634, Construct a pool & spa in fron, Staff ReportsDATE:
TO:
ATTN:
FROM:
SUBJECT:
0/ AtLtGLity ✓VZ�G63 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.: 5A
Mtg.Date: 8/27/01
AUGUST 27, 2001
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
CRAIG R. NEALIS, CITY MANAGER
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
RESOLUTION NO: 2001-16: A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
GRANTING A VARIANCE TO PERMIT ENCROACHMENT INTO
THE SOUTH SIDE YARD SETBACK TO CONSTRUCT A
RESIDENTIAL ADDITION, GRANTING A VARIANCE TO
PERMIT THE CONSTRUCTION OF A POOL IN THE FRONT
YARD AREA AND GRANTING SITE PLAN REVIEW APPROVAL
FOR GRADING AND THE CONSTRUCTION OF SUBSTANTIAL
ADDITIONS TO A SINGLE FAMILY RESIDENCE LOCATED AT 3
MIDDLERIDGE LANE SOUTH IN ZONING CASE NO. 634.
(MACLEOD).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2001-16, which is
attached, on August 21, 2001 at their regular meeting granting a request for a
Variance to encroach 6 feet into the south side yard setback with a 120 square
foot addition, a Variance to locate a pool in the front yard area and a Site Plan
Review for grading and substantial additions to an existing single family
residence. The vote was 5-0.
2. The applicant is proposing to construct a 1,303 square foot addition to an
existing 3,887 square foot home for a total of 5,190 square feet; a 638 square feet
addition to the existing 400 square foot garage, for a total of 1,038 square feet; and
a 680 square foot swimming pool. A portion of the addition, or 120 square feet,
will encroach 6'x20', (120 sq.ft.) into the required 35-foot south side yard setback. A
portion of the existing residence currently encroaches 120 square feet into the
south side yard setback. The proposed encroachment will continue along the same
building line as the existing encroachment. A variance approval is required for the
proposed encroachment. The proposed pool will be located in the front yard area,
ZC No. 634
CC 8/27/01
Printed or Recycled Paper
• •
and therefore, requires a variance. A site plan review approval is required for
grading and for the new construction.
Responding to the Criteria to be satisfied for grant of a Variance for the
encroachment, the applicant states that, "Existing home has 6 feet of
encroachment into the side yard. Due to the layout of existing floor plan, no other
options for expansion exist. Further, the closest home is 170 feet away. Dense and
mature vegetation completely screen existing and proposed encroachments from
roadway and surrounding properties".
Responding to the Criteria to be satisfied for grant of a Variance for the location of
the pool in the front yard area, the applicant states that, "Due to the existing
topographical conditions, as well as the existing location of the home, no other
reasonable location exists. Further, the pool will be set back from the road over
120 feet. Due to topography the pool will not be visible from roadway."
3. The existing residence was constructed in 1949. In 1992, the Commission
approved construction of anew 9,100 square foot home with a pool and stable. The
new home was not constructed. The previously approved pool was proposed to be
located in the side yard, north of the proposed residence.
4. The existing driveway access off Middleridge Lane will remain. The
proposed garage will be located on the west side of the residence, utilizing the
existing driveway. To provide the'proper turn around and access to the proposed
garage addition, part of the driveway, in the rear area of the property, will be
moved to the west. During the field trip the applicants' representative explained
the configuration and the grading requirement for the driveway.
5. An area for a 450 square foot barn with a 550 square foot corral has been
set aside at the rear of the lot, to the northwest, that is to be accessed from the
existing driveway and has a slope of 10%. No grading will be required for the
barn, when constructed.
6. Grading will be required for this project, except for the stable, of 2,330 cubic
yards of cut and 2,330 cubic yards of fill, and will be balanced on site. The grading
is necessary to enlarge the existing building pad and to move the driveway in a
westerly direction. The site slopes downhill from south to north. Proposed grading
eliminates previously graded pad for the previously approved residence and pool,
which will result in a more natural contouring of the slopes. The westerly portion
of the site will remain undisturbed and the existing vegetation will remain.
7. Two short retaining walls are proposed along the new portion of the
driveway. A retaining wall, not to exceed 4 feet in height and approximately 100
feet in length, is proposed along the westerly side of the relocated driveway, and a
six inches to four foofretaining wall, approximately 85 feet in length, is proposed
along the easterly side of the relocated driveway.
8. The structural lot coverage proposed is 7,358 square feet or 5.5%, which
ZC No. 634
CC 8/27/01
• •
includes the 5,190 sq. ft. residence, 1,038 sq. ft. garage, 680 sq. ft. pool, and 450 sq.
ft. future stable, (20% permitted). The total lot coverage proposed is 27,104 square
feet or 20.3%, which includes all structures and paved areas, (35% permitted).
9. The 22,640 square foot residential building pad will have coverage of 6,908
square feet or 30.5%, and the stable building pad will have proposed coverage of
450 square feet or 9.7%. The Planning Commission's guideline is 30%.
10. The disturbed area of the lot will be 51,206 square feet or 38.3% [40%
maximum permitted; 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].
11. The applicant proposes to construct the southerly, and easterly addition
immediately upon receiving the variance approval and the westerly addition and
the pool at a later date, within two years of the approval.
12. All utilities are required to be Placed underground.
13. 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. 2001-16.
ZC No. 634
CC 8/27/01
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.
HOMES IN THE VICINITY
ADDRESS
1 Middleridge Lane South
2 Middleridge Lane South
4 Middleridge Lane South
15 Middleridge Lane South
17 Middleridge Lane South
11 Middleridge Lane North
1 3 Middleridge Lane North
5 Middleridge Lane North
7 Middleridge Lane North
9 Middleridge Lane North I
11 Middleridge Lane
North
6 Middleridge Lane North I
3 Middleridge Lane
South
AVERAGEI
ZC No. 634
CC 8/27/01
OWNER
Cigliano
Ayelsbury
Schmoller
Becker
Boyd
Barnes-
Tilles Trust'
Cramer
Johnson
Watts
Moore
Ekberg
MacLeod
RESIDENCE
(SQ. FT.)
