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565, Lot line adjustment merged por, Staff Reports• Ci44 o//2//z 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.: 5-B Mtg. Date: 11/24/97 DATE: NOVEMBER 24, 1997 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 97-27: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTY A T 25 PORTUGUESE BEND ROAD IN ZONING CASE NO. 565. Mr. and Mrs. Philip E. Cho, 25 Portuguese Bend Road (Lots 89-A-RH, 89-C-RH and a portion of Lot 92-RH) BACKGROUND 1. The. Planning Commission adopted Resolution No. 97-27 on November 18, 1997 at their regular meeting approving a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act. Following deliberation, the Commission directed staff to prepare a brief letter to the Rolling Hills Community Association expressing their desire maintain the natural vegetation in the northerly easement created by this lot line adjustment. The applicants' representative, Doug McHattie of South Bay Engineering, did not object to this message being sent to the Community Association because the natural vegetation is located in a portion of the easement that is very steep and essentially unusable on this property. The approval was unanimous. 2. During the public hearing process, the Planning Commission viewed the proposed lot line adjustment on Saturday, October 18, 1997. 3. Previously, Commissioners had discussed the possible removal of the shed within the side yard setback on proposed Parcel 1 and an adjustment to the pad location on Parcel 2. The applicants plans were revised to readjust the ZONING CASE NO. 565 PAGE 1 Printed on Recycled Paper. • • proposed lot line approximately 10 feet further east at its midsection to enlarge proposed Parcel 2. The applicants are requesting that the lot line between Lot 89-A-RH and Lot 92-2-RH be adjusted so that the dividing lot line between the two lots will be moved 363 feet east at the south and 310 feet east at the north, thereby transferring a 2.47 acre wedge-shaped portion of land from Lot 89-A-RH to Lot 92-RH. No new lots are being created. No development on these lots is currently proposed. 4. The area of existing Lot 89-A-RH is 9.150 acres gross and existing Lot 92-2-RH is .556 acres gross. Existing Lot 89-C-RH is 4.75 acres gross and 2.74 acres net, contains an ancient landslide that would require remediation for development and at the present time will remain the same with no changes. Proposed Parcel 1 will be 6.63 acres gross and 5.11 acres net and proposed Parcel 2 will be 3.03 acres gross and 2.29 acres net. Lot 89-C-RH will remain the same and not change. Each of the lots are located within the RA-S-2 Zone and no new lots will be created by this proposal. 5. On April 22, 1996, the City Council granted approval for Tentative Parcel Map No. 21444, Subdivision No. 86 in Zoning Case No. 453 reconfiguring the existing three parcels into three newly configured single-family residential lots that front the western side of Portuguese Bend Road. Among the conditions of that approval were the remediation of a landslide through grading and remediation on the northernmost parcel, the reconstruction of Pheasant Lane with a hammerhead turn on the central parcel and the creation of an extension of Pheasant Lane should the northernmost parcel be developed, that less than 40% of each of the three lots be disturbed, and that it be noted on the final map that certain areas of each of the proposed parcels to have mature native vegetation protected areas (MNV areas) as of January 31, 1996 are intended to be protected and preserved. Tentative Parcel Map No. 21444 will expire on April 22, 1999 (includes a one (1) year automatic extension pursuant to Government Code Section 66452.13 from the original expiration date of April 22, 1998). 6. The existing 3,287 square foot residence and 641 square foot attached garage on Lot 89-A-RH was built in 1948. Alterations were made to the residence and a small fallout shelter was constructed in 1961; a dressing room was added to the residence and a pool was constructed in 1963; and a garage was added to the existing stable in 1967. As configured, no buildings are located within easement lines or are proposed to be removed for the proposed lot line adjustment. 