621 MOD, Remodel and add 1154 sq ft to , Staff Reports•
Ci1y a1) r� erns �u.ea
•
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.: 4B
Mtg. Date: 7/28/03
DATE: JULY 28, 2003
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING pIRECTOR
SUBJECT: ZONING CASE NO. 621 MODIFICATION
RESOLUTION NO. 2003-12. RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS APPROVING
MODIFICATIONS TO PLANNING COMMISSION RESOLUTION
NO. 2000-28 AND AMENDING CONDITIONS IMPOSED FOR
PREVIOUSLY APPROVED APPLICATION TO: (1) MODIFY THE
VARIANCE FOR ENCROACHMENT OF RETAINING WALL
INTO THE FRONT YARD SETBACK, (2) A VARIANCE TO
PERMIT ENCROACHMENT OF A RETAINING WALL INTO THE
WEST SIDE YARD SETBACK, AND (3) TO MODIFY THE
VARIANCE TO EXCEED THE MAXIMUM DRIVEWAY
COVERAGE IN THE FRONT YARD AT A SINGLE FAMILY
RESIDENCE, WHICH IS CURRENTLY BEING CONSTRUCTED
AT 9 MAVERICK LANE, (LOT 27-SK), IN ZONING CASE NO. 621
MODIFICATION, (SHOEMAKER).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2003-12, which is
attached, on July 15, 2003 at their regular meeting granting a request for
modification of a previously approved Site Plan and Variances. The vote was 4-1,
with Commissioner DeRoy abstaining due to the proximity of subject property to
Commissioner's DeRoy property.
2. In November of 2000, the Planning Commission approved, by Resolution
No. 2000-28, a Site Plan Review for substantial addition and Variances to encroach
with a wall into the front and side yard setbacks, to encroach with the addition
into the side yard setback and to exceed the coverage of the front yard with the
driveway in Zoning Case No. 621. The wall Variances consisted of permission to
construct a 99-foot long curvilinear retaining wall up to 5 feet in height located on
ZC NO. 621Mod.
CC 7/28/03
1 0
Printed on Recycled 1'a{rcrr
• •
the south portion of the property, which would encroach up to 25 feet into the 50
foot front yard setback and up to 17.0 feet into the 35 foot side yard setback. That
same retaining wall branched off. into two retaining walls; the most westerly of
which was a 16-foot long retaining wall up to 5 feet in height and the central 17-
foot long retaining wall up to 5 feet in height that would encroach into the 35 foot
side yard setback.
Also approved was a Site Plan Review for a new 3,866 square foot residence, 769
square foot garage, 1,595 square foot basement, and a 640 square foot stable. The
house and stable are under construction.
3. The applicant is proposing to relocate the 99-foot long retaining wall further
away from the front and side property lines. This wall will be approximately 47
feet from the roadway easement and closer to the required 50 foot front yard
setback line, and will encroach between 23 feet and 30 feet into the required 35 foot
south side yard setback. In addition, the applicant is proposing to continue the
retaining wall into the west side yard setback for a distance of 102 feet. This new
wall would encroach between 25 feet and 12 feet into the 35 foot west side yard
setback.
The applicant is also requesting modification to allow for widening of the
driveway. The previous approval included a Variance to exceed the maximum
permitted coverage of the front yard with a driveway. 33.3% coverage of the 11,800
square foot front yard area was approved, (20% coverage permitted of the yard in
which the driveway is located). The applicant is proposing 35.5% front yard
coverage with the driveway.
4. The retaining walls will vary in height from 4 feet to one foot, for an
average of 2.49 feet. The areas behind the proposed retaining walls along the south
side of the property and along most of the west side of the property will be
landscaped. The exposed part of the wall will be facing the residence.
5. Since the original approval, the Fire Department required that the driveway
be widened to 15 feet. Due to this requirement, it became necessary to re -design
the retaining wall. In addition, the Fire Department required 5 foot walkways on
the west and south side of the residence (originally approved at three feet). Due to
the slope differential between the walkway and the driveway along the west side
of the property the wall is necessary. The applicant stated that this wall was not
foreseen when the original application was submitted. He also stated that the re-
design of the originally approved wall works much better with the development,
eliminates several short walls and is necessary to provide adequate turn around
area and walking area, as was required by the Fire Department.
6. No additional grading is proposed for this project. The previously approved
quantities are adequate to accomplish this project. Grading for the project was
approved at 856 cubic yards of cut soil and 856 cubic yards of fill soil.
7. Since the original approval, the applicant has paved the accessway to the
stable and created a concrete parking pad above and to the side of the stable. The
ZC NO. 621Mod.
CC 7/28/03
2
• •
increase in the impervious surfaces, and the disturbed area, are included with
this application, and include 2,700 square feet for the access road and parking
pad, 384 square feet for the driveway and 577 square feet for additional
walkways.
8. Staff received verbal concerns from Mr. Bertram Balch, 6 Hackamore Road
and Mr. Cosimo Cataldi, 4 Hackamore Road about the paved access to the stable
and the parking pad. The neighbors were concerned about the aesthetics of the
concrete road and pad. City allows paved accessways to stables, and no additional
grading was required to develop this access. Therefore, this construction was
approved administratively. The applicant met with the neighbors and agreed to
screen the paved accessway and pad from the neighbors' view with landscaping.
9. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved by the Planning Commission in by Resolution No. 98-9 in Zoning Case
No. 576 to include a 735.28 square foot elongated triangle -shaped portion of land
at the west side of the driveway in 1998.