4,541
2,877
2,790
2,601
3,225
2,100
3,704
3,671
2,364
2,937 II
4,598
3,887 (existing) I
5,190 (proposed) I
3,220
3,240
LOT SIZE
ACRES (NET)
5.75
1.88
1.44
3.26
3.48
3.23
1.29
1.16
1.16
1.14
1.19
3.40
3.07
2.65
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 for grading
requiring a grading permit, any new structure
or 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
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is more
than 3 feet in depth and covers more than
2,000 sq.ft. must be balanced on site.
DISTURBED AREA
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 (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
PROPOSED
Existing residence encroaches Residence to encroach additional
120 sq.ft. into south side yard 120 sq.ft. into south side yard
setback. setback. Pool to be located in front
yard.
Residence 3887 sq.ft. Residence 5190 sq.ft.
Garage 400 sq.ft. Garage 1038 sq.ft.
Service Yard 100 sq.ft. Service Yard 100 sq.ft.
Stable 0 sq.ft. Stable(future) 450 sq.ft.
Pool 680 sq.ft
Total 4387 sq.ft. Total .7358 sq.ft.
15.5%
120.3%
26% 30.5% of residential building pad
9.7 % of stable pad
27.0 % of combined pads
N/A
28.8%
I none
N/A
Existing from Middleridge Lane
South
N/A
N/A
ZC No. 634 5 c
CC 8/27/01
2,330 cubic yards of cut and 2,330
cubic yards fill
38.3%
450 sq.ft. future stable
550 sq.ft. future corral
Proposed from Middleridge Lane
S. with a slope of 10%.
INo change
IPlanning Commission review
Planning Commission review
RESOLUTION NO. 2001-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT A RESIDENTIAL ADDITION, GRANTING A
VARIANCE TO PERMIT THE CONSTRUCTION OF A POOL IN THE
FRONT YARD AREA AND GRANTING SITE PLAN REVIEW
APPROVAL FOR GRADING AND THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE
LOCATED AT 3 MIDDLERIDGE LANE SOUTH IN ZONING CASE
NO. 634. (MACLEOD).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Mr. and Mrs. Ian MacLeod duly filed applications. with respect to
real property located at 3 Middleridge Lane South, Rolling Hills, (Lot 253-B-UR)
requesting a Variance to permit encroachment into the south side yard setback to
construct a residential addition, a Variance to permit construction of a pool in the front
yard area, and Site Plan Review for the construction of substantial additions and grading
at an existing single family residence in Zoning Case No. 634.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider these applications on June 16, 2001, July 17, 2001 and at a field trip on June
28, 2001. The applicants were notified of the hearings in writing by first class mail. The
applicants were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption (State of CA Guidelines, Section 15301(e) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. Section 17.16.120 requires the side yard setback for every residential
parcel in the RA-S-2 Zone to be thirty-five (35) feet. The applicant is requesting to
encroach up to a maximum of 6 feet into the 35-foot south side yard setback to permit
the encroachment of a 120 square foot addition. With respect to this request for a
Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the other
property or class of use in the same zone because the lot is located above the main road
and is not visible from the street. The proposed encroachment will follow a line of an
Ping. Comm.
Reso. 2001-16
existing 120 square foot encroachment into the south side yard setback and will not be
visible from the roadway.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
development and use of the subject property in a manner consistent with the shape of
the lot and development of other property on this street justifies this additional small
incursion into the side yard setback. There will not be any greater incursion into the side
yard setback than already exists.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. Allowing the proposed incursion into the south side yard
setback will not allow any greater incursion than already exists. In addition,
development on this portion of the pad will allow a substantial portion of the more
environmentally significant rear portions of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 634 to permit the encroachment of a
120 square foot addition that will encroach a maximum of 6 feet into the thirty-five (35')
south side yard setback, as indicated on the development plan submitted with this
application and incorporated herein by reference as Exhibit A, subject to the conditions
specified in Section 10 of this Resolution.
Section 6. The Zoning Ordinance prohibits the placement of accessory
structures in the front yard. The applicants are requesting Variance to construct a pool
that will be located in the front yard. With respect to this request for a Variance, the
Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone. The lot topography and configuration, together with the existing
development on the lot creates a difficulty in placing the proposed pool elsewhere on the
property.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
existing terrain and development on the lot creates a difficulty in placing the pool
elsewhere. A greater amount of grading would be required in order to place the pool in
the side or the rear of the residence. The pool will be at least 65-70 feet from the required
front yard setback line, and the residence is located approximately 110 feet from the
front yard setback line.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. The pool will not be visible from other properties and the
Ping. Comm.
Reso. 2001-16
2
• •
proposed location will mitigate the necessity for large amount of grading on the hillside.
Further, a substantial portion of the lot will remain undeveloped.
Section 7 Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 634 to permit a pool to be located in
the front yard, subject to the conditions specified in Section 10 of this Resolution. .
Section 8 Section 17.46.030 requires a development plan to be submitted for
site plan review and approval before any building or structure may be constructed or
any expansion, addition, alteration or repair to existing buildings may be made which
involve changes to grading or an increase to the size of the building or structure by at
least 1,000 square feet and has the effect of increasing the size of the building by more
than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the
Site Plan Review application, the Planning 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 Zoning
Code setback and lot coverage requirements with the Variance approved in Section 5 of
this Resolution. The lot has a net square foot area of 133,699 square feet. The applicants
propose a 1,303 square feet of additions, (of which 120 square feet would encroach into
the south side yard setback), to an existing 3,887 square foot residence; a 638 square foot
addition to an existing 400 square foot garage; a 680 square foot pool; a service yard and
a future 450 square foot stable, for a total of 7,358 square feet of structures, which
constitute 5.5% of the net lot area, which is within the maximum 20% structural lot
coverage requirement. The proposed project is located on a relatively large lot with most
of the proposed structures located above the road so as to reduce the visual impact of the
development.
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). The portion of the lot where the proposed additions will take place
is relatively flat, however grading will be required for the location of the pool and the
relocation of the existing driveway. The relocation of a portion of the existing driveway
is necessary to allow access to the garage addition. Most of the mature trees will not be
removed.
C. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan preserves
several mature trees and shrubs and supplements it with landscaping that is compatible
with and enhances the rural character of the community.
D. 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. Although
Ping. Comm. 3
Reso. 2001-16
the project will have residential building pad coverage of 30.5%, the project will be
located on a relatively large lot where significant portions of the lot will be left
undeveloped. The total lot coverage of the net lot area will be 20.3%, which is within the
35% total lot coverage requirement.
E. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraphs A and C, the lot coverage maximums will not be exceeded and the proposed
project is consistent with the scale of the neighborhood. The ratio of the proposed
structure to lot coverage is similar to the ratio found on several properties in the vicinity.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
project will use the existing driveway. The entrance to the garages is via a long driveway
and not visible from the roadway.
G. The project conforms with the requirement of the California Environmental
Quality Act and is categorically exempt from environmental review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 634 for a
proposed residential development as indicated on the development plan incorporated
herein as Exhibit A, and subject to the conditions contained in Section 10.
Section 10. The Variance to the side yard setback approved in Section 5, the
Variance approval, for the front yard area encroachment with a pool, in Section 7, and
the Site Plan Review approved in Section 9 of this Resolution are subject to the following
conditions:
A. The Variances and Site Plan Review approvals shall expire within one year
from the effective date of approval as defined in Sections 17.38.070(A) and 17.46.080(A),
unless construction on the applicable portions of the structure have commenced within
that time period.
B. It is declared and made a condition of the Variances and Site Plan Review
approvals, that if any conditions thereof are violated, the approval shall be suspended
• and the privileges granted thereunder shall be subject to revocation; 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 and has been provided additional notice and a hearing prior
to the revocation of the Permit.
C. All requirements of the Buildings Code of the City of Rolling Hills and the
Rolling Hills Zoning Ordinance 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.
Ping. Comm.
Reso. 2001-16
4
• •
E. Grading for the proposed project shall not exceed 2,330 cubic yards of cut
and 2,330 cubic yards of fill and shall be balanced on site. Cut and fill slopes shall not
exceed a steepness of a 2 to 1 slope ratio. The disturbed area of the lot shall not exceed
38.3%.
F. Landscaping shall be designed so as not to obstruct views of neighboring
properties but to obscure structures. Tall trees such as Eucalyptus and Sequoia shall not
be planted.
G. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the building pad and driveway. The applicant is encouraged to retain the
existing native vegetation, to the maximum extent feasible, in the area of the relocated
driveway and to replant with like vegetation, should the existing vegetation be removed.
H. Landscaping shall include water efficient irrigation, to the maximum
extent feasible, that incorporates a 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 in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
I. Residential building pad coverage shall not exceed 30.5% and the
structural net lot coverage (including all structures and paved areas) shall not exceed
20.3%.
J. The property owners shall be required to conform 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.
K. 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.
L. All parking, during and after construction, shall take place on the project
site.
M. The property owners shall be required to conform with the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of septic tanks.
N. The property owners shall be required to conform with the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of stormwater drainage facilities.
Ping. Comm.
Reso. 2001-16
O. 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 and stormwater pollution prevention.
P. An Erosion Control Plan containing the elements set forth in Section 7010
of the 1998 County of Los Angeles Uniform Building Code shall be prepared to
minimize erosion and to protect slopes and channels to control stormwater pollution as
required by the County of Los Angeles.
Q. Prior to the submittal of an applicable final building 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.
R. 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.
S. All utility lines shall be placed underground.
T. The proposed retaining walls along the new portion of the driveway shall
not exceed 4 feet in height.
U. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to this approval, which would constitute additional
structural development, shall require the filing of a new application for approval by the
Planning Commission.
V. The applicants shall execute an Affidavit of Acceptance of all conditions of
the Variances and Site Plan approval, or the approvals shall not be effective.
W. All conditions of these Variances and Site Plan approvals that apply must
be complied with prior to the issuance of a building or grading permit from the County
of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 215 D OF1 AT4 UST 21, 2001.
ATTEST:
Ping. Comm.
Reso. 2001-16
•
ALLAN R BERTS, CHAIRMAN
•
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2001-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CI I Y
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT A RESIDENTIAL ADDITION, GRANTING A
VARIANCE TO PERMIT THE CONSTRUCTION OF A POOL IN THE
FRONT YARD AREA AND GRANTING SITE PLAN REVIEW
APPROVAL FOR GRADING AND THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE
LOCATED AT 3 MIDDLERIDGE LANE SOUTH IN ZONING CASE
NO. 634.
was approved and adopted at a regular meeting of the Planning Commission on August
21, 2001 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.
Ping. Comm.
Reso. 2001-16
DEPUTY CITY CLERK
7
i
DATE:
TO:
FROM:
•
City .1) led/J.9 ilift6
AUGUST 21, 2001
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
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 634
3 MIDDLERIDGE LANE SOUTH, (LOT 253 B-UR)
RA-S-2, 3.54 ACRES (GROSS)
MR. AND MRS. IAN MACLEOD
MR. CRISS GUNDERSON, ARCHITECT
JUNE 9, 2001
Request for a Variance to permit construction of an addition that will encroach into the
south side yard setback, request for a Variance to construct a pool in the front yard area,
and request for a Site Plan Review to construct substantial residential additions that
require grading at an existing single family residence.
BACKGROUND
The Planning Commission at the July 17, 2001 meeting directed staff to prepare a
Resolution of approval regarding a variance to permit encroachment of a
proposed addition into the side yard setback, a Variance to construct a pool in
the front yard area, and a site plan for grading and to construct additions at an
existing single family residence in Zoning Case No. 634. The vote was 5-0.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2001-16,
which is attached, approving Zoning Case No. 634.
Printed on Recycled Paper.