7. According to the Subdivision Map Act, the Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. ZONING CASE NO. 565 PAGE2 • • Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots is greater than the minimum acreage for its zone. Each of the lots is greater than the two acre net as required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots, Each proposed parcel is irregular in shape. The abutting footage along the street easement line of Parcels 1 and 2 are 215 feet and 314 feet, respectively, and more than the 150 foot minimum footage required by the Zoning Code. Lot 92-RH is an existing lot that will receive additional acreage. Although Lot 89-A-RH will be reduced in size, the proposed two parcels will exceed minimum dimensions. The greatest depth of one portion of Parcel 1 is 550 feet, up to 373 feet wide at the northern quadrent, and up to 687 feet wide at the lower section. The greatest depth of Parcel 2 is 428 feet and up to 539 feet wide. A portion of Parcel 1 8. The proposed Parcel 1 will have a structural lot coverage of 5,190 square feet or .02% (20% maximum permitted), a total lot coverage of 17,927 square feet or .08% (35% maximum permitted), and a building pad coverage of 13.8% (Planning Commission guideline maximum of 30%). Two existing accessory buildings encroach into the east side yard setback area. The disturbed area of Parcel 1 will be approximately .08% (40% maximum permitted). 9. Plans show that future development of a 13,500 square foot building pad on Parcel 2 will require 765 cubic yards of cut soil and 765 cubic yards of fill soil. A portion of that proposed building pad encroaches into the front and side yard setbacks. The disturbed area of Parcel 2 will be approximately 13.5% (40% maximum permitted). 10. There is a 38.02 foot wide existing easement on the west side of Parcel 2 at Pheasant Lane, north of Portuguese Bend Road. Plans show the future upgrading of Pheasant Lane with a 24 foot wide road off Portuguese Bend Road through the easement that narrows to a 20 foot wide driveway easement across proposed Parcel 2 for driveway access to Parcel 1. There is a 40 foot wide easement at the south side of both Parcels 1 and 2 along Portuguese Bend Road. A portion of Parcel 1 extends across Portuguese Bend Road at Poppy Trail that includes an 80 foot wide easement on Portuguese Bend Road and a 25 foot wide easement on Poppy Trail. Twenty- five (25) foot wide easements are also shown at the west and east side of the proposed lot line adjustment between Parcels 1 and 2. These easements were added following consultation by the applicants' representative, Mr. McHattie, with Ms. Peggy Minor, Manager of the Rolling Hills Community Association and the Planning office of the County Fire Department. ZONING CASE NO. 565 PAGE3 • • 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 97-27. ZONING CASE NO. 565 PAGE 4 RESOLUTION NO. 97-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTY AT 25 PORTUGUESE BEND ROAD IN ZONING CASE NO. 565. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Philip E. Cho with respect to real property located at 25 Portuguese Bend Road (Lots 89-A-RH, 89-C-RH and a portion of 92-2-RH) requesting a Certificate of Compliance for a Lot Line Adjustment to move the common side lot lines dividing the two parcels of Lots 89- A-RH and a portion of Lot 92-2-RH easterly so that a quadrangular portion of existing Lot 89-A-RH is placed into the portion of Lot 92-2-RH. During the hearing process, Commissioners discussed the removal of the shed within the side yard setback on the adjusted Lot 89-A-RH, easements created by the lot line adjustment and the soil conditions on the adjacent Lot 89-C-RH. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The Planning Commission conducted a duly noticed public hearing. to consider the application at a regular meeting on September 16, 1997 and October 21, 1997 and at a field trip visit on October 18, 1997. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Section 5. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: RESOLUTION NO. 97-27 PAGE 1 OF 4 • • A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A) of the Rolling Hills Zoning Ordinance requires that each lot in any subdivision in the RA-S-2 Zone shall have a net area of not less than eighty- seven thousand one hundred twenty square feet (2.0 acres). The proposed lot line adjustment will result in Lot 89-A-RH being 5.11 net acres and the portion of Lot 92- 2-RH being 2.29 net acres exclusive of: (a) any and all perimeter easements measured to a minimum lineal distance of ten feet perpendicular to the property lines; (b) any portion of the lot or parcel of land used for roadway purposes; and (c) any private drive or driveway which provides access to any other lot or parcel of land. B. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. The existing sidelines of both lots are approximately at right angles or radial to Pheasant Lane. The proposed adjustment will allow the easterly side lot line of the portion of Lot 92-2-RH to be at right angles or radial to Pheasant Lane and the front and rear lot lines to be approximately parallel to Portuguese Bend Road. The proposed adjustment will allow the new eastern sideline of the portion of Lot 92-2-RH to be approximately parallel to and radial to the curved portion of Pheasant Lane. C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that ten (10) foot wide easements be dedicated for bridle trail and utility purposes over the strips and portions of land within and abutting upon the sidelines and rear lines of each lot. The proposed adjustment provides for 25 foot easements on each side of the adjusted lot line and will result in a 25 foot wide easement along the westerly side lot line of the adjusted Lot 89-A-RH and a 25 foot wide easement along the easterly side lot line of the portion of Lot 92-2-RH between Pheasant Lane and to Portuguese Bend. D. Conditions have been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review Ordinance to any future development of Lot 89-A-RH or the portion of Lot 92-2-RH. Section 6. In accordance with the foregoing findings, a Conditional Certificate of Compliance for lot line adjustment sought in Zoning Case No 565 as indicated on the map attached hereto as Exhibit "A" is hereby approved as a Conditional Certificate of Compliance subject to the following conditions: A. The shed within the side yard setback of adjusted Lot 89-A-RH shall be removed prior to recordation of the Conditional Certificate of Compliance. B. A 20 foot wide easement following the existing driveway across the northern portion of Lot 92-2-RH shall be dedicated for driveway access to the residence at adjusted Lot 89-A-RH prior to recordation of the Conditional Certificate of Compliance. The map attached to the Conditional Certificate of Compliance, RESOLUTION NO. 97-27 PAGE 2 OF 4 • • referred hereto as Exhibit "A" shall delineate and note the easement specified in this paragraph. C. There shall be twenty-five (25) foot easements on each side of the adjusted lot line within the adjusted boundaries of Lot 89-A-RH and the portion of Lot 92-2-RH. The map attached to the Conditional Certificate of Compliance, referred hereto as Exhibit "A" shall delineate and note the easements specified in this paragraph. D. The lot line adjustment shall not in any way constitute any representation that the adjusted Lot 89-A-RH and the adjusted portion of Lot 92-2- RH can be developed in compliance with current zoning and building ordinance standards. No development shall occur on the properties without first complying with all applicable City Building and Zoning requirements and other applicable. rules and regulations. E. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance (Ordinance No 221, 1988) to Lot 89-A-RH and the portion of 92-2-RH at such time as an application is made for development. F. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including, the removal of the shed specified in Paragraph A, and the required easements as specified in Paragraphs B and C of Section 6 are submitted to, and approved by the City. Upon the City's approval of the legal description, the Conditional Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. G. The applicants shall execute an Affidavit of Acceptance of all conditions or this Lot Line Adjustment shall not be effective. PASSED, APPROVED AND ADOPTED 0 OF NOVEMBER, 1997. ALLAN ROBERTS, CHAIRMAN ATTEST: h'` . ) < .rJt,► MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 97-27 PAGE 3 OF 4 a • • STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 97-27 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTY AT 25 PORTUGUESE BEND ROAD IN ZONING CASE NO. 565. was approved and adopted at an adjourned regular meeting of the Planning Commission on November 18, 1997 by the following roll call vote: AYES: Commissioners Hankins, Margeta, Sommer, Witte and Chairman Roberts. NOES: None. ABSENT: None . ABSTAIN: None . and in compliance with the laws of California was posted at the following: Administrative Offices DEPUTY CITY CLERK RESOLUTION NO. 97-27 PAGE 4 OF 4 • f elty ol Jh/i, HEARING DATE: OCTOBER 21,1997 TO: 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 HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 565 25 PORTUGUESE BEND ROAD (LOTS 89-A-RH, 89-C-RH AND 92-2-RH) RAS-2, 14.486 ACRES (9.150 ACRES, 4.78 ACRES, AND .556 ACRES, RESPECTIVELY) MR. AND MRS. PHILIP E. AND DUK CHO MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING SEPTEMBER 6, 1997 Request for a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act. BACKGROUND 1. The Planning Commission will have viewed the proposed lot line adjustment on Saturday, October 18, 1997. 