951, New raised deck of 420 sq ft, Staff Reports• •
64 al Ra fle:09 ge
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 6A
Mtg. Date: 01-14-19
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JULIA STEWART, SENIOR PLANNER
YOLANTA SCHWARTZ, PLANNING DIRECTOR
THRU: ELAINE JENG, P.E., CITY MANAGER
SUBJECT: RESOLUTION NO. 2018-16 A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A
SITE PLAN REVIEW FOR RESIDENTIAL ADDITIONS AND VARIANCES TO
CONSTRUCT RESIDENTIAL ADDITION AND DECK ADDITION IN THE SIDE
YARD SETBACK, GARAGE ADDITION IN THE FRONT YARD SETBACK TWO AS -
BUILT SHEDS IN THE FRONT YARD AND SIDE YARD SETBACK, AND THE
STABLE AND CORRAL SET ASIDE AREA IN THE FRONT YARD AND FRONT
YARD SETBACK IN ZONING CASE NO. 951 AT 26 MIDDLERIDGE LANE SOUTH,
LOT 248-A-2-UR, (JEFF AND CAMILLE MANQUEN).
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ATTACHMENT:
ZONING CASE NO. 951
26 MIDDLERIDGE LANE SOUTH (LOT 248-A-2-UR)
RAS-2, 3.08 ACRES (GROSS)
JEFF AND CAMILLE MANQUEN
TAVISHA ALES, BOLTON ENGINEERING
October 11, 2018
Resolution No. 2018-16
RECOMMENDATION AND PROTECT DESCRIPTION
Recommendation
It is recommended that the City Council receive and file this report or provide other
direction to staff.
ZC NO. 951 26 Middleridge Lane South
1
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Proposed Project
The applicant is proposing a residential addition, garage addition, a higher ridgeline on
the residence, authorization of two as -built sheds, and the extension of a covered porch
over a raised deck.
Site Plan Review
The applicant is requesting a Site Plan Review to construct a new 1,018 square foot
residential addition, 11 square foot increase to an existing garage and a 36 square foot
increase to a covered porch over a deck.
The proposed residential addition consists of a 769 square foot addition on the western
side of the house; 94 square foot, 18.5 square foot, and 28 square foot additions on the
north side of the house; and 169 square foot, and 41 square foot additions to the
southern, rear side of the house. This will change the size of the residence from 4,357
square feet to 5,375 square feet overall. And the garage will change from 793 square feet
to 804 square feet overall.
The existing raised deck is 885 square feet. The proposed increase to the raised deck is
194 square feet. A 226 square foot portion of the existing raised deck is being removed
(either through demolition or residential conversion/ addition) and 420 square feet are
being added. So, the net increase brings the new overall raised deck size to 1,079 square
feet.
The existing out of grade condition of the raised deck is above 2 feet in height. The
proposed extension to the raised deck will bring the raised deck structure itself five feet
out of grade but the exposed 5' posts will be screened with a 2' 6" planter proposed to be
constructed at its base. Therefore, 2.5' of the deckposts will show.
Variances
The applicant requests variances to allow for residential and deck addition
encroachments into the side setback, to authorize two as -built sheds in the side and
front yard setbacks, and to allow the stable and corral set aside area encroachment in its
entirety in the front yard setback and front yard area.
A 205 square foot portion of the proposed new 1,087 square foot residential addition is
proposed to encroach into the side yard setback with a maximum encroachment length
of 13 feet. A 34 square foot portion of the 420 square feet of new raised deck is proposed
to encroach into the side yard setback with a maximum encroachment length of 4 feet.
A 57 square foot shed near the pool is located entirely in the side yard setback. An 82
square foot shed adjacent to the residence is located entirely in the front yard setback.
The two sheds are as -built and the owners wish to retain them; therefore a variance is
requested in order to authorize them to remain.
As stated previously, the entire stable and corral set aside area would encroach into the
front yard setback and be located in front of the leading edge of the house with a
maximum proposed encroachment length of 31 feet, if it were constructed.
ZC NO. 951 26 Middleridge Lane South 2
Planning Commission Review
The Planning Commission opened the public hearing item for the project in the field at
the subject property on October 23, 2018 and continued the public hearing at the regular
Planning Commission meeting on that same date later that evening. The public hearing
was closed. At that time, the Planning Commission directed staff to prepare a resolution
of approval. At the December 12, 2018 Planning Commission meeting, the Planning
Commission approved the resolution unanimously.
Discussion about the proposed project regarding Site Plan Review included favorable
comments supporting the multiple improvements and additions to the house as a
positive upgrade to the residence and regarding the Variances several issues were
discussed including consideration of the original house being built when the front
setback line requirement was different, closer to the roadway easement; the topography
of the site with the building pad being previously developed in the least steep area of
the lot, and the logical placement of the stable and corral set aside area due to the
challenges on the property and access to an existing trail easement crossing the
property. There were some inquiries related to the two proposed as -built sheds and
what type of landscaping the applicant intended to use in the planter and in front of the
planter along the deck area. The conditions included in the resolution and the
conditions on the site were sufficient to satisfy all concerns by the Commissioners.
Special Conditions of Approval
The applicant has requested that two existing as -built sheds located in the front and
side setbacks be authorized as part of the proposed project. The sheds are currently
being used as storage for the residence and to contain the pool equipment for the
swimming pool & spa. It would be extremely challenging to relocate either shed. The
pool equipment shed needs to be located relatively close to the swimming pool. Both
sheds have foundations that would require demolition if they were moved. The other
areas on the property available to relocate them outside of setbacks are either slopes or
directly off the driveway in front of the residence. The location of the house shed allows
it to be partially screened from the roadway easement by mature landscaping in front of
the house. The location of the pool shed is entirely screened from the roadway easement
by the residence and partially screened to the canyon and next door property by mature
landscaping. If both sheds were located outside of setbacks they could both be
approved administratively and would not require building permits. Because of all of
the previously mentioned considerations, the applicants requested the Planning
Commission to consider authorizing the sheds current locations.
Therefore, staff requested that the Commission consider the following special condition
to be included in the Resolution of approval:
• A 57 square foot as -built pool shed and an 82 square foot as -built house shed
located in the side and front setbacks, respectively, shall remain in their as -built
condition and size and shall be legally permitted as part of this project.
ZC NO. 951 26 Middleridge Lane South 3
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This condition is specific to this project and is included in the draft Resolution together
with the standard findings of facts and conditions of approval.
Administrative Review
The only elements of the proposed project that could be reviewed administratively are
the 11 square foot increase to the garage size and the 291 square foot covered porch
which are outside of all setbacks and do not trigger any discretionary actions.
BACKGROUND
Demolition
The proposed project includes 169 square feet of porch demolition to the side rear of the
house, 41 square feet of deck demolition to the rear of the house, removal of a 260
square foot trellis that previously extended into the side setback, 74 and 36 square foot
porch demolitions on the front side of the residence, and 7 and 7.5 square feet
demolitions on the front side of the house near the front entryway.
Zoning, Land Size and Existing Conditions
The property is zoned RAS-2 and the gross lot area is 3.08 acres. For development
purposes the net lot area of the lot is 101,396 square feet. The property is currently
improved with an existing 4,357 square foot house with a 793 square foot attached
garage, a 885 square foot raised deck, a 545 square foot swimming pool & spa, and a 260
square foot trellis.
Driveway and Motor Court
No changes are proposed for the existing driveway.
Past Approval for the Property
The residence was initially constructed in 1967. A family room addition was added in
1982. A permit for a kitchen remodel was granted in 1988. The property is also
improved with a swimming pool located in the side setback approved with a Variance
in 1984.
MUNICIPAL CODE COMPLIANCE
Grading and Stabilization
Balanced grading of 300 cubic yards will be done overall with 150 cubic yards total cut,
100 cubic yards Overexcavation, 150 cubic yards total fill and 100 cubic yards of
Recompaction. The stable and corral set aside area requires a total of 200 cubic yards of
overall grading if it were to be constructed. No dirt will be imported or exported.
Disturbance
The total disturbed area for the project site is 33.88% or 34,350 square feet. The proposed
project will not increase the disturbance.
ZC NO. 951 26 Middleridge Lane South 4
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Height
The ridgelines facing every direction will have elevation increases. The existing highest
ridgeline of the residence is 17 feet 1 inch from the finished floor to the ridge. This
overall height will not increase. However, most of the lower existing ridgelines will be
raised to meet this same height. This is represented on the submitted architectural plans
where every elevation has some type of roof alteration, but will not exceed 17'1".
