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564, Portions of existing SFR are c, Staff ReportsCuy a` eo sans JJd/ INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No.: 5-A Mtg. Date: 11/24/97 DATE: NOVEMBER 24, 1997 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 97-26: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT ENCROACHMENT INTO THE SIDE YARD SETBACK TO CONSTRUCT RESIDENTIAL ADDITIONS AND GRANTING SITE PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF SUBSTANTIAL ADDITIONS TO A SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 564. Mr. and Mrs. Steve and Kathy Strawn, 11 Eastfield Drive (Lot 54-EF) BACKGROUND 1. The Planning Commission adopted Resolution No. 97-26 on November 18, 1997 at their regular meeting approving a Variance to permit encroachment into the side yard setback to construct residential additions and granting Site Plan Review approval for the construction of substantial additions to a single family residence. The approval was unanimous. 2. During the public hearing process, the applicants' plans were revised to reflect the remeasuring of the swimming pool and the withdrawal of the addition to the stable proposed to be converted to a hobby shop. The swimming pool was remeasured at 627 square feet or 55 square feet less than the original 682 square feet. 3. The revisions to the the proposed plan reduced the residential building pad from a coverage from 30.6% to 29.93% for the 16,078 square foot residential building pad. Total building pad coverage will be 6,018 square feet or 31.07%. ZONING CASE NO. 564 PAGE 1 Panted on Recycled Paper • • 4. The applicants are requesting a Variance to permit the northern portion of the proposed residence to be extended to the east and the west. The additions will encroach up to 9 feet into the northern 20 foot side yard setback. The existing residence encroaches up to 8 feet into the northern side yard setback. The proposed residence will be 11 feet from the property line and approximately 50 feet from the adjacent residence at 9 Eastfield Drive (Margolis). The applicants propose to add 252 square feet at the west and 72 square feet at the east of the northern wing of the house. Reasons stated by the applicants for satisfying the Variance criteria are: The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. The applicants are also requesting Site Plan Review for the construction of substantial additions to the residence. There will be a total of 1,102 square feet of residential additions and 36 square feet of garage additions to the existing 2,596 square foot residence and 511 square foot garage. The new residence will be 3,698 square feet and have 547 square feet of garage space (3 cars). The applicants also plan to convert the existing 600 square foot stable at the eastern portion of the lot to a hobby shop which is a permitted accessory use. 5. A future 450 square foot stable with a 550 square foot corral will be located at • the western portion of the building pad. Access to the stable will be from the proposed driveway access off Eastfield Drive through the south side yard setback at a slope that is less than 25%. 6. Building permits show that the existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. Mr. Robert Margolis, 9 Eastfield Drive, viewed the plans and wrote the attached letter. Mrs. Fay Kerr, 10 Eastfield Drive, also viewed the plans at the City counter. Criteria for a Variance, Site Plan Review, and a table of Nearby Properties are attached. 8. There will not be any grading required for the project. 9. A basement is not proposed for the project. 10. The existing driveway and accessway will not be changed. 11. The structural lot coverage proposed is 6,018 square feet or 7.53% (20% permitted) and the total lot coverage proposed is 15,101 square feet or 18.9% (35% permitted). ZONING CASE NO. 564 PAGE 2 • • 12. The disturbed area of the lot will be 15,356 square feet or 18.9% (40% permitted). 13. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 97-26. ZONING CASE NO. 564 PAGE 3 i RESOLUTION NO. 97-26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT RESIDENTIAL ADDITIONS AND GRANTING SITE PLAN REVIEW APPROVAL OF SUBSTANTIAL ADDITIONS TO AN EXISTING RESIDENTIAL STRUCTURE IN ZONING CASE NO. 564. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Applications were duly filed by Mr. and Mrs. Steve Strawn with respect to real property located at 11 Eastfield Drive (Lot 54-EF), Rolling Hills, requesting a Variance to permit the construction of residential additions that will encroach into the side yard setback and requesting Site Plan Review for the construction of substantial additions to an existing single family residence. During the hearing process, the applicants' plans were revised to reflect the remeasuring of the swimming pool and the withdrawal of the addition to the stable proposed to be converted to a hobby shop. Section 2. The existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the applications on August 19, 1997, September 16, 1997, and October 21, 1997, and at a field trip visit on September 13, 1997. The applicants were notified of the hearing in writing by first class mail and through the City's newsletter. The applicants and the applicants' representative, Mr. Criss Gunderson, were in attendance at the hearings. Section 4. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. Section 17.16.110 requires a side yard setback for every residential parcel in the RA-S-1 Zone to be twenty (20) feet. The applicants are requesting a Variance to construct residential additions which will encroach a maximum of nine (9) feet into the twenty (20) foot side yard setback. With respect to this request for a Variance, the Planning Commission finds as follows: • • A. There are exceptional and extraordinary circumstances and conditions applicable to the property or to the intended use that do not apply generally to the other property or class of use in the same zone. The lot is long and narrow in shape with a pad running across the lot perpendicular to the side lot lines making placement of a residence on the lot difficult. In addition, the sloping topography and circulation on the existing lot only permits appropriate development to encroach into the side yard setback. The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question. The Variance is necessary because development of the site in a manner comparable to other properties in the vicinity will require some incursion into the setback on this site. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Development on the pad will allow a substantial portion of the lot to remain undeveloped and the extent of the incursion is no greater than what already exists. Section 6. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 564 to permit the encroachment of a residential additions into the side yard setback with a maximum encroachment of nine (9) feet, as indicated on the development plan submitted with this application and incorporated herein by reference as Exhibit A, subject to the conditions specified in Section 9 of this Resolution. Section 7. Section 17.46.020 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings or structures, which involve changes to grading or an increase in the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than twenty-five percent (25%) in any thirty-six month period, may be permitted. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development, as modified by the conditions of approval, is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback, and lot coverage requirements, except as approved in Section 6. The lot has a net square foot area of 79,896 square feet. The proposed residence (3,712 sq. ft.), garage (547 sq. ft.), future stable (450 sq.ft.), hobby shop (600 sq.ft.), swimming pool (554 sq.ft.), and service yard (96 sq.ft.) RESOLUTION NO. 97-26 PAGE 2 OF 6 • • will have 6,032 square feet which constitutes 7.53% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 15,101 square feet which equals 18.9% of the lot, which is within the 35% maximum overall lot coverage requirement. B. The proposed development, as modified by the conditions of approval, preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls). C. The development plan, as modified by the conditions of approval, follows natural contours of the site to minimize grading. The natural drainage courses will be preserved and continue drainage to the canyons at the southwest side of this lot. D. The development plan will, based upon compliance with the conditions contained in this Resolution, supplement the existing vegetation with landscaping that is compatible with and enhances the rural character of the community. E. The development plan, as modified by the conditions of approval, substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structures will not cause the structural and total lot coverage to be exceeded. Further, the proposed project will have a buildable pad