2. Previously, Commissioners had discussed the possible removal of the shed within the side yard setback on proposed Parcel 1 and an adjustment to the pad location on Parcel 2. The applicants plans were revised to readjust the proposed lot line approximately 10 feet further east at its midsection to enlarge proposed Parcel 2. The applicants are requesting that the lot line between Lot 89-A-RH and Lot 92-2-RH be adjusted so that the dividing lot line between the two lots will be moved 363 feet east at the south and 310 feet east at the north, thereby transferring a 2.47 acre wedge-shaped portion of land from Lot 89-A-RH to Lot 92-RH. No new lots are being created. N o development on these lots is currently proposed. 3. The area of existing Lot 89-A-RH is 9.150 acres gross and existing Lot 92-2-RH is .556 acres gross. Existing Lot 89-C-RH is 4.75 acres gross and 2.74 acres net, contains a large landslide that would require remediation for development and at the present time will remain the same with no changes. ZONING CASE NO. 565 PAGE 1 Printed on Recycled Paper. • • Proposed Parcel 1 will be 6.63 acres gross and 5.11 acres net and proposed Parcel 2 will be 3.03 acres gross and 2.29 acres net. Lot 89-C-RH will remain the same and not change. Each of the lots are located within the RA-S-2 Zone and no new lots will be created by this proposal. 4. On April 22, 1996, the City Council granted approval for Tentative Parcel Map No. 21444, Subdivision No. 86 in Zoning Case No. 453 reconfiguring the existing three parcels into three newly configured single-family residential lots that front the western side of Portuguese Bend Road. Among the conditions of that approval were the remediation of a landslide through grading and remediation on the northernmost parcel, the reconstruction of Pheasant Lane with a hammerhead turn on the central parcel and the creation of an extension of Pheasant Lane should the northernmost parcel be developed, that less than 40% of each of the three lots be disturbed, and that it be noted on the final map that certain areas of each of the proposed parcels to have mature native vegetation protected areas (MNV areas) as of January 31, 1996 are intended to be protected and preserved. Tentative Parcel Map No. 21444 will expire on April 22, 1999 (includes a one (1) year automatic extension pursuant to Government Code Section 66452.13 from the original expiration date of April 22, 1998). 5. The existing 3,287 square foot residence and 641 square foot attached garage on Lot 89-A-RH was built in 1948. Alterations were made to the residence and a small fallout shelter was constructed in 1961; a dressing room was added to the residence and a pool was constructed in 1963; and a garage was added to the existing stable in 1967. As configured, no buildings are located within easement lines or are proposed to be removed for the proposed lot line adjustment. 6. According to the Subdivision Map Act, the Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots is greater than the minimum acreage for its zone. Each of the lots is greater than the two acre net as required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots, Each proposed parcel is irregular in shape. The abutting footage along the street easement line of Parcels 1 and 2 are 215 feet and 314 feet, respectively, and more than the 150 foot minimum footage required by the Zoning Code. Lot 92-RH is an existing lot that will receive additional acreage. Although Lot 89-A-RH will be reduced in size, the proposed two parcels will exceed minimum dimensions. The greatest depth of one portion of Parcel 1 is 550 feet, up to 373 feet wide at the northern quadrent, and up to 687 feet wide at the lower ZONING CASE NO. 565 PAGE 2 • section. The greatest depth of Parcel 2 is 428 feet and up to 539 feet wide. A portion of Parcel 1 7. The proposed Parcel 1 will have a structural lot coverage of 5,190 square feet or .02% (20% maximum permitted), a total lot coverage of 17,927 square feet or .08% (35% maximum permitted), and a building pad coverage of 13.8% (Planning Commission guideline maximum of 30%). Two existing accessory buildings encroach into the east side yard setback area. The disturbed area of Parcel 1 will be approximately .08% (40% maximum permitted). 