RESOLUTION NO. 2001-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT A RESIDENTIAL ADDITION, GRANTING A
VARIANCE TO PERMIT THE CONSTRUCTION OF A POOL IN THE
FRONT YARD AREA AND GRANTING SITE PLAN REVIEW
APPROVAL FOR GRADING AND THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE
LOCATED AT 3 MIDDLERIDGE LANE SOUTH IN ZONING CASE
NO. 634.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Mr. and Mrs. Ian MacLeod duly filed applications. with respect to
real property located at 3 Middleridge Lane South, Rolling Hills, (Lot 253-B-UR)
requesting a Variance to permit encroachment into the south side yard setback to
construct a residential addition, a Variance to permit construction of a pool in the front
yard area, and Site Plan Review for the construction of substantial additions and grading
at an existing single family residence in Zoning Case No. 634.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider these applications on June 16, 2001, July 17, 2001 and at a field trip on June
28, 2001. The applicants were notified of the hearings in writing by first class mail. The
applicants were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption (State of CA Guidelines, Section 15301(e) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. Section 17.16.120 requires the side yard setback for every residential
parcel in the RA-S-2 Zone to be thirty-five (35) feet. The applicant is requesting to
encroach up to a maximum of 6 feet into the 35-foot south side yard setback to permit
the encroachment of a 120 square foot addition. With respect to this request for a
Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property or to the intended use that do not apply generally to the other
property or class of use in the same zone because the lot is located above the main road
and is not visible from the street. The proposed encroachment will follow a line of an
Ping. Comm.
Reso. 2001-16
1
• •
existing 120 square foot encroachment into the south side yard setback and will not be
visible from the roadway.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
development and use of the subject property in a manner consistent with the shape of
the lot and development of other property on this street justifies this additional small
incursion into the side yard setback. There will not be any greater incursion into the side
yard setback than already exists.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. Allowing the proposed incursion into the south side yard
setback will not allow any greater incursion than already exists. In addition,
development on this portion of the pad will allow a substantial portion of the more
environmentally significant rear portions of the lot to remain undeveloped.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 634 to permit the encroachment of a
120 square foot addition that will encroach a maximum of 6 feet into the thirty-five (35')
south side yard setback, as indicated on the development plan submitted with this
application and incorporated herein by reference as Exhibit A, subject to the conditions
specified in Section 10 of this Resolution.
Section 6. The Zoning Ordinance prohibits the placement of accessory
structures in the front yard. The applicants are requesting Variance to construct a pool
that will be located in the front yard. With respect to this request for a Variance, the
Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone. The lot topography and configuration, together, with the existing
development on the lot creates a difficulty in placing the proposed pool elsewhere on the
property.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone, but
which is denied to the property in question. The Variance is necessary because the
existing terrain and development on the lot creates a difficulty in placing the pool
elsewhere. A greater amount of grading would be required in order to place the pool in
the side or the rear of the residence. The pool will be at least 65-70 feet from the required
front yard setback line, and the residence is located approximately 110 feet from the
front yard setback line.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone in
which the property is located. The pool will not be visible from other properties and the
Ping. Comm.
Reso. 2001-16
'r
• •
proposed location will mitigate the necessity for large amount of grading on the hillside.
Further, a substantial portion of the lot will remain undeveloped.
Section 7 Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 634 to permit a pool to be located in
the front yard, subject to the conditions specified in Section 10 of this Resolution. .
Section 8 Section 17.46.030 requires a development plan to be submitted for
site plan review and approval before any building or structure may be constructed or
any expansion, addition, alteration or repair to existing buildings may be made which
involve changes to grading or an increase to the size of the building or structure by at
least 1,000 square feet and has the effect of increasing the size of the building by more
than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the
Site Plan Review application, the Planning 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 Zoning
Code setback and lot coverage requirements with the Variance approved in Section 5 of
this Resolution. The lot has a net square foot area of 133,699 square feet. The applicants
propose a 1,303 square feet of additions, (of which 120 square feet would encroach into
the south side yard setback), to an existing 3,887 square foot residence; a 638 square foot
addition to an existing 400 square foot garage; a 680 square foot pool; a service yard and
a future 450 square foot stable, for a total of 7,358 square feet of structures, which
constitute 5.5% of the net lot area, which is within the maximum 20% structural lot
coverage requirement. The proposed project is located on a relatively large lot with most
of the proposed structures located above the road so as to reduce the visual impact of the
development.
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). The portion of the lot where the proposed additions will take place
is relatively flat, however grading will be required for the location of the pool and the
relocation of the existing driveway. The relocation of a portion of the existing driveway
is necessary to allow access to the garage addition. Most of the mature trees will not be
removed.
C. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan preserves
several mature trees and shrubs and supplements it with landscaping that is compatible
with and enhances the rural character of the community.
D. 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. Although
Ping. Comm.
Reso. 2001-16
3
• •
the project will have residential building pad coverage of 30.5%, the project will be
located on a relatively large lot where significant portions of the lot will be left
undeveloped. The total lot coverage of the net lot area will be 20.3%, which is within the
35% total lot coverage requirement.
E. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraphs A and C, the lot coverage maximums will not be exceeded and the proposed
project is consistent with the scale of the neighborhood. The ratio of the proposed
structure to lot coverage is similar to the ratio found on several properties in the vicinity.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
project will use the existing driveway. The entrance to the garages is via a long driveway
and not visible from the roadway.
G. The project conforms with the requirement of the California Environmental
Quality Act and is categorically exempt from environmental review.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 634 for a
proposed residential development as indicated on the development plan incorporated
herein as Exhibit A, and subject to the conditions contained in Section 10.
Section 10. The Variance to the side yard setback approved in Section 5, the
Variance approval, for the front yard area encroachment with a pool, in Section 7, and
the Site Plan Review approved in Section 9 of this Resolution are subject to the following
conditions:
A. The Variances and Site Plan Review approvals shall expire within one year
from the effective date of approval as defined in Sections 17.38.070(A) and 17.46.080(A),
unless construction on the applicable portions of the structure have commenced within
that time period.
B. It is declared and made a condition of the Variances and Site Plan Review
approvals, that if any conditions thereof are violated, the approval shall be suspended
and the privileges granted thereunder shall be subject to revocation; 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 and has been provided additional notice and a hearing prior
to the revocation of the Permit.
C. All requirements of the Buildings Code of the City of Rolling Hills and the
Rolling Hills Zoning Ordinance 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.
Ping. Comm.