Drainage
The drainage and erosion control plans, if required, will be reviewed by Los Angeles
County prior to the issuance of any building permits.
Lot Coverage
The structural net lot coverage is proposed at 9,078 square feet or 8.95% (20% max.
permitted). The total lot coverage proposed (structural and flatwork) is proposed to be
15,198 square feet or 15.00% (35% max. permitted).
The existing building pad coverage on the main residence pad is 7,939 square feet or
95.19% of the 8,340 square foot pad. The project proposes to increase pad coverage by
1,223 square feet or 13.69%. The resulting proposed residential pad coverage would be
9,162 square feet or 102.54% (or 96.56% with deductions). The greater than 100%
coverage is due to the fact that a building pad area is calculated as that area of the lot -
10% or less in slope, that is within the setbacks; however when structures are located
outside the setbacks they are counted against the building pad area. (Section 17.16.097)
The guideline is 30%. However, due to the topography in Rolling Hills many residences
exceed this requirement.
No construction of a stable is proposed at this time.
Walls
The only additional walls included in the proposed project are those for planters being used to
screen the out of grade condition of the raised deck and for the stable set aside area which is
not proposed to be constructed.
Stable and Corral Set Aside
A stable and corral set aside area has been included in the plans and calculations for the
proposed project but is not proposed to be constructed. It is to satisfy conditions of the
code only. The set aside area is located in the front yard area and the front yard setback
so it requires a variance due to its location.
Utility Lines / Septic Tank
All utility lines, if not already underground, shall be placed underground. Any changes
to the septic tank will be reviewed by Los Angeles County Public Health.
General
The proposed project has several small additions on all sides of the house. Three of
those improvements are located in the side setback (two residential addition areas and
ZC NO. 951 26 Middleridge Lane South 5
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one portion of the raised deck). Due to the odd shape of the lot, the topography of the
property, and the small residential building pad area not is the setbacks, the feasible
buildable portion of the lot without intensive grading required, falls close to or outside
of setback areas. It is a condition that is unique to the subject property.
Justification from Applicant
Site Plan Review -
"The nature of the proposed project includes the following:
• New residential addition of 1,087 s.f.
o Residential demolition of 70 s.f.
• New covered porch of 410 s.f.
o Covered porch demolition of 347 s.f.
• New raised deck (>12" out of grade) of 420 s.f.
o Raised deck conversion to residence 41 s.f.
o Raised Deck conversion to covered porch 185 s.f.
• Future stable set -aside in front setback
• Changes to existing residence ridgeline
The project I compatible with the General Plan, Zoning Ordinance and surrounding
uses other than the future stable set aside is in the front setback and a portion of the
new residence and raised deck being located in the side yard setback.
The residence was already slightly larger than the neighboring lots on Middleridge
Lane South and with the new addition that will be increased, however it is still not the
largest on the street and we believe it will still be compatible with the street. From a site
coverage stand point the site with the addition of the proposed structures is still is well
below the allowable 35% structural+flatwork coverage allowance.
The existing approved building was already located in both the side and front yard
setbacks and our proposed residential additions are encroaching less than the existing
residence. The setbacks are on par with those surrounding it, 35' for the side yards and
50' for the front and rear as it is the RAS-2 zone.
The addition will be connected to the existing residence and located on a previously
developed pad. We are also converting portions of covered porch to residence to utile
existing covered roof area. There is no grading required for the residence, other than
over -excavation and re -compaction for the slab and there is minimum grading required
for the construction of the deck and planters. There is some vegetation that will be
removed for the construction of the new raised deck, however it appears that the trees
in the vicinity will be able to remain. The majority of the mature trees are below the area
of grading and will not be disturbed. The stable set -aside is in a location where the least
amount of grading was required. Due to the topography on -site consisting of mostly 2:1
there are no other areas than the front yard setback for this stable to be located.
The site development plan shows the natural contours of the site by concentrating the
development in an area that was previously developed and re -developing existing
ZC NO. 951 26 Middleridge Lane South 6
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residence. The only new grading required is for over -excavation and re -compaction for
the slab, a future stable set aside, and for the planter located in front of the raised deck.
The area proposed structures was previously developed as a building pad and has
minimal vegetation on it. The majority of the site mature trees will not be disturbed
however the landscaping hedge located adjacent o the existing raised deck will need to
be removed due to the extension of the raised deck. The future stable set aside will
require the removal of a mature tree however the stable is not proposed to be
constructed at this time.
Building coverage is minimized by proposing a modest addition and keeping in the lot
coverage below the zoning code requirements. The building pad coverage is around
35% which is above the guidelines of 30% however it was determined to keep the
existing pad size and not propose any additional slope grading to increase the pad size.
The plan is harmonious in scale and mass as surrounding residences. The majority
neighboring residences on Middleridge Lane South are smaller than the residence with
proposed additions however it is not the largest on the street. The proposed
encroachment into the setbacks will not be more than the existing residence. The
setbacks match those of neighboring properties in the RAS-2 zone.
There is no proposed change to the driveway access to the driveway. There is not a
proposed increase in the number of bedrooms either so the number of
residents/vehicles are not proposed to increase. The proposed addition is located a
significant distance from the street.
The Site Plan is sensitive conforms with the requirements of C.E.Q.A and will not have
any significant impacts to the environment.
All walls in the front yard are existing. The driveway wall is approximately 30" and
other walls are close to the same height. The only proposed walls are below the raised
deck and future walls for the stable set -aside.
The calculations show the House Pad to be expanding by 595 square feet. However, the
disturbed area for the property does not change. The Existing disturbed area extended
past the existing house pad so even though we are adding the deck which increases the
hoe pad, there is no new disturbance".
Variances -
"The nature of the proposed project includes the following:
• New residential addition of 1,087 s.f.
o Variance required due to 205 s.f. of the addition being in the side yard
setback with a maximum encroachment of 13'. Code 17.16.150
• New raised deck of 420 s.f.
o Variance required due to 34 s.f. of the raised deck being in the side yard
setback with a maximum encroachment of 4'. Code 17.16.150
ZC NO. 951 26 Middleridge Lane South 7
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• Future stable set -aside in front setback
o Variance required due to entire 450 s.f. stable and entire 550 s.f. corral are
within the front yard setback and in front of the leading edge of the house.
Maximum encroachment of 31'. Code 17.16.170.B
The exceptional circumstance for the request to build the new addition in the side
setback is that existing residence was built in both the front and side setbacks meaning
that if any additions were to be made that they would also encroach. The proposed 205
s.f. of residence encroachment would be limited to a maximum of 3', which is less than
the existing residence encroachment. The proposed raised deck encroachment will be
for 34 s.f. and a maximum of4'. The majority of the new addition is outside of the
setback , so it is requested that we be able to have the requested encroachment in order
to not have jagged steps in and out of the side of the house to comply with the setback.
We will not be pushing past the existing building line.
The other extraordinary circumstance is that the site, other than as mall portion in the
front setback and the building pad consists of 2:1 or steeper slopes. For this reason we
are requesting a variance to have our future stable set -aside in front yard setback. There
are no plans t o build it at this time, however this is the only location which would work
for the entire site. The proposed residential additions do not impact the potential to
locate a stable on the residential pad as the 35% separation requirement would still
place the stable in the front yard setback.
Due to the layout of the lot and existing house there are minimal places to place an
addition outside of the side yard setback, in a way that flows for the project site and
architecturally. As to the stable set -aside there are not other locations outside of these
setbacks which work to locate the stable due to the steep sloped nature of the site.
The variance will not be detrimental due to the fact the residential addition will be
connected to the existing residence and appear as one continuous house and the
proposed encroachment is less than the existing encroachment. The stable set -aside will
be located down a hillside so that it is out of the view shed of the road.
The proposed residence, deck, and other additions are compatible with the general plan
and zoning ordinance, other than the additions being located in the side yard setback
and the future set -aside being in the front yard setback".
Rolling Hills Community Association Review
Rolling Hills Community Association will review this project at a later date.
Planning Commission Responsibilities
When reviewing a development application, the Planning Commission must consider
whether the proposed project meets the criteria for Site Plan Review and Variances, as
attached below.
ZC NO. 951 26 Middleridge Lane South 8
Environmental Review
The project has been determined to be categorically exempt (Class 1) pursuant to
Section 15301 of the California Environmental Quality Act (CEQA) Guidelines.
SPR, & VR
RA-S- 2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from side property line
Rear: 50 ft. from rear property line
SPR required for grading & additions,
Variance is required for encroachment
into front and side yards.
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.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE (30%
maximum -guideline)
Residential
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any non -graded area where
impervious surfaces exist.)