10. The net lot area of the property is 160,420 square feet (3.68 acres). The
structural lot coverage approved at 5,371 square feet or 3.4% (20% permitted) will
not change. The total lot coverage will increase by 3,661 square feet for a total of
14,029 square feet or 8.7% of the net lot area. (Previously approved at 10,368 square
feet or 6.5%), (35% permitted).
11. The disturbed area of the lot will be 16,700 square feet or 10.4% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist]. The previously approved
disturbed area was 7.5%.
12. 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 review the staff report and receive and
file the report.
ZC NO. 621Mod.
CC 7/28/03
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.
ZC NO. 621Mod.
CC 7/28/03
ZOr NG; CASE .NO.621:: w`:moDwICA'TIoN
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE,
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL).
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
CURRENTLY
UNDER CONSTRUCTION
PREVIOUSLY APPROVED
Residence to encroach into •
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
Residence 3,866 sq.
Garage -769 sq.
Stable
Service Yard
Bsmnt.
Total
3.4%
6.5%
PROPOSED
Modification to move retaining
wall and to construct an
additional wall; and to modify
driveway coverage in the front
yard area.
ft. Residence
ft. Garage
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
550 sq.ft. corral
Existing accessway from west
side of the property with a
maximum 25% slope.
Existing access from the end
of the cul-de-sac off Maverick
Lane
Planning Commission
condition
Planning Commission
condition
3,866 sq.ft.
769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Bsmnt. 1,595 sq.ft.
Total 5,371 soft.
3.4% (No change)
8.7%
No change
No change
No change
No change
No change
10.4%
No change
Same access, but paved
No change
N/A
N/A
ZC NO. 621Mod.
CC 7/28/03
RESOLUTION NO. 2003-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO
PLANNING COMMISSION RESOLUTION NO. 2000-28 AND
AMENDING CONDITIONS IMPOSED FOR PREVIOUSLY
APPROVED APPLICATION TO: (1) MODIFY THE VARIANCE
FOR ENCROACHMENT OF RETAINING WALL INTO THE
FRONT YARD SETBACK, (2) A VARIANCE TO PERMIT
ENCROACHMENT OF A RETAINING WALL INTO THE WEST
SIDE YARD SETBACK, AND (3) TO MODIFY THE VARIANCE
TO EXCEED THE MAXIMUM DRIVEWAY COVERAGE IN THE
FRONT YARD AT A SINGLE FAMILY RESIDENCE, WHICH IS
CURRENTLY BEING CONSTRUCTED AT 9 MAVERICK LANE,
(LOT 27-SK), IN ZONING CASE NO. 621 MODIFICATION,
(SHOEMAKER).
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. Jack
Shoemaker with respect to real property located at 9 Maverick Lane (Lot 27-SK),
Rolling Hills, requesting modifications to conditions imposed for previously
approved application to: (1) modify the Variance for encroachment of retaining
wall into the front yard setback, (2) a Variance to permit encroachment of
retaining walls into the side yard setback, and (3) to modify the Variance to
exceed the maximum driveway coverage in the front yard at a single family
residence, which is currently under construction.
Section 2. The Commission considered this item at a duly noticed
public hearing on May 20, 2003, June 17, 2003, and at a site visit on June 3, 2003 at
which time information was presented indicating the need for the modification.
Section 3. The Planning Commission finds that the project to modify
Zoning Case No. 621 qualifies as a Class 1 Exemption, (State CA Guidelines,
Section 15301(e)) and is therefore categorically exempt from environmental
review under the California Environmental Quality Act.
Section 4. Section 17.16.120 of the Rolling Hills Municipal Code
requires the side yard setback for every residential parcel in the RA-S-2 Zone to
be thirty-five (35) feet, and Section 17.16.110 requires that front yard setback be
fifty (50) feet from the roadway easement line. Except for the required rear yard
setback under certain conditions, all other required setbacks must remain
unobstructed by structures. Sections 17.38.010 through 17.38.050 permit approval
of a Variance from the standards and requirements of the Zoning Code when
exceptional or extraordinary circumstances applicable to the property and not
applicable to other similar properties in the same zone prevent the owner from
Resolution 2003-12
ZC No. 621Mod.
making use of a parcel of property to the same extent enjoyed by similar
properties in the same vicinity. The applicant is requesting permission to move
the previously approved 99-foot long, maximum 5 feet high retaining wall,
which encroaches into the front and south side yard setback, closer to the
residence in order to widen the driveway and to construct a new retaining wall
in the west side yard setback, approximately 102 feet long, which vary in height
from 2'5" to 4 feet. With respect to the requests for a Variance for the retaining
wall in the west side yard setback and the modification of the wall in the south
side yard setback and the front yard, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because of the topography and
irregular shape of the lot. When the application was originally approved, the
then existing residence was built with a driveway that had a steep 20% slope.
The proposed driveway will have an average 8.7% slope that is less steep and
will enlarge the open space near the front of the residence. During construction
of the originally approved driveway, the applicant was required by the Los
Angeles County Fire Department to widen the driveway and to widen the
walkways around the proposed residence. This resulted in the need to move the
retaining wall and to construct a new retaining wall in the west side yard
setback.
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 encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity and is
necessary for fire safety reasons. The Variance will permit the development of
the property in a manner similar to development patterns on surrounding
properties. Other parcels in the vicinity, which have such a steep slope, were also
granted Variances to construct retaining walls.
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. The proposal
allows the owner to reduce the steep slope at the front of the property to bring it
in compliance with Section 17.16.160 (3) of the Rolling Hills Municipal Code.