8. Plans show that future development of a 13,500 square foot building pad o n Parcel 2 will require 765 cubic yards of cut soil and 765 cubic yards of fill soil. A portion of that proposed building pad encroaches into the front and side yard setbacks. The disturbed area of Parcel 2 will be approximately 13.5% (40% maximum permitted). 9. There is a 38.02 foot wide existing easement on the west side of Parcel 2 at Pheasant Lane, north of Portuguese Bend Road. Plans show the future upgrading of Pheasant Lane with a 24 foot wide road off Portuguese Bend Road through the easement that narrows to a 20 foot wide driveway easement across proposed Parcel 2 for driveway access to Parcel 1. There is a 40 foot wide easement at the south side of both Parcels 1 and 2 along Portuguese Bend Road. A portion of Parcel 1 extends across Portuguese Bend Road at Poppy Trail that includes an 80 foot wide easement on Portuguese Bend Road and a 25 foot wide easement on Poppy Trail. Twenty- five (25) foot wide easements are also shown at the west and east side of the proposed lot line adjustment between Parcels 1 and 2. These easements were added following consultation by the applicants' representative, Mr. McHattie, with Ms. Peggy Minor, Manager of the Rolling Hills Community Association and the Planning office of the County Fire Department. 10. 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 open the public hearing and take testimony. ZONING CASE NO. 565 PAGE 3 • • City .1) RO/A JUL HEARING DATE: OCTOBER 18, 1997 TO: 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 HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 565 25 PORTUGUESE BEND ROAD (LOTS 89-A-RH, 89-C-RH AND 92-2-RH) RAS-2, 14.486 ACRES (9.150 ACRES, 4.78 ACRES, AND .556 ACRES, RESPECTIVELY) MR. AND MRS. PHILIP E. AND DUK CHO MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING SEPTEMBER 6, 1997 REOUEST Request for a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act. BACKGROUND 1. The Planning Commission will view the proposed lot line adjustment on Saturday, October 18, 1997 at 7:30 AM. 2. At the last meeting, Commissioners had discussed the possible removal of the shed within the side yard setback on proposed Parcel 1 and an adjustment to the pad location on Parcel 2. The applicants plans were revised to readjust the proposed lot line approximately 10 feet further east at its midsection to enlarge proposed Parcel 2. The applicants are requesting that the lot line between Lot 89-A-RH and Lot 92-2-RH be adjusted so that the dividing lot line between the two lots will be moved 363 feet east at the south and 310 feet east at the north, thereby transferring a 2.47 acre wedge-shaped portion of land from Lot 89-A-RH to Lot 92-RH. No new lots are being created. N o development on these lots is currently proposed. 3. The area of existing Lot 89-A-RH is 9.150 acres gross and existing Lot 92-2-RH is .556 acres gross. Existing Lot 89-C-RH is 4.75 acres gross and 2.74 acres net, contains a large landslide that would require remediation for development and at the present time will remain the same with no changes. ZONING CASE NO. 565 PAGE 1 Printed on Recycled Paper. Proposed Parcel 1 will be 6.63 acres gross and 5.11 acres net and proposed Parcel 2 will be 3.03 acres gross and 2.29 acres net. Lot 89-C-RH will remain the same and not change. Each of the lots are located within the RA-S-2 Zone and no new lots will be created by this proposal. 4. On April 22, 1996, the City Council granted approval for Tentative Parcel Map No. 21444, Subdivision No. 86 in Zoning Case No. 453 reconfiguring the existing three parcels into three newly configured single-family residential lots that front the western side of Portuguese Bend Road. Among the conditions of that approval were the remediation of a landslide through grading and remediation on the northernmost parcel, the reconstruction of Pheasant Lane with a hammerhead turn on the central parcel and the creation of an extension of Pheasant Lane should the northernmost parcel be developed, that less than 40% of each of the three lots be disturbed, and that it be noted on the final map that certain areas of each of the proposed parcels to have mature native vegetation protected areas (MNV areas) as of January 31, 1996 are intended to be protected and preserved. Tentative Parcel Map No. 21444 will expire on April 22, 1999 (includes a one (1) year automatic extension pursuant to Government Code Section 66452.13 from the original expiration date of April 22, 1998). 