STABLE (min. 450 S.F.
& 550 S.F. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
II
Project Summary
EXISTING II
SINGLE FAMILY RESIDENCE,
GARAGE, POOL
Residence
Garages
Pool/spa
Pool equip.
Stable/ Barn
Attached porch
House Shed
Pool Shed
Raised Deck
Service yard
TOTAL
N/A
4,357 s.f.
793 s.f.
545 s.f.
100 s.f.
0 s.f.
260 s.f.
82 s.f.
57 s.f.
885 s.f.
96 s.f.
7,550 s.f.
7.45% or 7,550 s.f. of 101,396 net
lot area
13.48% or 13,670 s.f.
PROPOSED
RESIDENTIAL/GARAGE
ADDITION, INCREASED DECK
Residence
Garages
Pool/spa
Pool equip.
Stable -future
Attached porch
House Shed
Pool Shed
Raised Deck
Service yard
TOTAL
5,375 s.f.
804 s.f.
545 s.f.
100 s.f.
450 s.f.
80 s.f.
82 s.f.
57 s.f.
1,079 s.f.
96 s.f.
9,078 s.f.
150 cy of cut and 150 cy of fill
100 cy of overexcavation
100 cy of recompaction
8.95% or 9,078 s.f. of 101,396 s.f.
net lot area
14.99% or 15,198 s.f.
95.19% or 7,939 s.f. of 8,340 s.f. 102.54% or 9,162 s.f. of 8,340 s.f.
pad (no deductions)(90.52% pad (no deductions)(96.56% with
with deductions) deductions)
33.88% or 34,350 s.f.
0 s.f.
Existing approach
Existing driveway approach
N/A
N/A
33.88% or 34,350 s.f (unchanged)
450 s.f. (set -aside)
New pathway(set-aside)
Existing driveway approach
N/A
N/A
ZC NO. 951 26 Middleridge Lane South 9
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SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
ZC NO. 95126 Middleridge Lane South 10
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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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 951 26 Middleridge Lane South 11
TO:
al Re� gega INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 6A
Mtg. Date: 12-12-18
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JULIA STEWART, SENIOR PLANNER
THRU: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ATTACHMENT:
ZONING CASE NO. 951
26 MIDDLERIDGE LANE SOUTH (LOT 248-A-2-UR)
RAS-2, 3.08 ACRES (GROSS)
JEFF AND CAMILLE MANQUEN
TAVISHA ALES, BOLTON ENGINEERING
October 11, 2018
Resolution No. 2018-16
REQUEST AND RECOMMENDATION
Applicant Request
The applicant is requesting approval of the resolution for the following:
The Project
The applicant is proposing a residential addition, garage addition, a higher ridgeline on
the residence, legalization of two as -built sheds, and the extension of a covered porch
over a raised deck.
Site Plan Review
The applicant is requesting a Site Plan Review to construct a new 1,018 square foot
residential addition, 11 square foot increase to an existing garage and a 36 square foot
increase to a covered porch over a deck.
The proposed residential addition consists of a 769 square foot addition on the western
side of the house; 94 square foot, 18.5 square foot, and 28 square foot additions on the
ZC NO. 951 26 Middleridge Lane South
1/20
1
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north side of the house; and 169 squarefoot, and 41 square foot additions to the
southern, rear side of the house. This will change the size of the residence from 4,357
square feet to 5,375 square feet overall. And the garage will change from 793 square feet
to 804 square feet overall.
The existing raised deck is 885 square feet. The proposed increase to the raised deck is
194 square feet. A 226 square foot portion of the existing raised deck is being removed
(either through demolition orresidential conversion/ addition) and 420 square feet are
being added. So, the net increase brings the new overall raised deck size to 1,079 square
feet.
The existing out of grade condition of the raised deck is above 2 feet in height. The
proposed extension to the raised deck will bring the raised deck structure itself five feet
out of grade but the exposed 5' posts will be screened with a 2' 6" planter proposed to be
constructed at its base. Therefore, 2.5' of the deckposts will show.
Variances
The applicant requests variances to allow for residential and deck addition
encroachments into the side setback, to legalize two as -built sheds in the side and front
yard setbacks, and to allow the stable and corral set aside area encroachment in its
entirety in the front yard setback and front yard area.
A 205 square foot portion of the proposed new 1,087 square foot residential addition is
proposed to encroach into the side yard setback with a maximum encroachment length
of 13 feet. A 34 square foot portion of the 420 square feet of new raised deck is proposed
to encroach into the side yard setback with a maximum encroachment length of 4 feet.
A 57 square foot shed near the pool is located entirely in the side yard setback. An 82
square foot shed adjacent to the residence is located entirely in the front yard setback.
The two sheds are as -built and the owners wish to retain them; therefore a variance is
requested in order to legalize them.
As stated previously, the entire stable and corral set aside area would encroach into the
front yard setback and be located in front of the leading edge of the house with a
maximum proposed encroachment length of 31 feet, if it were constructed.
Planning Commission Review
The Planning Commission opened the public hearing item for the project in the field at
the subject property on October 23, 2018 and continued the public hearing at the regular
Planning Commission meeting on that same date later that evening. The public hearing
was closed. At that time, the Planning Commission directed staff to prepare a resolution
of 'approval.
Special Conditions of Approval
The applicant has requested that two existing as -built sheds located in the front and
side setbacks be legalised as part of the proposed project. The sheds are currently being
ZC No. 95126 Middleridge Lane South 2
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used as storage for the residence and to contain the pool equipment for the swimming
pool & spa. It would be extremely challenging to relocate either shed. The pool
equipment shed needs to be located relatively close to the swimming pool. Both sheds
have foundations that would require demolition if they were moved. The other areas on
the property available to relocate them outside of setbacks are either slopes or directly
off the driveway in front of the residence. The location of the house shed allows it to be
partially screened from the roadway easement by mature landscaping in front of the
house. The location of the pool shed is entirely screened from the roadway easement by
the residence and partially screened to the canyon and next door property by mature
landscaping. If both sheds were located outside of setbacks they could both be
approved administratively. Because of all of the previously mentioned considerations,
the applicants request the Planning Commission to consider legalizing the sheds
current locations.
Therefore, the Commission is requested to consider the following special condition to
be included in the Resolution of approval:
• A 57 square foot as -built pool shed and an 82 square foot as -built house shed
located in the side and front setbacks, respectively, shall remain in their as -built
condition and size and shall be legally permitted as part of this project.
This condition is specific to this project and is included in the draft Resolution together
with the standard findings of facts and conditions of approval.
Environmental Review
The project has been determined to be categorically exempt (Class 1) pursuant to Section
15301 of the California Environmental Quality Act (CEQA) Guidelines.
Recommendation
It is recommended that the Planning Commission review and. consider the attached
Resolution No. 2018-16.
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
ZC No. 95126 Middleridge Lane South 3
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B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot; •
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, andlandscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC No. 95126 Middleridge Lane South 4
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• •
RESOLUTION NO. 201846
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW FOR RESIDENTIAL
ADDITIONS AND VARIANCES TO CONSTRUCT RESIDENTIAL ADDITION AND
DECK ADDITION IN THE SIDE YARD SETBACK, GARAGE ADDITION IN THE
FRONT YARD SETBACK TWO AS -BUILT SHEDS IN THE FRONT YARD AND SIDE
YARD SETBACK, AND THE STABLE AND CORRAL SET ASIDE AREA IN THE
FRONT YARD AND FRONT YARD SETBACK IN ZONING CASE NO. 951 AT 26
MIDDLERIDGE LANE SOUTH, LOT 248-A-2-UR, (JEFF AND CAMILLE
MANQUEN).
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 the property owners Jeff and
Camille Manquen with respect to real property located at 26 Middleridge Lane South,
Rolling Hills (Lot 248-A-2-UR) requesting a Site Plan Review for construction of a new
1,018 square foot residential addition and Variances allowing construction of the
following: residential and deck addition encroachments into the side setback, a garage
addition . in the front yard setback, two as -built sheds in the side and front yard
setbacks, and stable and corral set aside area encroachment in its entirety in the front
yard setback and front yard area. The applicant also applied for other miscellaneous
improvements.
Section 2. The Planning Commission conducted a duly noticed public hearing
on October 23, 2018 by viewing the project in the field, opening the hearing to enable
brief public testimony and continuing the meeting to the evening meeting of the
Planning Commission on that same date. At the October 23, 2018 evening meeting, the
Planning Commission provided direction to staff to prepare a resolution of approval for
the proposed project.