Except as permitted in this Resolution, the proposed development complies with
lot coverage requirements, preservation of the natural environment, and all other
standards of the Rolling Hills Municipal Code.
Section 5. Section 17.16.150(B) requires that driveways in the RA-S
zones shall not cover more than twenty (20) percent of the area of the yard in
which they are located. The applicant requests to modify the previously
approved coverage of 33.3 percent of the area of the front yard with a driveway
to 35.5% coverage. With respect to the request for modification of the previously
approved Variance, the Planning Commission finds as follows:
Resolution 2003-12
ZC No. 621Mod. 2
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because of the topography and
irregular shape of the lot. The proposed driveway design will provide safer
access to the residence by providing an average 8.7% slope which is less steep
than the existing 20% slope and will enlarge the open space near the front of the
residence. The additional lot coverage is necessary to achieve the reduced slope
of the driveway. During construction of the originally approved driveway, the
applicant was required by the Los Angeles County Fire Department to widen the
driveway. This resulted in greater coverage of the driveway in the side yard
setback.
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 encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity. The
Variance will permit the development of the property in a manner similar to
development patterns on surrounding properties.
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.
Section 6. Based upon the foregoing findings, the Planning
Commission hereby approves the modification to Variances to encroach with
retaining walls into the front and west side yard setbacks and to permit a
driveway to cover a maximum of 35.5 percent of the area of the front yard, in
Zoning Case No. 621 Modification, as indicated on the development plan
submitted with this application and incorporated herein by reference as Exhibit
A, dated April 25, 2003, subject to the amended conditions specified in Section 8
of this Resolution.
Section 7. Slight changes to the total net lot coverage and disturbed
area resulted from the original proposal due to the proposed walls and from the
paving over of the access road to the stable. Based upon information submitted
and evidence in the record, the Planning Commission does hereby amend
Resolution No. 2000-28, to read as follows:
A. Paragraph A of Section 12 is hereby amended to read in its entirety
as follows:
A. The proposed development, as modified by the conditions of
approval, is compatible with the General Plan, the Zoning Ordinance and
surrounding uses. The proposed structure complies with the General Plan
requirement of low profile, low density residential development and maintain
sufficient open space between surrounding structures. With the Variances
Resolution 2003-12
ZC No. 621Mod.
• •
granted herein, the project conforms to Zoning Code setback, and lot coverage
requirements. The lot has a net square foot area of 160,420 square feet. The
proposed residence (3,866 sq. ft.), garage (769 sq. ft.), stable (640 sq. ft.), and
service yard (96 sq. ft.) will have 5,371 square feet which constitutes 3.4% of the
lot which is within the maximum 20% structural lot coverage requirement. The
total lot coverage including paved areas and driveway, including the paved
access road to the stable, will be 14,029 square feet which equals 8.7% of the lot,
which is within the 35% maximum overall lot coverage requirement.
B. Paragraph D of Section 14 is hereby amended to read in its entirety as
follows:
"The lot shall be developed and maintained in substantial conformance with the
site plan on file marked Exhibit "A," dated October 13, 2000, except as otherwise
provided in these conditions, and with the site plan on file marked Exhibit "A"
MODIFIED Zoning Case No. 621, dated April 25, 2003."
C. Paragraph K of Section 14 is hereby amended to read in its entirety as
follows:
" The structural lot coverage shall not exceed 3.4% and the total lot coverage
shall not exceed 8.7%."
D. Paragraph M of section 14 is hereby amended to read in its entirety as
follows:
"Maximum disturbed area shall not'exceed 10.4% of the net lot area."
Section 9. Except as herein amended, the provisions of Resolution No.
2000-28 shall continue to be in full force and effect.
PASSED, APPROVED and ADOPTED THIS 15th DAY OF JULY 2003.
"'.e'cll Jam')
EVIE HANKtNS, CHAIRWOMAN
ATTEST:
MARILYN KE ,DEPUTY CITY CLERK
Resolution 2003-12
ZC No. 621Mod.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2003-12 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING MODIFICATIONS TO PLANNING
COMMISSION RESOLUTION NO. 2000-28 AND AMENDING CONDITIONS
IMPOSED FOR PREVIOUSLY APPROVED APPLICATION TO: (1) MODIFY
THE VARIANCE FOR ENCROACHMENT OF RETAINING WALL INTO THE
FRONT YARD SETBACK, (2) A VARIANCE TO PERMIT ENCROACHMENT
OF A RETAINING WALL INTO THE WEST SIDE YARD SETBACK, AND (3)
TO MODIFY THE VARIANCE TO EXCEED THE MAXIMUM DRIVEWAY
COVERAGE IN THE FRONT YARD AT A SINGLE FAMILY RESIDENCE,
WHICH IS CURRENTLY BEING CONSTRUCTED AT 9 MAVERICK LANE IN
ZONING CASE NO. 621 MODIFICATION. (SHOEMAKER)
was approved and adopted at a regular meeting of the Planning Commission on
July 15, 2003 by the following roll call vote:
AYES: Commissioners Margeta, Witte, Sommer
and Chairwoman Hankins.
NOES: None.
ABSENT: None.
ABSTAIN: Commissioner DeRoy.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
DEPUTY CITY CLERK
Resolution 2003-12
ZC No. 621Mod.