Reso. 2001-16
4
• •
E. Grading for the proposed project shall not exceed 2,330 cubic yards of cut
and 2,330 cubic yards of fill and shall be balanced on site. Cut and fill slopes shall not
exceed a steepness of a 2 to 1 slope ratio. The disturbed area of the lot shall not exceed
38.3%.
F. Landscaping shall be designed so as not to obstruct views of neighboring
properties but to obscure structures. Tall trees such as Eucalyptus and Sequoia shall not
be planted.
G. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the building pad and driveway. The applicant is encouraged to retain the
existing native vegetation, to the maximum extent feasible, in the area of the relocated
driveway and to replant with like vegetation, should the existing vegetation be removed.
H. Landscaping shall include water efficient irrigation, to the maximum
extent feasible, that incorporates a 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 in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
I. Residential building pad coverage shall not exceed 30.5% and the
structural net lot coverage (including all structures and paved areas) shall not exceed
20.3%.
J. The property owners shall be required to conform 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.
K. 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.
L. All parking, during and after construction, shall take place on the project
site.
M. The property owners shall be required to conform with the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of septic tanks.
N. The property owners shall be required to conform with the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of stormwater drainage facilities.
Ping. Comm.
Reso. 2001-16
5
• •
O. 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 and stormwater pollution prevention.
P. An Erosion Control Plan containing the elements set forth in Section 7010
of the 1998 County of Los Angeles Uniform Building Code shall be prepared to
minimize erosion and to protect slopes and channels to control stormwater pollution as
required by the County of Los Angeles.
Q. Prior to the submittal of an applicable final building 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.
R. 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.
S. All utility lines shall be placed underground.
T. The proposed retaining walls along the new portion of the driveway shall
not exceed 4 feet in height.
U. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to this approval, which would constitute additional
structural development, shall require the filing of a new application for approval by the
Planning Commission.
V. The applicants shall execute an Affidavit of Acceptance of all conditions of
the Variances and Site Plan approval, or the approvals shall not be effective.
W. All conditions of these Variances and Site Plan approvals that apply must
be complied with prior to the issuance of a building or grading permit from the County
of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21ST DAY OF AUGUST 21, 2001.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Ping. Comm.
Reso. 2001-16
6
t
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2001-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING. A VARIANCE TO PERMIT
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT A RESIDENTIAL ADDITION, GRANTING A
VARIANCE TO PERMIT THE CONSTRUCTION OF A POOL IN THE
FRONT YARD AREA AND GRANTING SITE PLAN REVIEW
APPROVAL FOR GRADING AND THE CONSTRUCTION OF
SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE
LOCATED AT 3 MIDDLERIDGE LANE SOUTH IN ZONING CASE
NO. 634.
was approved and adopted at a regular meeting of the Planning Commission on August
21, 2001 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.
Ping. Comm.
Reso. 2001-16
DEPUTY CITY CLERK
7
• • 7
C14 ofieo een9 JUL
DATE: JULY 17, 2001
TO:
FROM: YOLANTA SCHWARTZ, PRINCIPAL PLANNER
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
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 634
3 MIDDLERIDGE LANE SOUTH, (LOT 253 B-UR)
RA-S-2, 3.54 ACRES (GROSS)
MR. AND MRS. IAN MACLEOD
MR. CRISS GUNDERSON, ARCHITECT
JUNE 9, 2001
Request for a Variance to permit construction of an addition that will encroach
into the south side yard setback, request for a Variance to construct a pool in the
front yard area, and request for a Site Plan Review to construct substantial
residential additions that require grading at an existing single family residence.
BACKGROUND
1. The Planning Commission viewed the site and silhouette for the proposed
project on Thursday, June 28, 2001.
2. The applicant is proposing to construct a 1,303 square foot addition to an
existing 3,887 square foot home for a total of 5,190 square feet; a 638 square feet
addition to the existing 400 square foot garage, for a total of 1,038 square feet; and
a 680 square foot swimming pool. A portion of the addition, or 120 square feet,
will encroach 6'x20', 120 sq.ft.) into the required 35-foot south side yard setback. A
portion of the existing residence encroaches 120 square feet into the south side
yard setback. The proposed encroachment will continue along the same building
line as the existing encroachment. A variance approval is required for the
proposed encroachment. The proposed pool will be located in the front yard area,
and therefore, requires a variance. A site plan review approval is required for
grading and for the new construction.
Responding to the Criteria to be satisfied for grant of a Variance for the
encroachment, the applicant states that, "Existing home has 6 feet of
encroachment into the side yard. Due to the layout of existing floor plan, no other
options for expansion exist. Further, the closest home is 170 feet away. Dense and
ZC No. 634
P1ng.Comm. 7/17/01 1
Pririted on Recycled Paper.
• •
mature vegetation completely screen existing and proposed encroachments from
roadway and surrounding properties".
Responding to the Criteria to be satisfied for grant of a Variance for the location of
the pool in the front yard area, the applicant states that, "Due to the existing
topographical conditions, as well as the existing location of the home, no other
reasonable location exists. Further, the pool will be set back from the road over
120 feet. Due to topography the pool will not be visible from roadway."
3. The existing residence was constructed in 1949. In 1992, the Commission
approved construction of a new 9,100 square foot home with a pool and stable. The
new home was not constructed. The previously approved pool was proposed to be
located in the side yard, north of the proposed residence.
4. The existing driveway access off Middleridge Lane will remain. The
proposed garage will be located on the west side of the residence, utilizing the
existing driveway. To provide the proper turn around and access to the proposed
garage addition, part of the driveway, in the rear area of the property, will be
moved to the west. During the field trip the applicants' representative explained
the configuration and the grading requirement for the driveway.
5. An area for a 450 square foot barn with a 550 square foot corral has been
set aside at the rear of the lot, to the northwest, that is to be accessed from the
existing driveway and has a slope of 10%. No grading will be required for the
barn, when constructed.
6. Grading will be required for this project, except for the stable, of 2,330 cubic
yards of cut and 2,330 cubic yards of fill, and will be balanced on site. The grading
is necessary to enlarge the existing building pad and to move the driveway in a
westerly direction. The site slopes downhill from south to north. Proposed grading
eliminates previously graded pad for the previously approved residence and pool,
which will result in a more natural contouring of the slopes. Westerly portion of
the site will remain undisturbed and the existing vegetation will remain.