Neighbors within a 1,000-foot radius were notified of the public hearing and a
notice was published in the Peninsula News on October 11, 2018. The applicants and
their agents were notified of the public hearings and the applicants and agents were in
attendance at the hearings. Evidence was presented by persons interested in affecting
said proposal and by members of the City staff to the Planning Commission. There
were no objections to the proposed project.
Section 3. The property is zoned RAS-2 and the gross lot area is 3.08 acres.
The net lot area is 101,396 square feet or approximately 2.33 acres. The existing property
is currently improved with an existing 4,357 square foot house with a 793 square foot
Resolution No. 2018-16 1
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attached garage, a 885 square foot raised deck, a 545 square foot swimming pool & spa,
and a 260 square foot trellis.
Section 4. The Planning Commission finds that the project is exempt from the
California Environmental Quality Action (CEQA) pursuant to Class 1, Section 15301 of
the CEQA guidelines.
Section 5. Site Plan Review. Section 17.46.020(A) of the Rolling Hills
Municipal Code permits approval for expansion of any existing building or structure
which increases the size of the building or structure by more than 999 square feet under
Site Plan Review. The Planning Commission must consider applications for Site Plan
Review and may, with such conditions as are deemed necessary, approve a project
which complies with the required findings under RHMC Chapter 17.46. With respect to
the requests for Site Plan Review, the Planning Commission finds as follows:
A. The project complies with and is consistent with the goals and policies of
the general plan and all requirements of the zoning ordinance. The residential additions
consist of a 769 square foot addition to the western side of the house, a 94 square foot
addition, 18.5 square foot addition, and 28 square foot addition to the north side of the
house, and a 169 square foot addition and 41 square foot addition to the southern, rear
side of the house. The residential additions are consistent with the General Plan because
they support the residential use. The residential additions are compatible with the land
use as they reinforce the residential character of the neighborhood and are largely
unseen from the roadway easement as the majority of the residential addition is located
to the side and rear portion of the residence.
B. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. The residential additions are being
constructed on the side and rear portions of the lot that have already been disturbed.
The rear of the property is largely unimproved slope and will remain in this condition.
The structural net lot coverage and total lot coverage with the residential additions are
in compliance with the Zoning Code.
C. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences. The residential additions are harmonious in scale
and mass with the site. The residential additions are consistent with the scale of the
neighborhood when compared to other residences in the vicinity of said lot. The
residential addition takes advantage of enclosing areas already underneath the existing
roofline with small increases that do not affect the overall massing of the residence. The
residential additions do not require any grading of the natural terrain because they are
being developed on areas that have already been disturbed.
Resolution No. 2018-16 2
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D. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including surrounding native
vegetation, mature vegetation, drainage courses and land forms (such as hillsides and
knolls). The residential additions integrate the existing topographic features of the site
because they are being developed on areas that have already been disturbed. Since
there is no additional grading, the residential additions will not affect the natural
drainage on the property. No mature vegetation or landscaping has been identified to
be removed as a result of the project.
E. The grading on the property has been designed to follow natural contours
of the site and to minimize the amount of grading required to create the building area.
The residential additions are on an area that has already been disturbed, and
consequently no grading is being proposed to create a buildable area for the residential
additions.
F. Grading will not modify existing drainage channels nor redirect drainage
flow, unless such flow is redirected into an existing drainage course. The residential
additions are on areas that have already been disturbed, and consequently no drainage
channels or flow will be redirected.
G. The project preserves surrounding native vegetation and mature trees and
supplements these elements with landscaping which is compatible with and enhances
the rural character of the community, and landscaping provides a buffer or transition
area between private and public areas. There will be no changes to the property as it
relates to native and existing vegetation. Existing landscaping will continue to reinforce
the rural character of the community.
H. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles. The residential additions will not cause any
changes to the existing driveway apron. There is ample parking in the garage and there
is parking for guests on site.
I. The project conforms to the requirements of CEQA. As previously stated,
the project is exempt from CEQA, Class 1, Section 15301 of the CEQA guidelines.
Section 6. Variances. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of Variances granting relief from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property prevent the owner from making use of a parcel
of property to the same extent enjoyed by similar properties in the same vicinity or
zone. Variances from the requirements of Section 17.16.120 (structures cannot be
located in the side yard setback), Section 17.16.110 (structures cannot be located in the
front setback), and Section 17.18.060 (stable structures cannot be located in the front
Resolution No. 2018-16 3
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•
yard) of the Zoning Ordinance is required. With respect to the aforementioned request
for variances, the Planning Commission finds as follows:
A. There are exceptional or extraordinary circumstances and conditions
applicable to the property that do not apply generally to other properties in the same
vicinity and zone.
The natural slope of the subject property, the location of the building pad, the
existence of a bridal trail that traverses the property in the center, and the shape of the
lot constrain development. The bridal trail greatly impacts the use of the entire property
and is largely the reason why developable space is constrained. Also, the lot is oddly
shaped so the area within the setbacks is extensive. The original residence was also built
before 1981, when the front yard setback requirement changed from 30 feet to 50 feet.
Therefore, the existing residence encroaches into the front yard setback.
As a result, a portion of the residential addition (205/1,087 square feet)
encroaches into the side yard setback with a maximum encroachment length of 13 feet.
A portion of the raised deck(34/420 square feet) also encroaches into the side yard
setback with a maximum encroachment length of 4 feet. The entire stable and corral set
aside area would be located in the front yard and would also encroach into the front
yard setback a length of 31 feet. Additionally, the 11 square foot addition to the existing
garage located partially in the front yard setback will also exist in the front yard
setback. Finally, pool as -built shed will be located in the side yard setback and the
house as -built shed will be located in the front yard setback. It would be extremely
challenging to relocate either shed. The pool equipment shed needs to be located
relatively close to the swimming pool and the other areas on the property available to
locate both sheds outside of setbacks are either slopes which would require substantial
grading or directly off the driveway in front of the residence which would impede
access to the residence and make them more visible to the roadway easement.
B. The variances are necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same vicinity and zone
but which is denied to the property in question.
The variance to allow a portion .of the residential addition to encroach into the
side yard setback with a maximum encroachment length of 13 feet is necessary to the
preservation of the Applicant's property right since the residence without the
residential additions is 4,357 and it is located in the RA-2 zone which allows for larger
residences. Other portions of the lot cannot feasibly be developed due to the location of
the building pad and the bridal frail that traverses the property. The residential
addition within the side setback area is being constructed where there already stands a
legally permitted trellis structure. The residential addition does not push the structural
Resolution No. 2018-16 4
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to
coverage of the lot anywhere close to the maximum structural coverage allowed on the
property.
The variance to allow a portion of the raised deck to encroach into the side yard
setback with a maximum encroachment length of 4 feet is necessary to the preservation
of the Applicant's property right since it provides the Applicants' with outdoor space
off of the residence which is enjoyed by other residences. The raised deck is hardly
distinguishable from the residence structure when looking at the structure from the side
and rear. The small building area on the property prevents any additions from being
placed on the front or side of the house without encroaching into the setback areas.
The variance to allow the entire stable and corral set aside area to be located in
the front yard and to encroach into the front yard setback a length of 31 feet is necessary
to the preservation of the Applicants' property right since it is required for property
owners to have the set aside area and there is no other feasible area. Access, due to
steep topography and the steepness of the bridal trail, makes it impossible to access the
stable from the bridal trail and therefore must be off of the roadway easement. Other
properties that have development constraints were granted variances for stable and
corral set aside areas in the front yard.
The 11 square foot addition to the existing garage in the front yard setback is
necessary for the preservation and enjoyment of substantial property rights possessed
by other properties in the same vicinity and zone because it will allow them to park
their larger vehicles inside the garage instead of on the driveway. Additionally because
the existing garage is already located in the front yard setback due to construction
before 1981, it is necessary that the addition also occur in the front yard setback.
Properties are allowed up to five accessory structures, including up to two
storage sheds, at 120 square feet each, and the two sheds to be permitted are 57 and 82
square feet each, well under the allowable size of accessory structures permitted on
every property in the City. This would be permissible without discretionary review if
they were not located in the setback areas.
The variance to allow the as built shed in the side yard setback area is necessary
to the preservation of the Applicant's property right since the shed is currently being
used to contain the pool equipment for the swimming pool & spa which is an accessory
use that requires closer proximity to the pool and is an amenity enjoyed by most
properties in the City. The size of the pool shed, 57 square feet, would be approved
administratively if it were located outside of the side setback on the property. Because
the property is oddly shaped, has a bridal trail traversing the middle, and has sloped
topography, while still being located close to the pool makes finding an alternate
Resolution No. 2018-16 5
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• •
location outside of setbacks in a buildable area not feasible without negatively
impacting visibility to the roadway easement.