of 16,078 square feet and a total building pad coverage of 31.07%, and a residential building pad coverage of 29.93%. F. The proposed development, as modified by the conditions of approval, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum will not be exceeded. The proposed project is also consistent with the scale of other homes in the immediate neighborhood. Grading will be minor and required only to restore the natural slope of the property. The ratio of the proposed structures to lot coverage is similar to the ratio found on several properties in the vicinity. G. The proposed development, as modified by the conditions of approval, is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles because the proposed project will not require any change to the existing driveway. H. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 8. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 564 for a proposed residential development as indicated on the development plan incorporated herein as Exhibit A, subject to the conditions contained in Section 9 of this Resolution. RESOLUTION NO. 97-26 PAGE 3 OF 6 CJ • • Section 9 The Variance to the side yard setback approved in Section 6 and the Site Plan for residential development approved in Section 8 of this Resolution are subject to the following conditions: A. These Variance and Site Plan approvals shall expire within one year from the effective date of approval if construction pursuant to these approvals has not commenced within that time period, as required by Sections 17.38.070 and 17.46.080. B. It is declared and made a condition of these Variance and Site Plan approvals, that if any conditions thereof are violated, these approvals shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated October 24, 1997, and marked Exhibit A, except as otherwise provided in these conditions. E. The working drawings submitted to the County Department of Building and Safety for plan check review must conform to the development plan approved with this application. F. Grading for the project shall be prohibited. G. The residential building pad coverage shall not exceed 29.93%. H. No windows shall be located on the north side of the residence on those portions of the residence that are proposed to be added, and no additional windows shall be located on any other portion of the north -facing wall of the residence. I. Landscaping shall be provided and maintained to obscure the buildings and the building pad with native drought -resistant vegetation that is compatible with the surrounding vegetation of the community. J. Existing mature Eucalyptus trees on the north side of the property adjacent to the proposed additions shall be preserved and maintained. K. The hobby shop shall not exceed 600 square feet. L. No kitchen or other cooking facilities shall be provided within the hobby shop. RESOLUTION NO. 97-26 PAGE 4 OF 6 • • M. No vehicular access or paved parking area shall be developed within 50 feet of the hobby shop. N. The hobby shop shall not be used for sleeping quarters. O. Renting of the hobby shop is prohibited. P. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. Q. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. R. Notwithstanding Section 17.46.070 of the Rolling Hills Municipal Code, any modifications to the project which would constitute additional development shall require the filing of a new application for approval by the Planning Commission. S. The applicant shall execute an Affidavit of Acceptance of all conditions of these Variances, Conditional Use Permit, and Site Plan approvals, or the approvals shall not be effective. T. All conditions of these Variance and Site Plan approvals that apply must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. - PASSED, APPROVED AND ADOP 8T DAY OF NOVEMBER, 1997. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK RESOLUTION NO. 97-26 PAGE5OF6 • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 97-26 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT RESIDENTIAL ADDITIONS AND GRANTING SITE PLAN REVIEW APPROVAL OF SUBSTANTIAL ADDITIONS TO AN EXISTING RESIDENTIAL STRUCTURE IN ZONING CASE NO. 564. was approved and adopted at a regular meeting of the Planning Commission on November 18, 1997 by the following roll call vote: Commissioners Hankins, Margeta, Sommer, Witte and AYES: Chair Roberts. NOES: None. ABSENT: None. ABSTAIN: None . and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CLERK RESOLUTION NO. 97-26 PAGE6OF6 • Ot