 13, 1991 by the following roll call
vote:
AYES: Commissioners Frost, Lay, Raine and Chairman Roberts
NOES: None
ABSENT: None
ABSTAIN: Commissioner Hankins
1!/ ✓���
DEPUTt CITY CLERC K
• •
Ci1y o/ R0m �ee
MEETING DATE: JULY 21, 1992
TO: PLANNING COMMISSION
FROM: LOLA UNGAR, PRINCIPAL PLANNER.
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
SUBJECT: ZONING CASE NO. 436,
Mr. and Mrs. Karl Frykman, 10 Crest Road West
(Lot 2-CH)
Request for a one year time extension.
BACKGROUND
1. The applicants are requesting a one year time extension to
allow the applicants time to accumulate funds for construction.
2. The Planning Commission granted a Variance to permit the
encroachment of a living room addition 16 feet into the rear
yard setback in attached Resolution No. 91-16 on July 13, 1991.
Total additions will be 1,352 square feet.
RECOMMENDATION
It is recommended that the Planning Commission approve a one year
time extension in Zoning Case No. 436.
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lot
14/
- j9992
CITY OF ROLLING HILLS
BY
t
HEARING DATE:
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING & SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
•
City oi Rolling
INCORPORATED JANUARY 24, 1957
JUNE 25, 1991
PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
MODIFICATION TO ZONING CASE NO. 436
10 CREST ROAD WEST (LOT 2-CH)
RAS-1, 1.353 ACRES
MR. AND MRS. KARL FRYKMAN
MR. RICHARD LINDE, ARCHITECT
MAY 11, 1991
REQUEST: The applicants request a Variance to encroach into the
rear yard setback and a modification to a previously
approved Site Plan Review.
BACKGROUND
The Planning Commission conducted a field trip on May 30, 1991 to
view a silhouette of the proposed addition at the project site.
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:
DISCUSSION
•
City a/ ie0ii �ae�
•
INCORPORATED JANUARY 24, 1957
May 21, 1991
PLANNING COMMISSION
LOLA UNGAR, PRINCIPAL PLANNER
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(213) 377-1521
FAX: (213) 377-7288
MODIFICATION TO ZONING CASE NO. 436
10 CREST ROAD WEST (LOT 2-CH)
RAS-1, 1.353 ACRES
MR. AND MRS. KARL FRYKMAN
MR. RICHARD LINDE, ARCHITECT
MAY 11, 1991
The applicants request a Variance to encroach into the
rear yard setback and a modification to a previously
approved Site Plan Review.
In reviewing the applicants' request under Title 17 (Zoning), staff
would identify the following issues for evaluation:
1. The applicants are requesting a Variance to encroach 16 feet
into the 50-foot rear yard setback to enlarge the southern wing
of the existing residence by 164 square feet for additional
living room area.
2. The Planning Commission approved Resolution No. 90-28 granting
a Variance and Site Plan Review on September 15, 1990 to permit
residential additions to the existing 2,812.5 residence to
encroach 19 feet into the 50-foot rear yard setback for an
addition to the southwest wing of the existing residence.
Previously approved plans show 1,242 square feet of residential
additions, totaling 4054.5 sq.ft. for the residence, a 750
sq.ft. attached garage and a 200 sq.ft. future stable.
3. Grading for the project site will require 150 cubic yards of
cut and fill.
4. The applicants do not have permits for the previous proposal.
Current plans show 1,516 square feet of residential additions,
totaling 4,328.5 sq.ft. for the residence, a 750 sq.ft.
attached garage and a 450 sq.ft. future stable.
5. The structural lot coverage proposed is 5,528 square feet or
12.2% of the 45,196 sq.ft. net lot area (20% permitted) and
the total lot coverage proposed is 11,933 square feet or 26%
of the net lot area (35% permitted).
4A
MODIFICATION TO Z.C. NO. 436
PAGE 2
6. The building pad coverage proposed is 37.2%. The previous
building pad coverage was 36.70. But, it should be noted that
previous structural calculations may vary from present
calculations somewhat because of Ordinance No. 230, approved
January 28, 1991 and requiring that approved or extended site
plan reviews after February 27, 1991 must include a 450 sq.ft.
future stable and a 550 sq.ft. corral.
It is recommended that the Planning Commission review the proposed
plans and take public testimony if any.
STAFF REPORT
ee** •
DATE: AUGUST 14, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 436; Request for Variance to encroach into the
rear yard setback to construct a residential addition, and Site
Plan Review for proposed residential additions; 10 Crest Road
West; Owner: Frykman
DISCUSSION
The Planning Commission, at their regular meeting of July 17, 1990,
continued the application to the field inspection on August 4 to review.
the subject site and surrounding properties. At the field meeting it was
noted that the proposed project requiring variance would need minimal
grading, but would generally follow natural contours. Further, the
proposed additions would have minimal visual impact and would be
complimented by existing vegetation and additional planting on the back
slope. In reviewing the site and current development pattern, it was
additionally noted that the existing residence (nonconforming rear yard
setback) was developed at the rear of the site to accomodate the view,
thereby resulting in restrictions on future expansion.
RECOMMENDATION
The Planning Commission must closely evaluate the proposed project as it
pertains to yard requirements and development compatibility. It is the
opinion of staff that the required findings are present to approve the
request for variance and site plan review.
zc436#2
•**** STAFF REPORT
DATE: - JULY 9, 1990
PROJECT DESCRIPTION
APPLICATION NO.: ZONING CASE NO. 436
SITE LOCATION: 10 Crest Road West, Lot 2-CH
ZONING: RAS-1
APPLICANT: Mr. and Mrs. Karl Frykman
REPRESENTATIVE: Richard Linde, Architect
PUBLISHED: July 7, 1990
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION: 1.353 acres gross, Irregular shape
PRESENT DEVELOPMENT: Single family residence with attached garage
REQUEST:
A Variance to encroach into the rear yard setback to
construct a residential addition; Site Plan Review for proposed
residential additions
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning), staff would
identify the following issues for evaluation:
1. The applicant desires variance relief and site plan review to
construct construct 1,242 square feet of additions that would involve
increasing the existing structure beyond 25 percent. The major portion of
the proposed addition encroaches 19 feet into the required 50 foot rear
yard setback of the subject lot.
2. The project calls for minor grading to an extent of 150 cubic
yards of a cut and fill balance in order to expand the pad for
construction. Potential impacts to the natural terrain, vegetation and
drainage must be addressed.
3. Adherence to City policy regarding coverage of the buildable area
has been called out at a percent coverage of 36.7%, and proposed lot
coverage totals do not exceed maximum standards (11.1% structure, 25.3%
total) .
4. A future stable location has been sited with available access
indicated.
5. Landscaping requirements regarding the retention and/or
replacement of vegetation should be addressed.
RECOMMENDATION
Before a variance and site plan review may be granted, the Commission must
determine that the required findings as set forth in the ordinance are
satisfied. The Commission should receive public testimony and continue
the matter to an adjourned meeting so as to conduct a field inspection of
the site and surrounding properties.
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