5Qv
DATE:
TO:
FROM:
•
eiiy 0/ Rolling Jl'QP
•
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
JULY 15, 2003
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
ZONING CASE NO. 621 MODIFICATION
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MAY 10, 2003
A request for modification to a previously approved Site Plan and Variances to
relocate a previously approved retaining wall further away from the property
lines and to construct an additional retaining wall, which would encroach into
the west side yard setback, and to further exceed the previously approved
coverage of the front yard with the driveway. The original approval consisted of
a Site Plan Review for substantial addition and Variances, which included
encroachment of retaining walls into the front and side yard setbacks,
encroachment of a residential addition into the side yard setback and exceedance
of the maximum permitted driveway coverage in the front yard.
BACKGROUND
1. The Planning Commission at the June 15, 2003 meeting, directed staff to
prepare a Resolution of approval regarding the above request in Zoning Case
No. 621 Modification. The vote was 4-0, with Commissioner DeRoy abstaining,
due to the proximity of subject property to Commissioner's DeRoy property.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2003-12,
approving Zoning Case No. 621 Modification.
• •
RESOLUTION NO. 2003-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS APPROVING MODIFICATIONS TO
PLANNING COMMISSION RESOLUTION NO. 2000-28 AND
AMENDING CONDITIONS IMPOSED FOR PREVIOUSLY
APPROVED APPLICATION TO: (1) MODIFY THE VARIANCE
FOR ENCROACHMENT OF RETAINING WALL INTO THE
FRONT YARD SETBACK, (2) A VARIANCE TO PERMIT
ENCROACHMENT OF A RETAINING WALL INTO THE WEST
SIDE YARD SETBACK, AND (3) TO MODIFY THE VARIANCE
TO EXCEED THE MAXIMUM DRIVEWAY COVERAGE IN THE
FRONT YARD AT A SINGLE FAMILY RESIDENCE, WHICH IS
CURRENTLY BEING CONSTRUCTED AT 9 MAVERICK LANE,
(LOT 27-SK), IN ZONING CASE NO. 621 MODIFICATION,
(SHOEMAKER).
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. Jack
Shoemaker with respect to real property located at 9 Maverick Lane (Lot 27-SK),
Rolling Hills, requesting modifications to conditions imposed for previously
approved application to: (1) modify the Variance for encroachment of retaining
wall into the front yard setback, (2) a Variance to permit encroachment of
retaining walls into the side yard setback, and (3) to modify the Variance to
exceed the maximum driveway coverage in the front yard at a single family
residence, which is currently under construction.
Section 2. The Commission considered this item at a duly noticed
public hearing on May 20, 2003, June 17, 2003, and at a site visit on June 3, 2003 at
which time information was presented indicating the need for the modification.
Section 3. The Planning Commission finds that the project to modify
Zoning Case No. 621 qualifies as a Class 1 Exemption, (State CA Guidelines,
Section 15301(e)) and is therefore categorically exempt from environmental
review under the California Environmental Quality Act.
Section 4. Section 17.16.120 of the Rolling Hills Municipal Code
requires the side yard setback for every residential parcel in the RA-S-2 Zone to
be thirty-five (35) feet, and Section 17.16.110 requires that front yard setback be
fifty (50) feet from the roadway easement line. Except for the required rear yard
setback under certain conditions, all other required setbacks must remain
unobstructed by structures. Sections 17.38.010 through 17.38.050 permit approval
of a Variance from the standards and requirements of the Zoning Code when
exceptional or extraordinary circumstances applicable to the property and not
applicable to other similar properties in the same zone prevent the owner from
Resolution 2003-12
ZC No. 621Mod.
\J
• •
properties in the same vicinity. The applicant is requesting permission to move
the previously approved 99-foot long, maximum 5 feet high retaining wall,
which encroaches into the front and south side yard setback, closer to the
residence in order to widen the driveway and to construct a new retaining wall
in the west side yard setback, approximately 102 feet long, which vary in height
from 2'5" to 4 feet. With respect to the requests for a Variance for the retaining
wall in the west side yard setback and the modification of the wall in the south
side yard setback and the front yard, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because of the topography and
irregular shape of the lot. When the application was originally approved, the
then existing residence was built with a driveway that had a steep 20% slope.
The proposed driveway will have an average 8.7% slope that is less steep and
will enlarge the open space near the front of the residence. During construction
of the originally approved driveway, the applicant was required by the Los
Angeles County Fire Department to widen the driveway and to widen the
walkways around the proposed residence. This resulted in the need to move the
retaining wall and to construct a new retaining wall in the west side yard
setback.
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 encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity and is
necessary for fire safety reasons. The Variance will permit the development of
the property in a manner similar to development patterns on surrounding
properties. Other parcels in the vicinity, which have such a steep slope, were also
granted Variances to construct retaining walls.
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. The proposal
allows the owner to reduce the steep slope at the front of the property to bring it
in compliance with Section 17.16.160 (3) of the Rolling Hills Municipal Code.
Except as permitted in this Resolution, the proposed development complies with
lot coverage requirements, preservation of the natural environment, and all other
standards of the Rolling Hills Municipal Code.
Section 5. Section 17.16.150(B) requires that driveways in the RA-S
zones shall not cover more than twenty (20) percent of the area of the yard in
which they are located. The applicant requests to modify the previously
approved coverage of 33.3 percent of the area of the front yard with a driveway
to 35.5% coverage. With respect to the request for modification of the previously
approved Variance, the Planning Commission finds as follows:
Resolution 2003-12
ZC No. 621Mod. 2
A. There are exceptional and extraordinary circumstances and
conditions applicable to the property that do not apply generally to the other
property or class of use in the same zone because of the topography and
irregular shape of the lot. The proposed driveway design will provide safer
access to the residence by providing an average 8.7% slope which is less steep
than the existing 20% slope and will enlarge the open space near the front of the
residence. The additional lot coverage is necessary to achieve the reduced slope
of the driveway. During construction of the originally approved driveway, the
applicant was required by the Los Angeles County Fire Department to widen the
driveway. This resulted in greater coverage of the driveway in the side yard
setback.