Rotting INCORPORATED JANUARY 24, Id57 HEARING DATE: OCTOBER 21,1997 TO: FROM: NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR • APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 564 11 EASTFIELD DRIVE (LOT 54-EF) RA-S-1, 2.19 ACRES MR. AND MRS. STEVE AND KATHY STRAWN MR. CRISS GUNDERSON, ARCHITECT AUGUST 9, 1997 Request for a Variance to permit portions of a residence to encroach into the side yard setback and request for Site Plan Review to construct substantial additions to an existing single family residence. BACKGROUND 1. The applicants' plans were revised to reflect the remeasuring of the swimming pool and the withdrawal of the addition to the stable proposed to be converted to a hobby shop. The swimming pool was remeasured at 627 square feet or 55 square feet less than the original 682 square feet. 2. The revisions to the the proposed plan changed the residential building pad from a coverage of 30.6% to 30.3% for the 16,078 square foot residential building pad. The 1,820 square foot hobby shop building pad will have a structural coverage of 32.97% and the 1,300 square foot stable pad will have a structural coverage of 34.6%. Total building pad coverage will be 6,018 square feet or 31.07%. 3. The applicants are requesting a Variance to permit the northern portion of the proposed residence to be extended to the east and the west. The additions will encroach up to 9 feet into the northern 20 foot side yard setback. The existing residence encroaches up to 8 feet into the northern side yard setback. The proposed residence will be 11 feet from the property line and approximately 50 feet from the adjacent residence at 9 Eastfield Drive (Margolis). The applicants propose to add 252 square feet at the west and 72 square feet at the east of the northern wing of the house. Reasons stated by ZONING CASE NO. 564 PAGE 1 Printed on Recycled Paper. • • the applicants for satisfying the Variance criteria are: The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. The applicants are also requesting Site Plan Review for the construction of substantial additions to the residence. There will be a total of 1,102 square feet of residential additions and 36 square feet of garage additions to the existing 2,596 square foot residence and 511 square foot garage. The new residence will be 3,698 square feet and have 547 square feet of garage space (3 cars). The applicants also plan to convert the existing 600 square foot stable at the eastern portion of the lot to a hobby shop which is a permitted accessory use. 4. A future 450 square foot stable with a 550 square foot corral will be located at the western portion of the building pad. Access to the stable will be from the proposed driveway access off Eastfield Drive through the south side yard setback at a slope that is less than 25%. 5. Building permits show that the existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. 6. Mr. Robert Margolis, 9 Eastfield Drive, viewed the plans and wrote the attached letter. Mrs. Fay Kerr, 10 Eastfield Drive, also viewed the plans at the City counter. Criteria for a Variance, Site Plan Review, and a table of Nearby Properties are attached. 7. There will not be any grading required for the project. 8. A basement is not proposed for the project. 9. The existing driveway and accessway will not be changed. 10. The structural lot coverage proposed is 6,018 square feet or 7.53% (20% permitted) and the total lot coverage proposed is 15,101 square feet or 18.9% (35% permitted). 11. The disturbed area of the lot will be 15,356 square feet or 18.9% (40% permitted). 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the plan and take public testimony. ZONING CASE NO. 564 PAGE 2 • • VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. SITE PLAN REVIEW I EXISTING RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line A portion of the existing residence encroaches up to 8 feet into the northern side yard setback. STRUCTURES Residence 2,596 (Site Plan Review required if Garage 511 size of structure increases by at Swim pool 682 least 1,000 sq.ft. and has the Stable 600 effect of increasing the size of Service Yd. 96 the structure by more than 25% in a 36-month period). Total 4,389 STRUCTURAL LOT COVERAGE (20% maximum) 5.5% TOTAL LOT COVERAGE 17.4% (35% maximum) RESIDENTIAL BUILDING 23.6% PAD COVERAGE (Guideline maximum of 30%) HOBBY SHOP BUILDING 32.96% (existing stable) PAD COVERAGE PROPOSED A portion of the proposed residence will encroach up to 9 