5. The existing 3,287 square foot residence and 641 square foot attached garage on Lot 89-A-RH was built in 1948. Alterations were made to the residence and a small fallout shelter was constructed in 1961; a dressing room was added to the residence and a pool was constructed in 1963; and a garage was added to the existing stable in 1967. As configured, no buildings are located within easement lines or are proposed to be removed for the proposed lot line adjustment. 6. According to the Subdivision Map Act, the Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots is greater than the minimum acreage for its zone. Each of the lots is greater than the two acre net as required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots, Each proposed parcel is irregular in shape. The abutting footage along the street easement line of Parcels 1 and 2 are 215 feet and 314 feet, respectively, and more than the 150 foot minimum footage required by the Zoning Code. Lot 92-RH is an existing lot that will receive additional acreage. Although Lot 89-A-RH will be reduced in size, the proposed two parcels will exceed minimum dimensions. The greatest depth of one portion of Parcel 1 is 550 feet, up to 373 feet wide at the northern quadrent, and up to 687 feet wide at the lower ZONING CASE NO. 565 PAGE 2 section. The greatest depth of Parcel 2 is 428 feet and up to 539 feet wide. A portion of Parcel 1 7. The proposed Parcel 1 will have a structural lot coverage of 5,190 square feet or .02% (20% maximum permitted), a total lot coverage of 17,927 square feet or .08% (35% maximum permitted), and a building pad coverage of 13.8% (Planning Commission guideline maximum of 30%). Two existing accessory buildings encroach into the east side yard setback area. The disturbed area of Parcel 1 will be approximately .08% (40% maximum permitted). 8. Plans show that future development of a 13,500 square foot building pad on Parcel 2 will require 765 cubic yards of cut soil and 765 cubic yards of fill soil. A portion of that proposed building pad encroaches into the front and side yard setbacks. The disturbed area of Parcel 2 will be approximately 13.5% (40% maximum permitted). 9. There is a 38.02 foot wide existing easement on the west side of Parcel 2 at Pheasant Lane, north of Portuguese Bend Road. Plans show the future upgrading of Pheasant Lane with a 24 foot wide road off Portuguese Bend Road through the easement that narrows to a 20 foot wide driveway easement across proposed Parcel 2 for driveway access to Parcel 1. There is a 40 foot wide easement at the south side of both Parcels 1 and 2 along Portuguese Bend Road. A portion of Parcel 1 extends across Portuguese Bend Road at Poppy Trail that includes an 80 foot wide easement o n Portuguese Bend Road and a 25 foot wide easement on Poppy Trail. Twenty- five (25) foot wide easements are also shown at the west and east side of the proposed lot line adjustment between Parcels 1 and 2. These easements were added following consultation by the applicants' representative, Mr. McHattie, with Ms. Peggy Minor, Manager of the Rolling Hills Community Association and the Planning office of the County Fire Department. 10. 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 open the public hearing and take testimony. ZONING CASE NO. 565 PAGE 3 • ZONING CASE NO. 565 PAGE 4 • Ciiy ol leoffing _AA HEARING DATE: SEPTEMBER 16, 1997 TO: 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 HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 565 25 PORTUGUESE BEND ROAD (LOTS 89-A-RH, 89-C-RH AND A PORTION OF LOT 92-RH) RAS-2, 14.486 ACRES (9.150 ACRES, 4.78 ACRES, AND .556 ACRES, RESPECTIVELY) MR. AND MRS. PHILIP E. AND DUK CHO MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING SEPTEMBER 6, 1997 Request for a Certificate of Compliance for Lot Line Adjustment to determine compliance with provisions of the Subdivision Map Act. BACKGROUND 1. The applicants are requesting that the lot line between Lot 89-A-RH and A portion of Lot 92-RH be adjusted so that the dividing lot line between the two lots will be moved 358 feet east at the south and 313 feet east at the north, thereby transferring a 2.49 acre wedge-shaped portion of land from Lot 89-A- RH to Lot 92-RH. No new lots are being created. No development on these lots is currently proposed. 