The variance to allow the as built shed in the front yard setback area is necessary
to the preservation of the Applicant's property right since the shed is currently being
used as storage that serves the residence which is an accessory use that requires closer
proximity to the house and is an amenity enjoyed by many properties in the City. The
size of the house shed, 82 square feet, would be approved administratively if it were
located outside of the front setback on the property. Because the property is oddly
shaped, has a bridal trail traversing the middle, and has sloped topography, finding an
alternate location outside of setbacks in a buildable area while still providing the
accessibility needed for its purpose of serving the house is not feasible without
impeding access to the house or negatively impacting visibility to the roadway
easement.
C. The granting of the variances would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity.
The variance to allow a portion of the residential addition to encroach into the
side yard setback with a maximum encroachment length of 13 feet would not be
materially detrimental to the public welfare of injurious to the properties in the vicinity
because the additions will appear to be part of the house. The current residence already
encroaches into the side yard setback due to the fact that it was built at a time when the
setbacks were smaller. The residential addition will not encroach further into the side
yard setback than the current residence.
The variance to allow a portion of the raised deck to encroach into the side yard
setback with a maximum encroachment length of 4 feet would not be materially
detrimental to the public welfare of injurious to the properties in the vicinity because
the deck is already screened by existing vegetation, will have a planter with additional
landscaping for enhanced screening, is located in the rear of the residence and not
visible from other properties along the roadway easement, and is only minimally visible
from across the canyon.
The variance to allow the entire stable and corral set aside area to be located in
the front yard and to encroach into the front yard setback a length of 31 feet will not be
detrimental to the public welfare or injurious to the properties or improvements in the
vicinity because it will not be close to any neighboring property structures.
The 11 square foot addition to the existing garage in the front yard setback
would not be materially detrimental to the public welfare or injurious to the properties
Resolution No. 2018-16 6 10/20
• •
in the vicinity because it is a minor addition. The encroachment into the front yard
setback is consistent with the permitted footprint of the house and does not make access
to and from the property more difficult or dangerous. It will not negatively affect
drainage or traffic circulation to and from the property.
The variance to allow the as built shed in the side yard setback area will not be
detrimental to the public welfare or injurious to the properties or improvements in the
vicinity because it is not visible from the roadway easement and reduces noise from the
pool equipment.
The variance to allow the as built shed in the front yard setback area will not be
detrimental to the public welfare or injurious to the properties or improvements in the
vicinity because it is partially screened by the existing mature landscaping, blends in
with the architecture of the residence, and does not prohibit pedestrian access.
D. In granting the variances, the spirit and intent of the Zoning Ordinance
will be observed.
The variance to allow a portion of the residential addition to encroach into the
side yard setback with a maximum encroachment length of 13 feet observes the spirit
and intent of the Zoning Ordinance because it will make the property more cohesive
with the rural character of the neighborhood. The residential addition is orderly and
attractive and enhance the aesthetic nature of the home. The encroachment is minimal
compared to the overall development of the lot and will not affect the rural character of
the community. The residence was also built when the setbacks were smaller. Thus,
almost any development would require encroachment into the setback as the residence
is presently located in the setback.
• The variance to allow a portion of the raised deck to encroach into the side yard
setback with a maximum encroachment length of 4 feet observes the spirit and intent of
the Zoning Ordinance because it is orderly and attractive and enhance the aesthetic
nature of the home. It also provides area for the Applicant to enjoy the outdoor portion
of the home and rural character of the neighborhood despite the topography of the lot.
The encroachment is minimal compared to the overall development of the lot and will
not affect the rural character of the community.
The variance to allow the entire stable and corral set aside area to be located in
the front yard and to encroach into the front yard setback a length of 31 feet observes
the spirit and intent of the Zoning Ordinance because it reinforces the equestrian nature
of the site should a stable ever be built. Further, it allows for the preservation of the
existing equestrian trail that traverses the middle of the property. The size, topography,
Resolution No. 2018-16 7 11/20
•
the presence of a bridal trail in the middle of the property and configuration of the lot
does not support the construction of a stable and corral in another location. By granting
this variance, the current or future property owners now have a suitable location for a
stable and corral set aside area identified.
The 11 square foot addition to the existing garage in the front yard setback
observes the spirit and intent of the Zoning Ordinance because it is an allowed structure
under the Zoning Ordinance. The design is orderly and attractive. The expansion will
allow the owner to park larger vehicles inside the garage rather than on the driveway.
The variance to allow the as built shed in the side yard setback area observes the
spirit and intent of the Zoning Ordinance because pool equipment pads are allowable
under the code and enclosures are encouraged to lessen any noise impacts.
The variance to allow the as built shed in the front yard setback area observes the
spirit and intent of the Zoning Ordinance because it allows for accessory storage to the
residence which enhances the residential use of the property.
E. The variances will not grant special privilege to the applicant.
The variance to allow a portion of the residential addition to encroach into the
side yard setback with a maximum encroachment length of 13 feet will not grant a
special privilege to the appliance because the additions to the residence is a permitted
residential use of the property. Additionally, many properties in the area were
constructed prior to 1981, when the front yard setback requirements changed from 30
feet to 50 feet and, therefore also encroach into the currently required 50-foot front yard
setback. The size of the residential additions is smaller than or similar to other
remodeled and new residences in the area.
The variance to allow a portion of the raised deck to encroach into the side yard
setback with a maximum encroachment length of 4 feet will not grant a special privilege
to the Applicant because it will allow the Applicant to enjoy the outside of the property
despite the steep topography in the rear like other property owners within the City.
The variance to allow the entire stable and corral set aside area to be located in
the front yard and to encroach into the front yard setback a length of 31 feet will not
grant special privilege to the applicant. There are several properties in the City that do
not lend themselves to construction of a stable and corral in the areas required by the
zoning code. The size, topography, the presence of a bridal trail in the middle of the
property and configuration of the lot does not support the construction of a stable and
Resolution No. 2018-16 8
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•
corral anywhere else on the lot. Almost every other property within the City has a
stable and corral set aside area.
The 11 square foot addition to the existing garage in the front yard setback will
not grant a special privilege to the applicant because the existing garage is already
located in the front yard ,setback due to construction before the changed requirements
in 1981. Almost any addition to the garage would require a variance from the front yard
setback.
The variance to allow the as built shed in the side yard setback area will not
grant special privilege to the applicant because it is part of residential activities and
associated with enjoyment of the property as is afforded to most other properties in the
City. It satisfies the need for a pad for the pool equipment which is afforded to any
property with a swimming pool or spa.
The variance to allow the as built shed in the front yard setback area will not
grant special privilege to the applicant because it is part of residential activities and
associated with enjoyment of the property as is afforded to most other properties in the
City. Accessory storage structures are afforded to most other properties, especially
properties similar in size to the subject property. The need to place it in the front
setback lies primarily in the odd shape of. the lot making what would otherwise be
located on the side of the residence to be located in the front.
F. The variances are consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities. The project site is not listed on the current State of California
Hazardous Waste and Substances Sites List. It will not affect any existing hazardous
waste management facilities.
G. The variances are consistent with the General Plan of the City of Rolling
Hills.
The variance to allow a portion of the residential addition to encroach into the
side yard setback with a maximum encroachment length of 13 feet is consistent with the
General Plan's requirement of low profile, low -density residential development with
sufficient open space between surrounding structures. The additions to the residence,
do not increase density. Even though the additions to the residence encroach into the
setback areas, there is still sufficient space in the setbacks to buffer the property's
residential use from other neighboring residences.
Resolution No. 2018-16 9
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• .
The variance to allow a portion of the raised deck to encroach into the side yard
setback with a maximum encroachment length of 4 feet is consistent with the General
Plan. Even though the raised deck may be visible to properties bordering the canyon
behind the property, there is still sufficient space and landscaping in the setback to
buffer the property's residential use from other neighboring residences. These
improvements will also allow the property owner to make greater use of the residence
despite its topography and construction pursuant to an older code. Further, a planter
with low shrub landscaping to screen the out of grade condition of the deck is included
in the project.
The variance to allow the entire stable and corral set aside area to be located in
the front yard and to encroach into the front yard setback a length of 31 feet is
consistent with the General Plan. Even though the stable and corral set aside location is
in the front yard, it is in line with the City's General Plan's goal to maintain to
maximum extend feasible the natural terrain of the lots. The size, topography, the
presence of a bridal trail in the middle of the property, and configuration of the lot does
not support the construction of a stable and corral in another location on the property.