7. Two short retaining walls will be constructed on site along the new portion
of the driveway. A retaining wall, not to exceed 4 feet in height and approximately
100 feet in length, is proposed along the westerly side of the relocated driveway,
and a zero to four foot retaining wall, approximately 85 feet in length, will be
constructed along the easterly side of the relocated driveway.
8. The structural lot coverage proposed is 7,358 square feet or 5.5%, which
includes the 5,190 sq. ft. residence, 1,038 sq. ft. garage, 680 sq. ft. pool, and 450 sq.
ft. future stable, (20% permitted). The total lot coverage proposed is 27,104 square
feet or 20.3%, which includes all structures and paved areas, (35% permitted).
9. The 22,640 square foot residential building pad will have coverage of 6,908
square feet or 30.5%, and the stable building pad will have proposed coverage of
450 square feet or 9.7%. The Planning Commission's guideline is 30%. The
combined building pad coverage will be at 27.0%.
ZC No. 634
Plng.Comm. 7/17/01 2
• •
10. The disturbed area of the lot will be 51,206 square feet or 38.3% [40%
maximum permitted; 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].
11. The applicant proposes to construct the southerly and easterly addition
immediately upon receiving the variance approval and the westerly addition and
the pool at a later date, within two years of the approval.
12. All utilities will be required to be placed underground.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and direct staff to prepare appropriate resolution.
ZC No. 634
Plng.Comm. 7/17/01 3
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.
HOMES IN THE VICINITY
ADDRESS
1 Middleridge Lane South
2 Middleridge Lane South
4 Middleridge Lane South
5 Middleridge Lane South
7 Middleridge Lane South
1 Middleridge Lane North
3 Middleridge Lane North
5 Middleridge Lane North
7 Middleridge Lane North
9 Middleridge Lane North
11 Middleridge Lane
North
6 Middleridge Lane North
3 Middleridge Lane
South
AVERAGE
OWNER
Cigliano
Ayelsbury
Schmoller
Becker
Boyd
Barnes
Tilles Trust
Cramer
Johnson
Watts
Moore
Ekberg
MacLeod
RESIDENCE
(SQ.FT.)
4,541
2,877
2,790
2,601
3,225
2,100
3,704
3,671
2,364
2,937
3,240
4,598
3,887 (existing)
5,190 (proposed)
3,220
ZC No. 634
P1ng.Comm. 7/17/01 4
LOT SIZE
ACRES (NET)
5.75
1.88
1.44
3.26
3.48
3.23
1.29
1.16
1.16
1.14
1.19
3.40
3.07
2.65
•
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 for grading
requiring a grading permit, any new structure
or 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
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is more
than 3 feet in depth and covers more than
2,000 sq.ft. must be balanced on site.
DISTURBED AREA
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 (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
PROPOSED
Existing residence encroaches Residence to encroach additional
120 sq.ft. into south side yard 120 sq.ft. into south side yard
setback. setback. Pool to be located in front
yard.
Residence 3887 sq.ft. Residence 5190 sq.ft.
Garage 400 sq.ft. Garage 1038 sq.ft.
Service Yard 100 sq.ft. Service Yard 100 sq.ft.
Stable 0 sq.ft. Stable(future) 450 sq.ft.
Pool 680 sq.ft
Total 4387 sq.ft. Total 7358 sq.ft.
3.2%
16.3%
5.5%
20.3%
26% 30.5% of residential building pad
9.7 % of stable pad
27.0 % of combined pads
N/A
28.8%
none
N/A
Existing from Middleridge Lane
South
N/A
N/A
ZC No. 634
Plng.Comm. 7/17/01 5
2,330 cubic yards of cut and 2,330
cubic yards fill
38.3%
450 sq.ft. future stable
550 sq.ft. future corral
Proposed from Middleridge Lane
S. with a slope of 10%.
No change
Planning Commission review
Planning Commission review
DATE:
TO:
FROM:
•
opeolibil
-3A
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
JUNE 28, 2001
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 634
3 MIDDLERIDGE LANE SOUTH, (LOT 253 B-UR)
RA-S-2, 3.54 ACRES (GROSS)
MR. AND MRS. IAN MACLEOD
MR. CRISS GUNDERSON, ARCHITECT
JUNE 9, 2001
Request for a Variance to permit construction of an addition that will encroach
into the south side yard setback, request for a Variance to construct a pool in the
front yard area, and request for a Site Plan Review to construct substantial
residential additions that require grading at an existing single family residence.
BACKGROUND
1. The Planning Commission will view the site and silhouette for the proposed
project on Thursday, June 28, 2001.
2. The applicant is proposing to construct a 1,303 square foot addition to an
existing 3,887 square foot home for a total of 5,190 square feet; a 638 square feet
addition to the existing 400 square foot garage, for a total of 1,038 square feet; and
a 680 square foot swimming pool. A portion of the addition, or 120 square feet,
will encroach 6'x20' into the required 35-foot south side yard setback. A portion of
the existing residence encroaches 120 square feet into the south side yard setback.
The proposed encroachment will continue along the same building line as the
existing encroachment. A variance approval is required for the encroachment. The
proposed pool will be located in the front yard area, and therefore, requires a
variance. A site plan review approval is required for grading and for the new
construction.
Responding to the Criteria to be satisfied for grant of a Variance for the
encroachment, the applicant states that, "Existing home has 6 feet of
encroachment into the side yard. Due to the layout of existing floor plan, no other
options for expansion exist. Further, the closest home is 170 feet away. Dense and
ZC No. 634
Ping.Comm. 6/28/01 Field Trip 1
Printed on Recycled Paper.
• •
mature vegetation completely screen existing and proposed encroachments from
roadway and surrounding properties".
Responding to the Criteria to be satisfied for grant of a Variance for the location of
the pool in the front yard area, the applicant states that, "Due to the existing
topographical conditions, as well as the existing location of the home, no other
reasonable location exists. Further, the pool will be set back from the road over
120 feet. Due to topography the pool will not be visible from roadway."