feet into the northern side yard setback. Residence 3,698 Garage 547 Swim pool 682 Stable 450 Service Yd. 96 Hobby Shop 800 Total 6,273 7.9% 19.2% 30.6 To 43.96% (proposed hobby shop) ZONING CASE NO. 564 PAGE 3 STABLE BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be. balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist) STABLE (450 SO.FT. & 550 SO.FT. CORRAL\ STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A 24.5% N/A 17.4% 600 sq.ft. stable 1,200 sq.ft. corral Existing stable and access in front yard Existing 11' wide driveway off Eastfield Drive N/A N/A 34.6% 32.7% None 19.2% 450 sq.ft. stable >550 sq.ft. corral Proposed from driveway at south of residence with not more than a 25% slope. Existing 11' wide driveway off Eastfield Drive Planning Commission review Planning Commission review ZONING CASE NO. 564 PAGE 4 7 Eastfield Drive 9 Eastfield Drive 11 Eastfield Drive 13 Eastfield Drive 15 Eastfield Drive 17 Eastfield Drive 6 Eastfield Drive 8 Eastfield Drive 10 Eastfield Drive 56-EF 55-EF 54-EF 53-EF 52-EF 51-EF 62-EF 63-EF 64-A-EF NEARBY PROPERTIES OWNER Surprenant Margolis Strawn (Existing) Farinsky Gordon Barak Haueisen Johnson, R. Kerr IAVERAGE IPROPOSED ASSESSOR'S GROSS LOT AREA (ACRES) 3.0 3.5 2.2 3.3 1.6 1.3 1.3 1.1 1.4 2.1 2.2 "ASSESSOR'S RESIDENCE SIZE (SQUARE FEET) 4,242 2,918 2,596 4,293 2,336 4,060 6,621 4,187 2,906 3,795 3,698 ZONING CASE NO. 564 PAGE 5 AUG 1 5 1997 / 9/997 gio mac.. `Sd Y 4srFic`D wQ c,/.4.t IA4-40'71 61eAAA-d-dt L'‘'•-ir44-41e4 "4°4- 4L"-'-°4 4-6 !/ Er4-4 YFt 4G0( . 4-01( /-e-4---44.:.4 1.--iwp--/e4L-4-- Ito 4,4,4 /-Zrzt-- 7zt,_ ott-ca.c.e7/44' k.ee 4.ef ..t.e-a-o 0-L7 vle- s-c-A4e-74 e rcdvA-4.7 j;k7 /-24.ez4,7/rz: ktie, 71.4&, 0,,‘,J%..t...414. O • Ci4f olRoiling HEARING DATE: *SEPTEMBER 16, 1997 TO: FROM: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 564 11 EASTFIELD DRIVE (LOT 54-EF) RA-S-1, 2.19 ACRES MR. AND MRS. STEVE AND KATHY STRAWN MR. CRISS GUNDERSON, ARCHITECT AUGUST 9, 1997 Request for a Variance to permit portions of a residence to encroach into the side yard setback and request for Site Plan Review to construct substantial additions to an existing single family residence. BACKGROUND 1. The Planning Commission will have visited the proposed project site on Saturday, September 13, 1997. 2. The applicants are requesting a Variance to permit the northern portion of the proposed residence to be extended to the east and the west. The additions will encroach up to 9 feet into the northern 20 foot side yard setback. The existing residence encroaches up to 8 feet into the northern side yard setback. The proposed residence will be 11 feet from the property line and approximately 50 feet from the . adjacent residence at 9 Eastfield Drive (Margolis). The applicants propose to add 252 square feet at the west and 72 square feet at the east of the northern wing of the house. Reasons stated by the applicants for satisfying the Variance criteria are: The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. The applicants are also requesting Site Plan Review for the construction of substantial additions to the residence. There will be a total of 1,102 square feet ZONING CASE NO. 564 PAGE 1 Printed on Recycled Paper. • • of residential additions and 36 square feet of garage additions to the existing 2,596 square foot residence and 511 square foot garage. The new residence will be 3,698 square feet and have 547 square feet of garage space (3 cars). The applicants also plan to add 200 square feet and convert the existing 600 square foot stable at the eastern portion of the lot to an 800 square foot hobby shop which is a permitted accessory use. 3. A future 450 square foot stable with a 550 square foot corral will be located at the western portion of the building pad. Access to the stable will be from the proposed driveway access off Eastfield Drive through the south side yard setback at a slope that is less than 25%. 4. Building permits show that the existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. 5. Mr. Robert Margolis, 9 Eastfield Drive, viewed the plans and wrote the attached letter. Mrs. Fay Kerr, 10 Eastfield Drive, also viewed the plans at the City counter. Criteria for a Variance, Site Plan Review, and a table of Nearby Properties are attached. 6. There will not be any grading required for the project. 7. A basement is not proposed for the project. 8. The existing driveway and accessway will not be changed. 