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 encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity. The
Variance will permit the development of the property in a manner similar to
development patterns on surrounding properties.
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.
Section 6. Based upon the foregoing findings, the Planning
Commission hereby approves the modification to Variances to encroach with
retaining walls into the front and west side yard setbacks and to permit a
driveway to cover a maximum of 35.5 percent of the area of the front yard, in
Zoning Case No. 621 Modification, as indicated on the development plan
submitted with this application and incorporated herein by reference as Exhibit
A, dated April 25, 2003, subject to the amended conditions specified in Section 8
of this Resolution.
Section 7. Slight changes from the original proposal to the total net lot
coverage and disturbed area resulted the proposed walls and from the paving
over of the access road to the stable. Based upon information submitted and
evidence in the record, the Planning Commission does hereby amend Resolution
No. 2000-28, to read as follows:
A. Paragraph A of Section 12 is hereby amended to read in its entirety
as follows:
A. The proposed development, as modified by the conditions of
approval, is compatible with the General Plan, the Zoning Ordinance and
surrounding uses. The proposed structure complies with the General Plan
requirement of low profile, low density residential development and maintain
sufficient open space between surrounding structures. With the Variances
granted herein, the project conforms to Zoning Code setback, and lot coverage
requirements. The lot has a net square foot area of 160,420 square feet. The
Resolution 2003-12
ZC No. 621Mod.
• •
proposed residence (3,866 sq. ft.), garage (769 sq. ft.), stable (640 sq. ft.), and
service yard (96 sq. ft.) will have 5,371 square feet which constitutes 3.4% of the
lot which is within the maximum 20% structural lot coverage requirement. The
total lot coverage including paved areas and driveway, including the paved
access road to the stable, will be 14,029 square feet which equals 8.7% of the lot,
which is within the 35% maximum overall lot coverage requirement.
B. Paragraph D of Section 14 is hereby amended to read in its entirety as
follows:
"The lot shall be developed and maintained in substantial conformance with the
site plan on file marked Exhibit "A," dated October 13, 2000, except as otherwise
provided in these conditions, and with the site plan on file marked Exhibit "A"
MODIFIED Zoning Case No. 621, dated April 25, 2003."
C. Paragraph K of Section 14 is hereby amended to read in its entirety as
follows:
" The structural lot coverage shall not exceed 3.4% and the total lot coverage
shall not exceed 8.7%."
D. Paragraph M of section 14 is hereby amended to read in its entirety as
follows:
"Maximum disturbed area shall not exceed 10.4% of the net lot area."
Section 9. Except as herein amended, the provisions of Resolution No.
2000-28 shall continue to be in full force and effect.
PASSED, APPROVED and ADOPTED THIS 15th DAY OF JULY 2003.
EVIE HANKINS, CHAIRWOMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Resolution 2003-12
ZC No. 621Mod. 4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2003-12 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS APPROVING MODIFICATIONS TO PLANNING
COMMISSION RESOLUTION NO. 2000-28 AND AMENDING CONDITIONS
IMPOSED FOR PREVIOUSLY APPROVED APPLICATION TO: (1) MODIFY
THE VARIANCE FOR ENCROACHMENT OF RETAINING WALL INTO THE
FRONT YARD SETBACK, (2) A VARIANCE TO PERMIT ENCROACHMENT
OF A RETAINING WALL INTO THE WEST SIDE YARD SETBACK, AND (3)
TO MODIFY THE VARIANCE TO EXCEED THE MAXIMUM DRIVEWAY
COVERAGE IN THE FRONT YARD AT A SINGLE FAMILY RESIDENCE,
WHICH IS CURRENTLY BEING CONSTRUCTED AT 9 MAVERICK LANE IN
ZONING CASE NO. 621 MODIFICATION. (SHOEMAKER)
was approved and adopted at a regular meeting of the Planning Commission on
July 15, 2003 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.
DEPUTY CITY CLERK
Resolution 2003-12
ZC No. 621Mod. 5
DATE:
TO:
FROM:
•
City opeollin9. JUL
JUNE 17, 2003
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
INCORPORATED JANUARY 24, 1957
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
ZONING CASE NO. 621 MODIFICATION
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MAY 10, 2003
A request for modification to a previously approved Site Plan and Variances to
relocate a previously approved retaining wall further away from the property
lines and to construct an additional retaining wall, which would encroach into
the west side yard setback, and to further exceed the previously approved
coverage of the front yard with the driveway. The original approval consisted of
a Site Plan Review for substantial addition and Variances, which included
encroachment of retaining walls into the front and side yard setbacks,
encroachment of a residential addition into the side yard setback and exceedance
of the maximum permitted driveway coverage in the front yard.
BACKGROUND
1. The Planning Commission viewed the project on June 3, 2003. Mr. Shoemaker
pointed out where the new walls will be located. Staff mentioned that two
neighbors on Hackamore Road brought up a concern to staff about the paved road
to the stable and the parking pad, which was approved administratively. City
allows paved access to stables, and no additional grading was required to develop
this access. Staff explained that the applicant met with the neighbors and agreed to
screen the paved accessway.