2. On April 22, 1996, the City Council granted approval for Tentative Parcel Map No. 21444, Subdivision No. 86 in Zoning Case No. 453 reconfiguring the existing three parcels into three newly configured single-family residential lots that front the western side of Portuguese Bend Road. Among the conditions of that approval were the remediation of a landslide through grading and remediation on the northernmost parcel, the reconstruction of Pheasant Lane with a hammerhead turn on the central parcel and the creation of an extension of Pheasant Lane should the northernmost parcel be developed, that less than 40% of each of the three lots be disturbed, and that it be noted on the final map that certain areas of each of the proposed parcels to have mature native vegetation protected areas (MNV areas) as of January 31, ZONING CASE NO. 565 PAGE 1 Printed on Recycled Paper. • • 1996 are intended to be protected and preserved. Tentative Parcel Map No. 21444 will expire on April 22, 1999 (includes a one (1) year automatic extension pursuant to Government Code Section 66452.13 from the original expiration date of April 22, 1998). 3. The existing 3,287 square foot residence and 641 square foot attached garage o n Lot 89-A-RH was built in 1948. Alterations were made to the residence and a small fallout shelter was constructed in 1961; a dressing room was added to the residence and a pool was constructed in 1963; and a garage was added to the existing stable in 1967. As configured, no buildings are located within easement lines or are proposed to be removed for the proposed lot line adjustment. 4. The area of existing Lot 89-A-RH is 9.150 acres gross and existing Lot 92-RH is .556 acres gross. Existing Lot 89-C-RH is 4.75 acres gross and 2.74 acres net, contains a large landslide that would require remediation for development and at the present time will remain the same with no changes. Proposed Parcel 1 will be 6.72 acres gross and 5.18 acres net and proposed Parcel 2 will be 2.99 acres gross and 2.23 acres net. Lot 89-C-RH will remain the same and not change. Both lots are located within the RA-S-2 Zone and no new lots will be created by this proposal. 5. According to the Subdivision Map Act, the Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform, to local zoning and building ordinances. Attached is Section 17.16.060 of the Zoning Ordinance describing lot area and dimensions. Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots is greater than the minimum acreage for its zone. Each of the lots is greater than the two acre net as required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots, Each proposed parcel is irregular in shape. The abutting footage along the street easement line of Parcels 1 and 2 are 215 feet and 314 feet, respectively, and more than the 150 foot minimum footage required by the Zoning Code. Lot 92-RH is an existing lot that will receive additional acreage. Although Lot 89-A-RH will be reduced in size, the proposed two parcels will exceed minimum dimensions. The greatest depth of one portion of Parcel 1 is 550 feet, up to 373 feet wide at the northern quadrent, and up to 687 feet wide at the lower section. The greatest depth of Parcel 2 is 428 feet and up to 539 feet wide. A portion of Parcel 1 6. The proposed Parcel 1 will have a structural lot coverage of 5,190 square feet or .02% (20% maximum permitted), a total lot coverage of 17,927 square feet or .08% (35% maximum permitted), and a building pad coverage of 13.8% (Planning Commission guideline maximum of 30%). Two existing accessory ZONING CASE NO. 565 PAGE 2 • • buildings encroach into the east side yard setback area. The disturbed area of Parcel 1 will be approximately 10.6% (40% maximum permitted). 7. Plans show that future development of a 13,500 square foot building pad o n Parcel 2 will require 765 cubic yards of cut soil and 765 cubic yards of fill soil. A portion of that proposed building pad encroaches into the front and side yard setbacks. The disturbed area of Parcel 2 will be approximately 32.1% (40% maximum permitted). 8. There is a 38.02 foot wideexisting easement on the west side of Parcel 2 at Pheasant Lane, north of Portuguese Bend Road. Plans show the future upgrading of Pheasant Lane with a 24 foot wide road off Portuguese Bend Road through the easement that narrows to a 20 foot wide driveway easement across proposed Parcel 2 for driveway access to Parcel 1. There is a 40 foot wide easement at the south side of both Parcels 1 and 2 along Portuguese Bend Road. A portion of Parcel 1 extends across Portuguese Bend Road at Poppy Trail that includes an 80 foot wide easement on Portuguese Bend Road and a 25 foot wide easement on Poppy Trail. Twenty- five (25) foot wide easements are also shown at the west and east side of the proposed lot line adjustment between Parcels 1 and 2. These easements were added following consultation by the applicants' representative, Mr. McHattie, with Ms. Peggy Minor, Manager of the Rolling Hills Community Association and the Planning office of the County Fire Department. 