9. The structural lot coverage proposed is 6,273 square feet or 7.9% (20% permitted) and the total lot coverage proposed is 15,356 square feet or 19.2% (35% permitted). 10. The 16,078 square foot residential building pad will have a structural coverage of 30.6%. The 800 square foot hobby shop building pad will have a structural coverage of 43.96% and the 1,300 square foot stable pad will have a structural coverage of 34.6%. Total building pad coverage will be 6,273 square feet or 32.7%. 11. The disturbed area of the lot will be 15,356 square feet or 19.2% (40% permitted). 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the plan and take public testimony. ZONING CASE NO. 564 PAGE 2 • • VARIANCE REQUIRED, FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) HOBBY SHOP BUILDING PAD COVERAGE EXISTING A portion of the existing residence encroaches up to 8 feet into the northern side yard setback. Residence 2,596 Garage 511 Swim pool 682 Stable 600 Service Yd. 96 Total 4,389 5.5% 17.4% 23.6% 32.96% (existing stable) PROPOSED A portion of the proposed residence will encroach up to 9 feet into the northern side yard setback. Residence 3,698 Garage 547 Swim pool 682 Stable 450 Service Yd. 96 Hobby Shop 800 Total 6,273 7.9% 19.2% 30.6 % 43.96% (proposed hobby shop) ZONING CASE NO. 564 PAGE 3 STABLE BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist) STABLE (450 SO.FT. & 550 SO.FT. CORRAL). STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A 24.5% N/A 17.4% 600 sq.ft. stable 1,200 sq.ft. corral Existing stable and access in front yard Existing 11' wide driveway off Eastfield Drive N/A N/A 34.6% 32.7% None 19.2% 450 sq.ft. stable >550 sq.ft. corral Proposed from driveway at south of residence with not more than a 25% slope. Existing 11' wide driveway off Eastfield Drive Planning Commission review Planning Commission review ZONING CASE NO. 564 PAGE 4 • • ADDRESS 7 Eastfield Drive 56-EF Surprenant 9 Eastfield Drive 55-EF Margolis 11 Eastfield Drive 54-EF Strawn (Existing) 13 Eastfield Drive 53-EF Farinsky 15 Eastfield Drive 52-EF Gordon 17 Eastfield Drive 51-EF Barak 6 Eastfield Drive 62-EF Haueisen 8 Eastfield Drive 63-EF Johnson, R. 10 Eastfield Drive 64-A-EF Kerr AVERAGE (PROPOSED NEARBY PROPERTIES ASSESSOR'S LOT NO. 1 OWNER GROSS LOT AREA (ACRES) 3.0 3.5 2.2 3.3 1.6 1.3 1.3 1.1 1.4 2.1 2.2 ASSESSOR'S RESIDENCE SIZE (SQUARE FEET) 4,242 2,918 2,596 4,293 2,336 4,060 6,621 4,187 2,906 3,795 3,698 ZONING CASE NO. 564 PAGE 5 • • City fRolling JhiY'. HEARING DATE: SEPTEMBER 13, 1997 TO: FROM: INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 564 11 EASTFIELD DRIVE (LOT 54-EF) RA-S-1, 2.19 ACRES MR. AND MRS. STEVE AND KATHY STRAWN MR. CRISS GUNDERSON, ARCHITECT AUGUST 9, 1997 Request for a Variance to permit portions of a residence to encroach into the side yard setback and request for Site Plan Review to construct substantial additions to an existing single family residence. BACKGROUND 1. The Planning Commission will visit the proposed project site on Saturday, September 13, 1997 at 7:30 AM. 2. The applicants are requesting a Variance to permit the northern portion of the proposed residence to be extended to the east and the west. The additions will encroach up to 9 feet into the northern 20 foot side yard setback. The existing residence encroaches up to 8 feet into the northern side yard setback. The proposed residence will be 11 feet from the property line and approximately 50 feet from the adjacent residence at 9 Eastfield Drive (Margolis). The applicants propose to add 252 square feet at the west and 72 square feet at the east of the northern wing of the house. Reasons stated by the applicants for satisfying the Variance criteria are: The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. The applicants are also requesting Site Plan Review for the construction of substantial additions to the residence. There will be a total of 1,102 square feet ZONING CASE NO. 564 PAGE 1 Printed on Recycled Paper. of residential additions and 36 square feet of garage additions to the existing 2,596 square foot residence and 511 square foot garage. The new residence will be 3,698 square feet and have 547 square feet of garage space (3 cars). The applicants also plan to add 200 square feet and convert the existing 600 square foot stable at the eastern portion of the lot to an 800 square foot hobby shop which is a permitted accessory use. 3. A future 450 square foot stable with a 550 square foot corral will be located at the western portion of the building pad. Access to the stable will be from the proposed driveway access off Eastfield Drive through the south side yard setback at a slope that is less than 25%. 