2. In November of 2000, the Planning Commission approved, by Resolution
No. 2000-28, a Site Plan Review for substantial addition and Variances to encroach
with a wall into the front and side yard setbacks, to encroach with the addition
into the side yard setback and to exceed the coverage of the front yard with the
driveway in Zoning Case No. 621.
3. The request for modification of Zoning Case No. 621 is for the previously
approved Variance, which consisted of permission to construct a 99-foot long
curvilinear retaining wall up to 5 feet in height located at the south portion of the
ZC No. 621 Mod. 1
PC 6/17/03
®Prnrletl nn Fir.•<Yr: d P.1uu:1
• •
property, which would encroach up to 25 feet into the 50 foot front yard setback
and up to 17.0 feet into the 35 foot side yard setback. That same retaining wall
branched off into two retaining walls; the most westerly of which was a 16-foot
long retaining wall up to 5 feet in height and the central 17-foot long retaining wall
up to 5 feet in height that would encroach into the 35 foot side yard setback.
The applicant is also requesting modification to allow for widening of the
driveway. The previous approval included a Variance to exceed the maximum
permitted coverage of the front yard with a driveway. 33.3% coverage of the 11,800
square foot front yard area was approved, (20% coverage permitted of the yard in
which the driveway is located). The applicant is proposing 35.5% front yard
coverage with the driveway.
4. Also approved in November of 2000, was a Site Plan Review for a 640
square foot stable and substantial additions for a total of 3,866 square foot
residence, 769 square foot garage and 1,595 square foot basement, and Variances to
permit proposed residential additions to encroach up to 15 feet into the 35 foot
west side yard setback. The house and stable are under construction.
5. The applicant is proposing to relocate the 99-foot long retaining wall further
away from the front and side property lines. This wall will be approximately 47
feet from the roadway easement and closer to the required 50 foot front yard
setback line, and will encroach between 23 feet and 30 feet into the required 35 foot
south side yard setback. In addition, the applicant is proposing to continue the
retaining wall into the west side yard setback for a distance of 102 feet. This new
wall would encroach between 25 feet and 12 feet into the 35-foot west side yard
setback.
6. The retaining walls will vary in height from 4 feet to one foot, for an
average of 2.49 feet. The areas behind the proposed retaining walls along the south
side of the property and along most of the west side of the property will be
landscaped. The exposed part of the wall will be facing the residence.
7. Since the original approval, the Fire Department required that the driveway
be widened to 15 feet. Due to this requirement, it became necessary to re -design
the retaining wall. In addition, the Fire Department required 5-foot walkways on
the west and south side of the residence (originally approved at three feet). Due to
the slope differential between the walkway and the driveway along the west side
of the property the wall is necessary. The applicant stated that this wall was not
foreseen when the original application was submitted. He also states that the re-
design of the originally approved wall works much better with the development,
eliminates several short walls and is necessary to provide adequate turn around
area and walking area, as was required by the Fire Department.
8. No additional grading is proposed for this project. The previously approved
quantities are adequate to accomplish this project. Grading for the project was
approved at 856 cubic yards of cut soil and 856 cubic yards of fill soil.
ZC No. 621 Mod. 2
PC 6/17/03
•
9. Since the original approval, the applicant has paved the accessway to the
stable and created a concrete parking pad above and to the side of the stable. The
increase in the impervious surfaces, and therefore the disturbed area, is included
with this application, and includes 2,700 square feet for the. access road and
parking pad, 384 square feet for the driveway and 577 square feet for additional
walkways.
10. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved by the Planning Commission by Resolution No. 98-9 in Zoning Case No.
576 to include a 735.28 square foot elongated triangle -shaped portion of land at the
west side of the driveway in 1998.
11. The net lot area of the property is 160,420 square feet (3.68 acres). The
structural lot coverage approved at 5,371 square feet or 3.4% (20% permitted) will
not change. The total lot coverage will increase by 3,661 square feet for a total of
14,029 square feet or 8.7% of the net lot area. (Previously approved at 10,368 square
feet or 6.5%), (35% permitted).
12. The disturbed area of the lot will be 16,700 square feet or 10.4% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist]. The previously approved
disturbed area was 7.5%.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
ZC No. 621 Mod. 3
PC 6/17/03
)
• •
'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.
ZC No. 621 Mod. 4
PC 6/17/03
ZONING CASE .NO. 621 `MODIFICATION
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
UNDER CONSTRUCTION -
PREVIOUSLY APPROVED
Residence to encroach into
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
Residence
Garage
Stable
Service Yard
Bsmnt.
Total
3.4%
6.5%
3,866 sq.ft.
769 sq.ft.
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
Existing accessway from west
side of the property with a
maximum 25% slope.
Existing access from the end
of the cul-de-sac off Maverick
Lane
Planning Commission
condition
Planning Commission
condition
PROPOSED
Modification to move retaining
wall and to construct an
additional wall; and to modify
driveway coverage in the front
yard area.
Residence
Garage
Stable
Service Yard
Bsmnt.
Total
3.4% (No change)
8.7%
No change
No change
No change
No change
No change
10.4%
3,866 sq.ft.
769 sq.ft.