9. 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 open the public hearing and take testimony. ZONING CASE NO. 565 PAGE 3 • .16.050--17.16.060 5. Guest house; 6. Horseback riding ring; 7. Mixed use structure; 8. Recreational game court. B. Conditional Use As Primary Use. The following conditional uses may be permitted as a primary use on a lot: 1. Elementary school offering State -mandated cur- riculum; 2. Fire station; 3. Gate house; 4. Park and/or playground; 5. Public transportation limited uses by a joint powers transit authority on school district property which is developed as a school maintenance facility in the RA-S-2 zone; 6. Public utility building or structure, including a reservoir or tank, necessary for the provision of essen- tial utility services to permitted uses in the City, but excluding wires, pipelines or poles; 7. Temporary manufactured home. (Ord. 456 §10, 1995; Ord. 239 §11(part), 1993). 17.16.050 Site plan review required. Site plan re- view shall be required for development in the RA-S zone, as specified in Chapter 17.46. (Ord. 239 §11(part), 1993). 17.16.060 Lot area and dimensions. Minimum lot area and dimensions shall be as follows: A. Minimum Lot Area. 1. All lots in the RA-S-1 zone shall contain a minimum net lot area of forty-three thousand, five hundred sixty square feet. 2. All lots in the RA-S-2 zone shall contain a minimum net lot area of eighty-seven thousand, one hundred twenty square feet. 3. The City Council may establish a greater mini- mum net lot area as warranted by environmental conditions. Wherever a greater minimum area is required, a number ex- pressing the required acreage shall be placed upon the zoning map as a suffix to the base zone district (for exam- ple, RA-S-10 for a minimum net lot area of ten acres). 4. Lots or parcels of record which, prior to the adoption of the current standard, are smaller than the cur- rently required lot area shall be considered to have the required area. B. Minimum Dimensions. All lots shall comply with the following width and depth requirements: 1. The width of a lot at and along the street easement line shall be at least equal to or greater than 209 (Rolling Hills 5/96) • • 17.16.060 the lot depth divided by two and one-half. However, in no event shall such abutting footage be less than one hundred fifty feet. 2. The minimum width of a lot at any point shall be one hundred fifty feet, measured at right angles to the side lot lines. 209-1 (Rolling Hills 5/96) • • 17.16.060 3. For corner lots, the lot line with the smallest linear feet of lot frontage shall be considered the front lot line for the purpose of this section. In measuring the front lot width, the measurement shall not include any footage within the side street easement. SUMMARY OF DEVELOPMENT STANDARDS(a) Development Standard 1. Minimum Net Lot Area 2. Minimum Lot Dimensions *Width Along Street Easement •Width at Any Point •For Cul-de-sac Frontage •Depth Zone District RA-S-1 RA-S-2 43,560 sf 87,120 sf At least lot depth divided by 2-1/2, but in no case less than 150' 150' 150' Dependent upon turn -around; see Section 17.16.060.B.4 Must be equal to or greater than width along front street easement, with maximum slope of 29% 3. Maximum Lot Coverage •By Structures 20% 20% •By Structures and impervious 35% 35% surfaces --- — — — -- - 4. Height Limitation One story (mezzanines, lofts, and storage areas not permit- ted) 5. Minimum Dwelling Unit Size 1,300 sf, with 20' minimum width 6. Maximum Buildable Slope 7. Required Yards •Front •Side •Rear Notes: 2:1, with no structuresallowed on sides or bottoms of canyons or natural drainage courses 50' 20' (b) 50' 50' 35' (c) 50' i (a) This table summarizes development standards. For complete descrip- tions, refer to Sections 17.16.040 through 17.16.130. (b) If an easement along the side property line exceeds 10 feet in width measured from the side property line, the side yard shall measure no less than 10 feet from the easement interior boundary, and in no event less than 20 feet from the property line. (c) If an easement along the side property line exceeds 10 feet in width measured from the side property line, the side yard shall measure no less than 25 feet from the easement interior boundary, and in no event less than 35 feet from the property line. 210 (Rolling Hills 5/94)