By granting this variance, the current or future property owners are able to identify a
stable and corral set aside area at a future date that is a suitable location.
The 11 square foot addition to the existing garage in the front yard setback is
consistent with the General Plan. There is sufficient space in the front yard setback to
buffer the garage from other neighboring residences. It will allow the owner to park
larger vehicles inside the garage rather than on the driveway.
The variance to allow the as built shed in the side yard setback area is consistent
with the General Plan in that it reinforces the residential nature of the property.
Swimming pools, and pool equipment needed for such pools, are residential uses.
The variance to allow the as built shed in the front yard setback area is consistent
with the General Plan in that it also reinforces the residential nature of the property by
providing storage that directly serves the residence.
Section 7. Based upon the foregoing findings, and the evidence in the record,
the Planning Commission hereby approves Applicant's requests in Zoning Case No.
951 for Site Plan Review for construction of a new 1,018 square foot residential addition
and Variances allowing construction to allow for residential and deck additions to
encroach into the side setback, two as -built sheds in the side and front yard setbacks,
the stable and corral set aside area encroachment in its entirety in the front yard setback
and front yard area, and the garage expansion in the front yard setback subject to the
following conditions:
Resolution No. 2018-16 10
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• •
A. This approval shall expire within two years from the effective date of
approval unless the approval granted is otherwise extended pursuant to the
requirements of RHMC Sections 17.46.080 and 17.38.070.
B. If any condition of this resolution is violated, the entitlement granted by
this resolution shall be suspended and the privileges granted hereunder shall lapse and
upon receipt of written notice from the City, all construction work being performed, if
any, on the subject property shall immediately cease, other than work determined by
the City Manager or his/her designee required to cure the violation. The stop work
order will be lifted once the Applicant cures the violation to the satisfaction of the City
Manager or his/her designee. In the event that the Applicant disputes the City
Manager or his/her designee's determination that a violation exists or disputes how the
violation must be cured, the Applicant may request a hearing before the City Council.
The hearing shall be scheduled at the next regular meeting of the City Council for
which the agenda has not yet been posted, the Applicant shall be provided written
notice of the hearing. The stop work order shall remain in effect during the pendency
of the hearing. The City Council shall make a determination as to whether a violation of
this Resolution has occurred. If the Council determines that a violation has not occurred
or has been cured by the time of the hearing, the Council will lift the stop work order. If
the Council determines that a violation has occurred and has not yet been cured, the
Council shall provide the Applicant with a deadline to cure the violation; no
construction work shall be performed on the property until and unless the violation is
cured by the deadline, other than work designated by the Council to accomplish the
cure. If the violation is not cured by the deadline, the Council may either extend the
deadline at the Applicant's request or schedule a hearing for the revocation of the
entitlements granted by this Resolution pursuant to Chapter 17.58 of the RHMC.
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located must be complied
with unless otherwise set forth in this 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 received on October 11, 2018 except as otherwise provided in
these conditions. The working drawings submitted to the Department of Building and
Safety for plan check review shall conform to the . approved development plan. All
conditions of the Site Plan Review and Variance approvals shall be incorporated into
the building permit working drawings, and where applicable complied with prior to
issuance of a grading or building permit from the building department. The conditions
of approval of this Resolution shall be printed onto building plans submitted to the
Building Department for review and shall be kept on site at all times.
Resolution No. 2018-16 11
15/20
• •
Any modifications and/or changes to the approved project, including resulting from
field conditions, shall be discussed and approved by staff prior to implementing the
changes.
E. Prior to submittal of final working drawings to Building and Safety
Department for issuance of building permits, the plans for the project shall be
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
F. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building and/or grading permit for this project shall
execute a Certificate of Construction stating that the project will be constructed
according to this Resolution and any plans approved therewith.
G. Structural lot coverage of the lot shall not exceed 9,078 square feet or
8.95% of the net lot area, in conformance with lot coverage limitations (20% maximum).
The structural coverage on the building pad shall not exceed 9,162 square feet or
102.54%.
The total lot coverage proposed, including structures and flatwork, shall not
exceed 15,198 square feet or 14.99%, of the net lot area, in conformance with lot
coverage limitations (35% max).
H. The overall grading for the project shall not exceed 300 cubic yards total
(which includes overexcavation and recompaction but excludes any grading for the
stable set aside area). The disturbed area of the lot, shall not exceed 33.88%.
I. A minimum of five-foot level path and/or walkway, which does not have
to be paved, shall be provided around the entire perimeter of all structures, or as
otherwise required by the Fire Department.
J. A 57 square foot as -built pool shed and an 82 square foot as -built house
shed located in the side and front setbacks, respectively, shall remain in their as -built
condition and size and shall be legally permitted as part of this project.
K. The ridgelines facing every direction will have elevation increases.
However, the highest finished roof height of the proposed improvements shall not
Resolution No. 2018-16 12
16/20
• •
exceed the height of 17 feet, 1 inch, as indicated on the plans on file with the City stamp
dated 10/11/18.
L. The applicant shall enhance the existing landscaping on the property to
adequately screen the raised deck from neighboring properties to the satisfaction of City
staff and the Fire Department. This shall be accomplished by planting landscaping in
the proposed planter adjacent to the raised deck.
M. The applicant shall comply with all requirements of the Lighting
Ordinance of the City of Rolling Hills (RH1VIC 17.16.190 E), pertaining to lighting on
said property, roofing and material requirements of properties in the Very High Fire
Hazard Severity Zone.
N. All utility lines to the residence shall be placed underground, subject to all
applicable standards and requirements.
O. A drainage plan, if required by the Building Department, shall be
prepared and the plan approved by City Staff prior to issuance of a construction permit.
Such plan shall be subject to LA County Code requirements.
P. If applicable, the new landscaping shall be subject to the requirements of
the City's Water Efficient Landscape Ordinance (Chapter 13.18of the RHMC).
Q. The setback lines and roadway easement lines in the vicinity of the
construction for this project shall remain marked throughout the construction.
The silhouette (story poles) shall be taken down and removed from the
property immediately upon completion of the review process of the project.
R. Any construction facility, such as a construction fence, trailer/office or
portable toilet must be authorized by City staff with such authorization being revoked
at any point deemed necessary by City staff. Such facilities to a maximum extent
practicable, shall be located in a manner not visible from the street, except for a
construction fence, and be in a location satisfactory to City staff.
S. Minimum of 65% of any construction materials must be recycled or
diverted from landfills. The hauler of the materials shall obtain City's Construction and
Demolition permits for waste hauling prior to start of work and provide proper
documentation to the City.
Resolution No. 2018-16 13
17/20
• •
T. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, and objectionable odors shall be required.
U. 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, when construction and mechanical
equipment noise is permitted, so as not tointerfere with the quiet residential
environment of the City of Rolling Hills.
V. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http //www.wrh.noaa.gov/lo4/main.php?suite=safety&page=hazard_definition
s#FIRE.
It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
W. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
drainage facilities management. Further the property owners shall be required to
conform to the County Health Department requirements for a septic system.
X. Prior to finalizing the project an "as constructed" set of plans and
certifications, including certifications of ridgelines of the structure, shall be provided to
the Planning Department and the Building Department to ascertain that the completed
project is in compliance with the approved plans. In addition, any modifications made
to the project during construction, shall be depicted on the "as built" plan.
Y. Construction vehicles or equipment, employees vehicles, delivery trucks
shall not impede any traffic lanes to the maximum extend practical; and if necessary to
block traffic in order to aid in the construction, no more than a single lane may be
blocked for a short period of time and flagmen utilized on both sides of the impeded
area to direct traffic.
Resolution No. 2018-16 14
18/20
• •
Z. The applicant must screen the proposed deck by maintaining adequate
landscaping to screen it from neighbors and any new trees or shrubs, shall not at any
time during growth be higher than the ridgeline of the existing ridgeline of the
residence.
AA. The applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The
affidavit shall be recorded together with the resolution.
AB. The property on which the project is located shall maintain an area of
minimum of 1,000 square feet to provide an area meeting all standards for a future
stable (450 square feet) and corral (550 square feet) with access thereto.
AC. Prior to any demolition of the existing structures associated with the
project, an investigation shall be conducted for the presence of hazardous chemicals,
lead -based paints or products, mercury and asbestos -containing materials (ACMs). If
hazardous chemicals, lead -based paints or products, mercury or ACMs are identified,
remediation shall be undertaken in compliance with California environmental
regulations and policies.