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
No change
Same access, but paved
No change
N/A
N/A
ZC No. 621 Mod. 5
PC 6/17/03
DATE:
TO:
FROM:
•
Ci1y 0/ RO/A J/h
JUNE 3, 2003
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
INCORPORATED JANUARY 24, 1957
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REOUEST
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
ZONING CASE NO. 621 MODIFICATION
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MAY 10, 2003
A request for modification to a previously approved Site Plan and Variances to
relocate a previously approved retaining wall further away from the property
lines and to construct an additional retaining wall, which would encroach into
the west side yard setback, and to further exceed the previously approved
coverage of the front yard with the driveway. The original approval consisted of
a Site Plan Review for substantial addition to an existing house and Variances,
which included encroachment of retaining walls into the front and side yard
setbacks, encroachment of a residential addition into the side yard setback and
exceedance of the maximum permitted driveway coverage in the front yard.
BACKGROUND
1. The Planning Commission, at the May 20, 2003 public hearing scheduled a
field visit to view the project on June 3, 2003.
2. In November of 2000, the Planning Commission approved, by Resolution
No. 2000-28, a Site Plan Review for substantial addition and Variances to encroach
with a wall into the front and side yard setbacks, to encroach with the addition
into the side yard setback and to exceed the coverage of the front yard with the
driveway in Zoning Case No. 621. The wall Variances consisted of permission to
construct a 99-foot long curvilinear retaining wall up to 5 feet in height located on
the south portion of the property, which would encroach up to 25 feet into the 50
foot front yard setback and up to 17.0 feet into the 35 foot side yard setback. That
same retaining wall branched off into two retaining walls; the most westerly of
which was a 16-foot long retaining wall up to 5 feet in height and the central 17-
foot long retaining wall up to 5 feet in height that would encroach into the 35 foot
side yard setback.
ZC No. 621 Mod. 1
PC 6/3/03FT
®Prix ed or, ficr. r;l'
• •
Also approved was a Site Plan Review for substantial additions for a total of 3,866
square foot residence, 769 square foot garage, 1,595 square foot basement, and a
640 square foot stable. The house and stable are under construction.
4. The applicant is proposing to relocate the 99-foot long retaining wall further
away from the front and side property lines. This wall will be approximately 47
feet from the roadway easement and closer to the required 50 foot front yard
setback line, and will encroach between 23 feet and 30 feet into the required 35 foot
south side yard setback. In addition, the applicant is proposing to continue the
retaining wall into the west side yard setback for a distance of 102 feet. This new
wall would encroach between 25 feet and 12 feet into the 35 foot west side yard
setback.
The applicant is also requesting modification to allow for widening of the
driveway. The previous approval included a Variance to exceed the maximum
permitted coverage of the front yard with a driveway. 33.3% coverage of the 11,800
square foot front yard area was approved, (20% coverage permitted of the yard in
which the driveway is located). The applicant is proposing 35.5% front yard
coverage with the driveway.
5. The retaining walls will vary in height from 4 feet to one foot, for an
average of 2.49 feet. The areas behind the proposed retaining walls along the south
side of the property and along most of the west side of the property will be
landscaped. The exposed part of the wall will be facing the residence.
6. Since the original approval, the Fire Department required that the driveway
be widened to 15 feet. Due to this requirement, it became necessary to re -design
the retaining wall. In addition, the Fire Department required a 5 foot walkways on
the west and south side of the residence (originally approved at three feet). Due to
the slope differential between the walkway and the driveway along the west side
of the property the wall is necessary. The applicant stated that this wall was not
foreseen when the original application was submitted. He also states that the re-
design of the originally approved wall works much better with the development,
eliminates several short walls and is necessary to provide adequate turn around
area and walking area, as was required by the Fire Department.
7. No additional grading is proposed for this project. The previously approved
quantities are adequate to accomplish this project. Grading for the project was
approved at 856 cubic yards of cut soil and 856 cubic yards of fill soil.
8. Since the original approval, the applicant has paved the accessway to the
stable and created a concrete parking pad above and to the side of the stable. The
increase in the impervious surfaces, and therefore the disturbed area, is included
with this application, and includes 2,700 square feet for the access road and
parking pad, 384 square feet for the driveway and 577 square feet for additional
walkways.
9. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved by the Planning Commission in by Resolution No. 98-9 in Zoning Case
ZC No. 621 Mod. 2
PC 6/3/03FT
a
• •
No. 576 to include a 735.28 square foot elongated triangle -shaped portion of land
at the west side of the driveway in 1998.
10. The net lot area of the property is 160,420 square feet (3.68 acres). The
structural lot coverage approved at 5,371 square feet or 3.4% (20% permitted) will
not change. The total lot coverage will increase by 3,661 square feet for a total of
14,029 square feet or 8.7% of the net lot area. (Previously approved at 10,368 square
feet or 6.5%), (35% permitted).
11. The disturbed area of the lot will be 16,700 square feet or 10.4% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist]. The previously approved
disturbed area was 7.5%.
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 the view project.
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.
ZC No. 621 Mod. 3
PC 6/3/03FT
ZONING CASE NO.. 621= MODIFICATION
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement
Side: 35 ft. from property line
Rear: 50 ft. from property line
line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
_STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
CURRENTLY
UNDER CONSTRUCTION
PREVIOUSLY APPROVED
Residence to encroach into
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
Residence
Garage
Stable
Service Yard
Bsmnt.
Total
3.4%
6.5%
3,866 sq.ft.
769 sq.ft.
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
550 sq.ft. corral
Existing accessway from west
side of the property with a
maximum 25% slope.
Existing access from the end
of the cul-de-sac off Maverick
Lane
Planning Commission
condition
Planning Commission
condition
PROPOSED
Modification to move retaining
wall and to construct an
additional wall; and to modify
driveway coverage in the front
yard area.
Residence
Garage
3,866 sq.ft.
769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Bsmnt. 1,595 sq.ft.