3. The existing residence was constructed in 1949. In 1992, the Commission
approved construction of a new 9,100 square foot home with a pool and stable. The
new home was not constructed. Some grading was started prior to the 1992
approval of the new house. The previously approved pool was proposed to be
located in the side yard, north of the proposed residence.
4. The existing driveway access off Middleridge Lane will remain. The
proposed garage will be located on the west side of the residence, utilizing the
existing driveway. To provide the proper turn around and access to the garage,
part of the driveway, in the rear area of the property, will be moved to the west.
5. An area for a 450 square foot barn with a 550 square foot corral has been
set aside at the rear, of the lot to the northwest that is to be accessed from the
existing driveway and has a slope of 10%.
6. Grading will be required for this project of 2,330 cubic yards of cut and
2,330 cubic yards of fill, and will be balanced on site. The grading is necessary to
enlarge the existing building pad and to move the driveway in a westerly
direction. The site slopes downhill from south to north. Proposed grading
eliminates previously graded pad for the previously approved residence and pool,
which will result in a more natural contouring of the slopes. Westerly portion of
the site will remain undisturbed and the existing vegetation will remain.
7. Two retaining walls will be constructed on site along the new portion of
the driveway. A retaining wall, not to exceed 4 feet in height and approximately
100 feet in length, is proposed along the westerly side of the relocated driveway,
and a zero to four foot retaining wall, approximately 85 feet in length, will be
constructed along the easterly side of the relocated driveway.
8. The structural lot coverage proposed is 7,358 square feet or 5.5%, which
includes the 5,190 sq. ft. residence, 1,038 sq. ft. garage, 680 sq. ft. pool, and 450 sq.
ft. future stable, (20% permitted). The total lot coverage proposed is 27,104 square
feet or 20.3%, which includes all structures and paved areas, (35% permitted).
9. The 22,640 square foot residential building pad will have coverage of 6,908
square feet or 30.5%, and the stable building pad will have proposed coverage of
450 square feet or 9.7%. The combined building pad coverage will be at 27.0%.
The Planning Commission's guideline is 30%.
ZC No. 634
Plng.Comm. 6/28/01 Field Trip
• •
10. The disturbed area of the lot will be 51,206 square feet or 38.3% [40%
maximum permitted; 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].
11. The applicant proposes to construct the southerly and easterly addition
immediately upon receiving the variance approval and the westerly addition and
the pool at a later date, within two years of the approval.
12. 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 view the site and silhouette for
the proposed project.
ZC No. 634
Plng.Comm. 6/28/01 Field Trip 3
• •
VARIANCE REQUIREDFINDINGS
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.
HOMES IN THE VICINITY
ADDRESS
1 Middleridge Lane South
2 Middleridge Lane South
4 Middleridge Lane South
5 Middleridge Lane South
7 Middleridge Lane South
1 Middleridge Lane North
3 Middleridge Lane North
5 Middleridge Lane North
7 Middleridge Lane North
9 Middleridge Lane North
11 Middleridge Lane
North
6 Middleridge Lane North
3 Middleridge Lane
South
AVERAGE
OWNER
Cigliano
Ayelsbury
Schmoller
Becker
Boyd
Barnes
Tilles Trust
Cramer
Johnson
Watts
Moore
Ekberg
MacLeod
ZC No. 634
Plng.Comm. 6/28/01 Field Trip
RESIDENCE
(SQ.FT.)
4,541
2,877
2,790
2,601
3,225
2,100
3,704
3,671
2,364
2,937
3,240
4,598
3,887 (existing)
5,190 (proposed)
3,220
4
LOT SIZE
ACRES (NET)
5.75
1.88
1.44
3.26
3.48
3.23
1.29
1.16
1.16
1.14
1.19
3.40
3.07
2.65
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 for grading
requiring a grading permit, any new structure
or 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
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
EXISTING
PROPOSED
Existing residence encroaches Residence to encroach additional
120 sq.ft. into south side yard 120 sq.ft. into south side yard
setback. setback. Pool to be located in front
yard.
Residence 3887 sq.ft. Residence 5190 sq.ft.
Garage 400 sq.ft. Garage 1038 sq.ft.
Service Yard 100 sq.ft. Service Yard 100 sq.ft.
Stable 0 sq.ft. Stable(future) 450 sq.ft.
Pool 680 sa.ft
Total 4387 sq.ft. Total 7358 sq.ft.
3.2%
16.3%
5.5%
20.3%
26% 30.5% of residential building pad
9.7 % of stable pad
27.0 % of combined pads
GRADING N/A
Site Plan Review required if excavation
and/or fill or combination thereof that is more
than 3 feet in depth and covers more than
2,000 sq.ft. must be balanced on site.
DISTURBED AREA
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 (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
28.8%
none
N/A
Existing from Middleridge Lane
South
N/A
N/A
ZC No. 634
Plng.Comm. 6/28/01 Field Trip 5
2,330 cubic yards of cut and 2,330
cubic yards fill
38.3%
450 sq.ft. future stable
550 sq.ft. future corral
Proposed from Middleridge Lane
S. with a slope of 10%.
No change
Planning Commission review
Planning Commission review.
��oG HI/�
o '^
e.7
DATE:
TO:
FROM:
• • g C�
Cry Ailing Jh//
JUNE 19, 2001
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
YOLANTA SCHWARTZ, PRINCIPAL PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 634
3 MIDDLERIDGE LANE SOUTH, (LOT 253 B-UR)
RA-S-2, 3.54 ACRES (GROSS)
MR. IAN MACLEOD
MR. CRISS GUNDERSON, ARCHITECT
JUNE 9, 2001
Request for a Variance to permit construction of an addition that will encroach
into the south side yard setback, request for a Variance to construct a pool in the
front yard area, and request for a Site Plan Review to construct substantial
residential additions that require grading at an existing single family residence.
BACKGROUND
1. The applicant is proposing to construct a 1,303 square foot addition to an
existing 3,887 square foot home for a total of 5,190 square feet; a 638 square feet
addition to the existing 400 square foot garage, for a total of 1,038 square feet; and
a 680 square foot swimming pool. A portion of the addition, or 120 square feet,
will encroach 6'x20' into the required 35-foot south side yard setback. A portion of
the existing residence encroaches 120 square feet into the south side yard setback.