AD. Perimeter easements, including roadway easements and trails, if any, shall
remain free and clear of any improvements to advance equestrian use and emergency
preparedness within the City. Where RHCA has demonstrated authority over the
easement, the City's Planning Director may grant relief from this condition upon
satisfactory proof of permission from RHCA and a legitimate showing that there is no
need for the condition to advance equestrian uses and emergency preparedness.
PASSED, APPROVED AND ADOYiED THIS 12TH DAY OF DECEMBER 2018.
BRAD CHELF, CHAIRMAN
All r;51':
YVETTE HALL, CITY CLERK
Any action challenging .the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section
1094.6.
Resolution No. 2018-16
19/20
15
• •
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2018-16 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW AND VARIANCES TO
CONSTRUCT RESIDENTIAL , AND GARAGE ADDITIONS THAT WOULD
ENCROACH INTO SETBACKS, ENLARGE AN ABOVE GRADE DECK, LEGALIZE
TWO AS -BUILT SHEDS, AND TO ALLOW THE STABLE AND CORRAL SET ASIDE
AREA IN THE FRONT YARD SETBACK AREA IN ZONING CASE NO. 951 AT 26
MIDDLERIDGE LANE SOUTH, LOT 248-A-2-UR, (JEFF AND CAMILLE
MANQUEN).
was approved and adopted at a regular meeting of the Planning Commission on
December 12, 2018 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.
YVETTE HALL, CITY CLERK
Resolution No. 2018-16 16
20/20
TO:
ge4 111/
gerla
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. FT4A
Mtg. Date: 10-23-18
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JULIA STEWART, SENIOR PLANNER
THRU: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 951
26 MIDDLERIDGE LANE SOUTH (LOT 248-A-2-UR)
RAS-2, 3.08 ACRES (GROSS)
JEFF AND CAMILLE MANQUEN
TAVISHA ALES, BOLTON ENGINEERING
October 11, 2018
PROJECT DESCRIPTION AND RECOMMENDATION.
The Project
The applicant is proposing a residential addition, garage addition, a higher ridgeline on
the residence, and the extension of a covered porch over a raised deck.
Site Plan Review
The applicant is requesting a Site Plan Review to construct a new 1,018 square foot
residential addition, 11 square foot increase to an existing garage and a 36 square foot
increase to a covered porch over a deck.
The proposed residential addition consists of a 769 square foot addition on the western
side of the house; 94 square foot, 18.5 square foot, and 28 square foot additions on the
north side of the house; and 169 square foot, and 41 square foot additions to the
southern, rear side of the house. This will change the size of the residence from 4,357
square feet to 5,375 square feet overall. And the garage will change from 793 square feet
to 804 square feet overall.
ZC NO. 951 26 Middleridge Lane South
1
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The existing raised deck is 885 square feet. The proposed increase to the raised deck is
194 square feet. 226 square feet of the existing raised deck is being removed (either
through demolition or residential conversion/addition) and 420 square feet are being
added. So, the net increase brings the new overall raised deck size to 1,079 square feet.
The existing out of grade condition of the raised deck is above 2 feet in height. The
proposed extension to the raised deck will bring the raised deck structure itself five feet
out of grade but the exposed 5' posts will be screened with a 2'6" planter proposed to be
constructed at its base. Therefore, 2.5' of the deck posts will show.
Variances
The applicant requests variances to allow for residential and deck addition
encroachments into the side setback and with the stable and corral set aside area
encroachment in its entirety in the front yard setback and front yard area and, if
constructed, would require walls in the rear and front setback areas. No stable is
proposed nor planned to be constructed.
205 square feet of the proposed new 1,087 square foot residential addition is proposed
to encroach into the side yard setback with a maximum encroachment length of 13 feet.
34 square feet of the 420 square feet of new raised deck is proposed to encroach into the
side yard setback with a maximum encroachment length of 4 feet. As stated previously,
the entire stable and corral set aside area would encroach into the front yard setback
and be located in front of the leading edge of the house with a maximum proposed
encroachment length of 31 feet, if it were constructed.
Administrative Review
The only elements of the proposed project that could be reviewed administratively are
the 11 square foot increase to the garage size and the 291 square foot covered porch
which are outside of all setbacks and do not trigger any discretionary actions.
Recommendation
It is recommended that the Planning Commission view the project in the field, open the
public hearing, take brief public testimony and continue the meeting to the evening
meeting of the Planning Commission or provide other direction to staff.
BACKGROUND
Demolition
The proposed project includes 169 square feet of porch demolition to the side rear of the
house, 41 square feet of deck demolition to the rear of the house, removal of a 260
square foot trellis that previously extended into the side setback, 74 and 36 square foot
porch demolitions on the front side of the residence, and 7 and 7.5 square feet
demolitions on the front side of the house near the front entryway.
ZC No. 95126 Middleridge Lane South 2
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• •
Zoning, Land Size and Existing Conditions
The property is zoned RAS-2 and the gross lot area is 3.08 acres. For development
purposes the net lot area of the lot is 101,396 square feet. The property is currently
improved with an existing 4,357 square foot house with a 793 square foot attached
garage, a 885 square foot raised deck, a 545 square foot swimming pool & spa, and a 260
square foot trellis.
Driveway and Motor Court
No changes are proposed for the existing driveway.
Past Approval for the Property
The residence was initially constructed in 1967. A family room addition was added in
1982. A permit for a kitchen remodel was granted in 1988. The property is also
improved with a swimming pool, located in the side setback approved with a Variance
in 1984.
MUNICIPAL CODE COMPLIANCE
Grading and Stabilization
Balanced grading of 300 cubic yards will be done overall with 150 cubic yards total cut,
100 cubic yards Overexcavation, 150 cubic yards total fill and 100 cubic yards of
Recompaction. This grading is being done to accommodate .the planter being used to
screen the out of grade condition of the raised deck. The stable and corral set aside area
requires a total of 200 cubic yards of overall grading if it were to be constructed. No dirt
will be imported or exported.
Disturbance
The total disturbed area for the project site is 33.88% or 34,350 square feet. A11 work will
be done in already disturbed areas, therefore, the proposed project will not increase the
disturbance.
Height
The ridgelines facing every direction will have elevation increases. The existing highest
ridgeline of the residence is 17 feet 1 inch from the finished floor to the ridge. This
overall height will not increase. However, most of the lower existing ridgelines will be
raised to meet this same height. This is represented on the submitted architectural plans
where every elevation has some type of roof alteration, but will not exceed 17'1".
Drainage
The drainage and erosion control plans, if required, will be reviewed by Los Angeles
County prior to the issuance of any building permits.
Lot Coverage
ZC No. 95126 Middleridge Lane South 3
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• •
The structural net lot coverage is proposed at 9,078 square feet or 8.95% (20% max.
permitted). The total lot coverage proposed (structural and flatwork) is proposed to be
15,198 square feet or 14.99% (35% max. permitted).
The existing building pad coverage on the main residence pad is 7,939 square feet or
95.19% of the 8,340 square foot pad. The project proposes to increase pad coverage by
1,223 square feet or 13.69%. The resulting proposed residential pad coverage would be
9,162 square feet or 102.54% (or 96.56% with deductions).
However, due to the topography in Rolling Hills many residences exceed this
requirement.
No future stable is proposed.
Walls
The only additional walls included in the proposed project are those for planters being
used to screen the out of grade condition of the raised deck and for the stable set aside
area which is not proposed to be constructed.
Stable and Corral Set Aside
A stable and corral set aside area has been included in the plans and calculations for the
proposed project but is not proposed to be constructed. It is to satisfy conditions of the
code only. The set aside area is located in the front yard area and the front yard setback
so it requires a variance due to its location.
Utility Lines / Septic Tank
All utility lines, if not already underground, shall be placed underground. Any changes
to the septic tank will be reviewed by Los Angeles County Public Health.
General
The proposed project has several small additions on all sides of the house. Three of
those improvements are located in the side setback (two residential addition areas and
one portion of the raised deck)./Due to the odd shape of the lot, the topography of the
property, and the small residential building pad area not is the setbacks, the feasible
buildable portion of the lot without intensive grading required, falls close to or outside
of setback areas. It is a condition that is unique to the subject property.
A 20' wide RHCA trail easement traverses along the middle of the property.
There are several sheds on the property, which when constructed did not require a
building permit; however pursuant to the City's Zoning Ordinance sheds may not be
Located in setbacks. These sheds will have to be removed or relocated outside the
setbacks.
Rolling Hills Community Association Review
Rolling Hills Community Association will review this project at a later date.
ZC No. 95126 Middleridge Lane South 4
4/10
• •
Planning Commission Responsibilities
When reviewing a development application, the Planning Commission must consider
whether the proposed project meets the criteria for Site Plan Review and Variances, as
attached below.