4. Building permits show that the existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. 5. Mr. Robert Margolis, 9 Eastfield Drive, viewed the plans and wrote the attached letter. Mrs. Fay Kerr, 10 Eastfield Drive, also viewed the plans at the City counter. Criteria for a Variance, Site Plan Review, and a table of Nearby Properties are attached. 6. There will not be any grading required for the project. 7. A basement is not proposed for the project. 8. The existing driveway and accessway will not be changed. 9. The structural lot coverage proposed is 6,273 square feet or 7.9% (20% permitted) and the total lot coverage proposed is 15,356 square feet or 19.2% (35% permitted). 10. The 16,078 square foot residential building pad will have a structural coverage of 30.6%. The 800 square foot hobby shop building pad will have a structural coverage of 43.96% and the 1,300 square foot stable pad will have a structural coverage of 34.6%. Total building pad coverage will be 6,273 square feet or 32.7%. 11. The disturbed area of the lot will be 15,356 square feet or 19.2% (40% permitted). 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the plan and take public testimony. ZONING CASE NO. 564 PAGE 2 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) HOBBY SHOP BUILDING PAD COVERAGE EXISTING A portion of the existing residence encroaches up to 8 feet into the northern side yard setback. Residence 2,596 Garage 511 Swim pool 682 Stable 600 Service Yd. 96 Total 4,389 5.5% 17.4% 23.6% 32.96% (existing stable) PROPOSED A portion of the proposed residence will encroach up to 9 feet into the northern side yard setback. Residence 3,698 Garage 547 Swim pool 682 Stable 450 Service Yd. 96 Hobby Shop 800 Total 6,273 7.9% 19.2% 30.6 To 43.96% (proposed hobby shop) ZONING CASE NO. 564 PAGE 3 STABLE BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist) STABLE (450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A 24.5% N/A 17.4% 600 sq.ft. stable 1,200 sq.ft. corral Existing stable and access in front yard Existing 11' wide driveway off Eastfield Drive N/A N/A 34.6% 32.7% None 19.2% 450 sq.ft. stable >550 sq.ft. corral Proposed from driveway at south of residence with not more than a 25% slope. Existing 11' wide driveway off Eastfield Drive Planning Commission review Planning Commission review ZONING CASE NO. 564 PAGE 4 ADDRESS 7 Eastfield Drive 9 Eastfield Drive 11 Eastfield Drive 13 Eastfield Drive 15 Eastfield Drive 17 Eastfield Drive 6 Eastfield Drive 8 Eastfield Drive 10 Eastfield Drive LOT NO. 56-EF 55-EF 54-EF 53-EF 52-EF 51-EF 62-EF 63-EF 64-A-EF NEARBY PROPERTIES ASSESSOR'S OWNER GROSS LOT AREA (ACRES) Surprenant 3.0 Margolis 3.5 Strawn (Existing) 2.2 Farinsky 3.3 Gordon 1.6 Barak 1.3 Haueisen 1.3 Johnson, R. 1.1 Kerr 1.4 IAVERAGE 2.1 IPROPOSED 2.2 ASSESSOR'S RESIDENCE SIZE (SQUARE FEET) 4,242 2,918 2,596 4,293 2,336 4,060 6,621 4,187 2,906 3,795 3,698 ZONING CASE NO. 564 PAGE 5 • C1i o1) l2 P?,.9 Jh/i, HEARING DATE: AUGUST 19, 1997 TO: • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 564 11 EASTFIELD DRIVE (LOT 54-EF) RA-S-1, 2.19 ACRES MR. AND MRS. STEVE AND KATHY STRAWN MR. CRISS GUNDERSON, ARCHITECT AUGUST 9, 1997 Request for a Variance to permit portions of a residence to encroach into the side yard setback and request for Site Plan Review to construct substantial additions to an existing single family residence. BACKGROUND 1. The applicants are requesting a Variance to permit the northern portion of the proposed residence to be extended to the east and the west. The additions will encroach up to 9 feet into the northern 20 foot side yard setback. The existing residence encroaches up to 8 feet into the northern side yard setback. The proposed residence will be 11 feet from the property line and approximately 50 feet from the adjacent residence at 9 Eastfield Drive (Margolis). The applicants propose to add 252 square feet at the west and 72 square feet at the east of the northern wing of the house. Reasons stated by the applicants for satisfying the Variance criteria are: The residence currently encroaches into the side yard setback, it is exceptionally difficult to make improvements without continuing the existing building envelope and much of the proposed encroachment is under the existing roofline. The applicants are also requesting Site Plan Review for the construction of substantial