The proposed encroachment will continue along the same building line as the
existing encroachment. A variance approval is required for the encroachment. The
proposed pool and small retaining wall will be located in the front yard area, and
therefore, require a variance. A site plan review approval is required for grading
and for the new construction.
Responding to the Criteria to be satisfied for grant of a Variance for the
encroachment, the applicant states that, "Existing home has 6 feet of
encroachment into the side yard. Due to the layout of existing floor plan, no other
options for expansion exist. Further, the closest home is 170 feet away. Dense and
mature vegetation completely screen existing and proposed encroachments from
roadway and surrounding properties".
ZC 634
Plng.Comm. 6/19/01 1
S
Printed on Recycled Paper.
• •
Responding to the Criteria to be satisfied for grant of a Variance for the location of
the pool in the front yard area, the applicant states that, "Due to the existing
topographical conditions, as well as the existing location of the home, no other
reasonable location exists. Further, the pool will be set back from the road over
120 feet. Due to topography the pool will not be visible from roadway."
2. The existing residence was constructed in 1949. In 1992, the Commission
approved construction of a new 9,100 square foot home with a pool and stable. The
new home was not constructed, although some grading was done. The previously
approved pool was proposed to be located in the side yard, north of the proposed
residence.
3. The existing driveway access off Middleridge Lane will remain. The
proposed garage will be located on the west side of the residence, utilizing the
existing driveway. To provide the proper turn around and access to the garage,
part of the driveway, in the rear area of the property, will be moved to the west.
4. An area for a 450 square foot barn with a 550 square foot corral has been
set aside at the rear of the lot to the northwest that is to be accessed from the
existing driveway and has a slope of 10%.
5. Grading will be required for this project of 2,330 cubic yards of cut and
2,330 cubic yards of fill, and will be balanced on site. The grading is necessary to
enlarge the existing building pad and to move the driveway in a westerly
direction. The site slopes downhill from south to north. Proposed grading
eliminates previously graded pad for the previously approved residence and pool,
which will result in a more natural contouring of the slopes. Westerly portion of
the site will remain undisturbed and the existing vegetation will remain.
6. Two retaining walls will be constructed on site, along the new portion of
the driveway. A retaining wall, not to exceed 4 feet in height and approximately
100 feet in length, is proposed along the westerly side of the relocated driveway,
and a zero to four foot retaining wall, approximately 85 feet in length, will be
constructed along the easterly side of the relocated driveway.
7. The structural lot coverage proposed is 7,358 square feet or 5.5%, which
includes the 5,190 sq. ft. residence, 1,038 sq. ft. garage, 680 sq. ft. pool, and 450 sq.
ft. future stable, (20% permitted). The total lot coverage proposed is 27,104 square
feet or 20.3%, which includes all structures and paved areas, (35% permitted).
8. The 22,640 square foot residential building pad will have coverage of 6,908
square feet or 30.5%, and the stable building pad will have proposed coverage of
450 square feet or 9.7%. The combined building pad coverage will be at 27.0%.
The Planning Commission's guideline is 30%.
9. The disturbed area of the lot will be 51,206 square feet or 38.3% [40%
maximum permitted; 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].
ZC 634
Plng.Comm. 6/19/01 2
10. The applicant proposes to construct the southerly and easterly addition
immediately upon receiving the variance approval and the westerly addition and
the pool at a later date, within two years of the approval.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take
public testimony.
ZC 634
Plng.Comm. 6/19/01 3
• •
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.
HOMES IN THE VICINITY
ADDRESS
1 Middleridge Lane South
2 Middleridge Lane South
4 Middleridge Lane South
5 Middleridge Lane South
7 Middleridge Lane South
1 Middleridge Lane North
3 Middleridge Lane North
5 Middleridge Lane North
7 Middleridge Lane North
9 Middleridge Lane North
11 Middleridge Lane
North
6 Middleridge Lane North
3 Middleridge Lane
South
AVERAGE
OWNER
Cigliano
Ayelsbury
Schmoller
Becker
Boyd
Barnes
Tilles Trust
Cramer
Johnson
Watts
Moore
Ekberg
MacLeod
RESIDENCE
(SQ.FT.)
4,541
2,877
2,790
2,601
3,225
2,100
3,704
3,671
2,364
2,937
3,240
4,598
3,887 (existing)
5,190 (proposed)
3,220
LOT SIZE
ACRES (NET)
5.75
1.88
1.44
3.26
3.48
3.23
1.29
1.16
1.16
1.14
1.19
3.40
3.07
2.65
ZC 634
Plng.Comm. 6/19/01 4
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 for grading
requiring a grading permit, any new structure
or 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
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL & TOTAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
GRADING
Site Plan Review required if excavation
and/or fill or combination thereof that is more
than 3 feet in depth and covers more than
2,000 sq.ft. must be balanced on site.
DISTURBED AREA
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 (450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
PROPOSED
Existing residence encroaches Residence to encroach additional
120 sq.ft. into south side yard 120 sq.ft. into south side yard
setback. setback. Pool to be located in front
yard.
Residence 3887 sq.ft. Residence 5190 sq.ft.
Garage 400 sq.ft. Garage 1038 sq.ft.
Service Yard 100 sq.ft. Service Yard 100 sq.ft.
Stable 0 sq.ft. Stable(future) 450 sq.ft.
Pool 680 sq.ft
Total 4387 sq.ft. Total 7358 sq.ft.
3.2%
16.3%
5.5%
20.3%
26% 30.5% of residential building pad
9.7 % of stable pad
27.0 % of combined pads
N/A
28.8%
none
N/A
Existing from Middleridge Lane
South
N/A
N/A
2,330 cubic yards of cut and 2,330
cubic yards fill
38.3%
450 sq.ft. future stable
550 sq.ft. future corral
Proposed from Middleridge Lane
S. with a slope of 10%.
No change
Planning Commission review
Planning Commission review
ZC 634
Plng.Comm. 6/19/01 5