Environmental Review
The project has been determined to be categorically exempt (Class 1) pursuant to
Section 15301 of the California Environmental Quality Act (CEQA) Guidelines.
Justification from Applicant
Site Plan Review -
"The nature of the proposed project includes the following:
• New residential addition of 1,087 s.f.
o Residential demolition of 70 s.f.
• New covered porch of 410 s.f.
o Covered porch demolition of 347 s.f.
• New raised deck (>12" out of grade) of 420 s.f.
o Raised deck conversion to residence 41 s.f.
o Raised Deck conversion to covered porch 185 s.f.
• Future stable set -aside in front setback
• Changes to existing residence ridgeline
The project I compatible with the General Plan, Zoning Ordinance and surrounding
uses other than the future stable set aside is in the front setback and a portion of the
new residence and raised deck being located in the side yard setback.
The residence was already slightly larger than the neighboring lots. on Middleridge
Lane South and with the new addition that will be increased, however it is still not the
largest on the street and we believe it will still be compatible with the street. From a site
coverage stand point the site with the addition of the proposed structures is still is well
below the allowable 35% structural+flatwork coverage allowance.
The existing approved building was already located in both the side and front yard
setbacks and our proposed residential additions are encroaching less than the existing
residence. The setbacks are on par with those surrounding it, 35' for the side yards and
50' for the front and rear as it is the RAS-2 zone.
The addition will be connected to the existing residence and located on a previously
developed pad. We are also converting portions of covered porch to residence to utile
existing covered roof area. There is no grading required for the residence, other than
over -excavation and re -compaction for the slab and there is minimum grading required
for the construction of the deck and planters. There is some vegetation that will be
removed for the construction of the new raised deck, however it appears that the trees
in the vicinity will be able to remain. The majority of the mature trees are below the area
of grading and will not be disturbed. The stable set -aside is in a location where the least
ZC No. 95126 Middleridge Lane South 5
5/10
• •
amount of grading was required. Due to the topography on -site consisting of mostly 2:1
there are no other areas than the front yard setback for this stable to be located.
The site development plan shows the natural contours of the site by concentrating the
development in an area that was previously developed and re -developing existing
residence. The only new grading required is for over -excavation and re -compaction for
the slab, a future stable set aside, and for the planter located in front of the raised deck.
The area proposed structures was previously developed as a building pad and has
minimal vegetation on it. The majority of the site mature trees will not be disturbed
however the landscaping hedge located adjacent o the existing raised deck will need to
be removed due to the extension of the raised deck. The future stable set aside will
require the removal of a mature tree however the stable is not proposed to be
constructed at this time.
Building coverage is minimized by proposing a modest addition 'and keeping in the lot
coverage below the zoning code requirements. The building pad coverage is around
35% which is above the guidelines of 30% however it was determined to keep the
existing pad size and not propose any additional slope grading to increase the pad size.
The plan is harmonious in scale and mass as surrounding residences. The majority
neighboring residences on Middleridge Lane South are smaller than the residence with
proposed additions however it is not the largest on the street. The proposed
encroachment into the setbacks will not be more than the existing residence. The
setbacks match those of neighboring properties in the RAS-2 zone.
There is no proposed change to the driveway access to the driveway. There is not a
proposed increase in the number of bedrooms either so the number of
residents/vehicles are not proposed to increase. The proposed addition is located a
significant distance from the street.
The Site Plan is sensitive conforms with the requirements of C.E.Q.A and will not have
any significant impacts to the environment.
All walls in the front yard are existing. The driveway wall is approximately 30" and
other walls are close to the same height. The only proposed walls are below the raised
deck and future walls for the stable set -aside.
The calculations show the House Pad to be expanding by 595 square feet. However, the
disturbed area for the property does not change. The Existing disturbed area extended
past the existing house pad so even though we are adding the deck which increases the
hoe pad, there is no new disturbance".
Variances -
"The nature of the proposed project includes the following:
ZC No. 95126 Middleridge Lane South
6
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• •
• New residential addition of 1,087 s.f.
o Variance required due to 205 s.f. of the addition being in the side yard
setback with a maximum encroachment of 13'. Code 17.16.150
• New raised deck of 420 s.f.
o Variance required due to 34 s.f. of the raised deck being in the side yard
setback with a maximum encroachment of 4'. Code 17.16.150
• Future stable set -aside in front setback
o Variance required due to entire 450 s.f. stable and entire 550 s.f. corral are
within the front yard setback and in front of the leading edge of the house.
Maximum encroachment of 31'. Code 17.16.170.B
The exceptional circumstance for the request to build the new addition in the side
setback is that existing residence was built in both the front and side setbacks meaning
that if any additions were to be made that they would also encroach. The proposed 205
s.f. of residence encroachment would be limited to a maximum of 3', which is less than
the existing residence encroachment. The proposed raised deck encroachment will be
for 34 s.f. and a maximum of4'. The majority of the new addition is outside of the
setback , so it is requested that we be able to have the requested encroachment in order
to not have jagged steps in and out of the side of the house to comply with the setback.
We will not be pushing past the existing building line.
The other extraordinary circumstance is that the site, other than as mall portion in the
front setback and the building pad consists of 2:1 or steeper slopes. For this reason we
are requesting a variance to have our future stable set -aside in front yard setback. There
are no plans t o build it at this time, however this is the only location which would work
for the entire site. The proposed residential additions do not impact the potential to
locate a stable on the residential pad as the 35% separation requirement would still
place the stable in the front yard setback.
Due to the layout of the lot and existing house there are minimal places to place an
addition outside of the side yard setback, in a way that flows for the project site and
architecturally. As to the stable set -aside there are not other locations outside of these
setbacks which work to locate the stable due to the steep sloped nature of the site.
The variance will not be detrimental due to the fact the residential addition will be
connected to the existing residence and appear as one continuous house and the
proposed encroachment is less than the existing encroachment. The stable set -aside will
be located down a hillside so that it is out of the view shed of the road.
The proposed residence, deck, and other additions are compatible with the general plan
and zoning ordinance, other than the additions being located in the side yard setback
and the future set -aside being in the front yard setback"..
ZC No. 95126 Middleridge Lane South 7
7/10
SPR, &VR
RA-S- 2 ZONE SETBACKS.
Front: 50 ft. from front easement line
Side: 35 ft. from side property line
Rear: 50 ft. from rear .property line
SPR required for grading & additions,
Variance is required for encroachment
into front and side yards.
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.
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE (30%
maximum -guideline)
Residential
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any non -graded area where
impervious surfaces exist.)
STABLE;(min. 450 S.F.
& 550 S.F. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS .,
PLANTS AND ANIMALS
Project Summary
EXISTING
SINGLE FAMILY RESIDENCE,
GARAGE, POOL
Residence
Garages
Pool/spa
Pool equip.
Stable/Barn
Attached porch
House Shed
Pool Shed
Raised Deck
Service yard
TOTAL
N/A
4,357 s.f.
793 s.f.
545 s.f.
100 s.f.
0 s.f.
260 s.f.
82 s.f.
57 s.f.
885 s.f.
96 s.f.
7,550 s.f.
7.45% or 7,550 s.f. of 101,396 net
lot area
13.48% or 13,670 s.f.
PROPOSED
RESIDENTIAL/GARAGE
ADDITION, INCREASED DECK
Residence
Garages
Pool/spa
Pool equip.
Stable -future
Attached porch
House Shed
Pool Shed
Raised Deck
Service yard
] TOTAL I 9,078 s.f.
1150 cy of cut and 150 cy of fill
100 cy of overexcavation
100 cy of recompaction
5,375 s.f.
804 s.f.
545 s.f.
100 s.f.
450 s.f.
80 s.f.
82 s.f.
57 s.f.
1,079 s.f.
96 s.f.
8.95% or 9,078 s.f. of 101,396 s.f.
net lot area
14.99% or 15,198 s.f.
95.19% or 7,939 s.f. of 8,340 s.f. 102.54% or 9,162 s.f. of 8,340 s.f.
pad (no deductions)(90.52% pad (no deductions)(96.56% with
with deductions) deductions)
33.88% or 34,350 s.f.
Existing approach
Existing driveway approach
N/A
N/A
ZC No. 95126 Middleridge Lane South
33.88% or 34,350 s.f (unchanged)
450 s.f. (set -aside)
New pathway(set-aside)
Existingdriveway approach
Planning Commission review
Planning Commission review
8
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SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
frees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following 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;
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;
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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;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
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.
SOURCE: City of Rolling Hills Zoning Ordinance
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