additions to the residence. There will be a total of 1,102 square feet of residential additions and 36 square feet of garage additions to the existing 2,596 square foot residence and 511 square foot garage. The new residence will be 3,698 square feet and have 547 square feet of garage space (3 cars). ZONING CASE NO. 564 PAGE 1 Printed on Recycled Paper. The applicants also plan to add 200 square feet and convert the existing 600 square foot stable at the eastern portion of the lot to an 800 square foot hobby shop which is a permitted accessory use. 2. A future 450 square foot stable with a 550 square foot corral will be located at the western portion of the building pad. Access to the stable will be from the proposed driveway access off Eastfield Drive through the south side yard setback at a slope that is less than 25%. 3. Building permits show that the existing house was built in 1960. A stable was built at the eastern portion of the lot in 1962 and a swimming pool was constructed behind the residence in 1968. 4. Mr. Robert Margolis, 9 Eastfield Drive, viewed the plans and wrote the attached letter. Mrs. Fay Kerr, 10 Eastfield Drive, also viewed the plans at the City counter. Criteria for a Variance, Site Plan Review, and a table of Nearby Properties are attached. 5. There will not be any grading required for the project. 6. A basement is not proposed for the project. 7. The existing driveway and accessway will not be changed. 8. The structural lot coverage proposed is 6,273 square feet or 7.9% (20% permitted) and the total lot coverage proposed is 15,356 square feet or 19.2% (35% permitted). 9. The 16,078 square foot residential building pad will have a structural coverage of 30.6%. The 800 square foot hobby shop building pad will have a structural coverage of 43.96% and the 1,300 square foot stable pad will have a structural coverage of 34.6%. Total building pad coverage will be 6,273 square feet or 32.7%. 10. The disturbed area of the lot will be 15,356 square feet or 19.2% (40% permitted). 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the plan and take public testimony. ZONING CASE NO. 564 PAGE 2 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line EXISTING A portion of the existing residence encroaches up to 8 feet into the northern side yard setback. STRUCTURES Residence 2,596 (Site Plan Review required if Garage 511 size of structure increases by at Swim pool 682 least 1,000 sq.ft. and has the Stable 600 effect of increasing the size of Service Yd. 96 the structure by more than 25% in a 36-month period). Total 4,389 STRUCTURAL LOT COVERAGE (20% maximum) 5.5% TOTAL LOT COVERAGE 17.4% (35% maximum) RESIDENTIAL BUILDING 23.6% PAD COVERAGE (Guideline maximum of 30%) PROPOSED A portion of the proposed residence will encroach up to 9 feet into the northern side yard setback. Residence 3,698 Garage 547 Swim pool 682 Stable 450 Service Yd. 96 Hobby Shop 800 Total 6,273 7.9% 19.2% 30.6 % ZONING CASE NO. 564 PAGE 3 • HOBBY SHOP BUILDING PAD COVERAGE STABLE BUILDING PAD COVERAGE TOTAL BUILDING PAD COVERAGE GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist) STABLE (450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS 32.96% (existing stable) N/A 24.5% N/A 17.4% 600 sq.ft. stable 1,200 sq.ft. corral Existing stable and access in front yard Existing 11' wide driveway off Eastfield Drive N/A N/A 43.96% (proposed hobby shop) 34.6% 32.7% None 19.2% 450 sq.ft. stable >550 sq.ft. corral Proposed from driveway at south of residence with not more than a 25% slope. Existing 11' wide driveway off Eastfield Drive Planning Commission review Planning Commission review ZONING CASE NO. 564 PAGE 4 • • NEARBY PROPERTIES ASSESSOR'S ADDRESS LOT NO. OWNER GROSS LOT AREA (ACRES) 7 Eastfield Drive 56-EF Surprenant 3.0 9 Eastfield Drive 55-EF Margolis 3.5 11 Eastfield Drive 54-EF Strawn (Existing) 2.2 13 Eastfield Drive 53-EF Farinsky 3.3 15 Eastfield Drive 52-EF Gordon 1.6 17 Eastfield Drive 51-EF Barak 1.3 6 Eastfield Drive 62-EF Haueisen 1.3 8 Eastfield Drive 63-EF Johnson, R. 1.1 10 Eastfield Drive 64-A-EF Kerr 1.4 AVERAGE 2.1 „ASSESSOR'S RESIDENCE SIZE (SQUARE FEET) 4,242 2,918 2,596 4,293 2,336 4,060 6,621 4,187 2,906 3,795 PROPOSED 2.2 3,698 ZONING CASE NO. 564 PAGE 5 r AUG 1 5 1997 0 2"7 E-entAi l/ 4srF/C`D s a.* r€ 4 t w e Gr�•C,C 71.4_ 44„„rre 4044,4A44t 4A-44,Ale !! Er4-17"Fi LCae _ Gc.)`(•-fit' ) x,o-r a -tutu - 7 L u4:4.0 rz„ .c„d„, y4,t4t. +0-uJ.&A-4( , 114 #-e-‘.-- �'- ilxt<Ara -/ oui 2-1A.447/ ,73e ) sc,i‘cwiLy-g".