Total 5,371 sq.ft.
3.4% (No change)
8.7%
No change
No change
No change
No change
No change
10.4%
No change
Same access, but paved
No change
N/A
N/A
ZC No. 621 Mod. 4
PC 6/3/03FT
MEMORANDUM
MAY 20, 2003
ZONING CASE NO. 621 MODIFICATION. 9 MAVERICK LANE. ROLLING HILLS.
(SHOEMAKER).
DUE TO THE PROXIMITY OF COMMISSIONER DEROY'S PROPERTY TO THE
SUBJECT PROPERTY, (WITHIN 500-FEET), COMMISSIONER DEROY SHOULD
ABSTAIN FROM DELIBERATION AND VOTING IN ZONING CASE NO. 621-
MODIFICATION.
DATE:
TO:
FROM:
•
City
MAY 20, 2003
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
PUBLISHED:
REQUEST
ZONING CASE NO. 621 MODIFICATION
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MAY 10, 2003
A request for modification to a previously approved Site Plan and Variances to
relocate a previously approved retaining wall further away from the property
lines and to construct an additional retaining wall, which would encroach into
the west side yard setback, and to further exceed the previously approved
coverage of the front yard with the driveway. The original approval consisted of
a Site Plan Review for substantial addition and Variances, which included
encroachment of retaining walls into the front and side yard setbacks,
encroachment of a residential addition into the side yard setback and exceedance
of the maximum permitted driveway coverage in the front yard.
BACKGROUND
1. In November of 2000, the Planning Commission approved, by Resolution
No. 2000-28, a Site Plan Review for substantial addition and Variances to encroach
with a wall into the front and side yard setbacks, to encroach with the addition
into the side yard setback and to exceed the coverage of the front yard with the
driveway in Zoning Case No. 621.
2. The request for modification of Zoning Case No. 621 is for the previously
approved Variance, which consisted of permission to construct a 99-foot long
curvilinear retaining wall up to 5 feet in height located at the south portion of the
property, which would encroach up to 25 feet into the 50 foot front yard setback
and up to 17.0 feet into the 35 foot side yard setback. That same retaining wall
branched off into two retaining walls; the most westerly of which was a 16-foot
long retaining wall up to 5 feet in height and the central 17-foot long retaining wall
up to 5 feet in height that would encroach into the 35 foot side yard setback.
The applicant is also requesting modification to allow for widening of the
driveway. The previous approval included a Variance to exceed the maximum
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
•
ZC No. 621 Mod. 1
PC 5/20/03
• •
permitted coverage of the front yard with a driveway. A 33.3% coverage of the
11,800 square foot front yard area was approved, (20% coverage permitted of the
yard in which the driveway is located). The applicant is proposing 35.5% front
yard coverage with the driveway.
Also approved was a Site Plan Review for substantial additions for a total of 3,866
square foot residence, 769 square foot garage and 1,595 square foot basement, and
Variances to permit proposed residential additions to encroach up to 15 feet into
the 35 foot west side yard setback. A 640 square foot stable was also approved. The
house and stable are under construction.
3. The applicant is proposing to relocate the 99-foot long retaining wall further
away from the front and side property lines. This wall will be approximately 47
feet from the roadway easement and closer to the required 50 foot front yard
setback line, and will encroach between 23 feet and 30 feet into the required 35
foot south side yard setback. In addition, the applicant is proposing to continue the
retaining wall into the west side yard setback for a distance of 102 feet. This new
wall would encroach between 25 feet and 12 feet into the 35 foot west side yard
setback.
4. The retaining walls will vary in height from 4 feet to one foot, for an
average of 2.49 feet. The areas behind the proposed retaining walls along the south
side of the property and along most of the west side of the property will be
landscaped. The exposed part of the wall will be facing the residence.
5. Since the original approval, the Fire Department required that the driveway
be widened to 15 feet. Due to this requirement, it became necessary to re -design
the retaining wall. In addition, the Fire Department required a 5 foot walkways on
the west and south side of the residence (originally approved at three feet). Due to
the slope differential between the walkway and the driveway along the west side
of the property the wall is necessary. The applicant stated that this wall was not
foreseen when the original application was submitted. He also states that the re-
design of the originally approved wall works much better with the development,
eliminates several short walls and is necessary to provide adequate turn around
area and walking area, as was required by the Fire Department.
6. No additional grading is proposed for this project. The previously approved
quantities are adequate to accomplish this project. Grading for the project was
approved at 856 cubic yards of cut soil and 856 cubic yards of fill soil.
7. Since the original approval, the applicant has paved the accessway to the
stable and created a concrete parking pad to the side of the stable. The increase in
the impervious surfaces, and therefore the disturbed area, is included with this
application, and includes 2,700 square feet for the access road and parking pad,
384 square feet for the driveway and 577 square feet for additional walkways.
8. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved by the Planning Commission in by Resolution No. 98-9 in Zoning Case
ZC No. 621 Mod. 2
PC 5/20/03
No. 576 to include a 735.28 square foot elongated triangle -shaped portion of land
at the west side of the driveway in 1998.
9. The net lot area of the property is 160,420 square feet (3.68 acres). The
structural lot coverage approved at 5,371 square feet or 3.4% (20% permitted) will
not change. The total lot coverage will increase by 3,661 square feet for a total of
14,029 square feet or 8.7% of the net lot area. (Previously approved at 10,368 square
feet or 6.5%), (35% permitted).
10. The disturbed area of the lot will be 16,700 square feet or 10.4% [40%
maximum permitted; any graded building pad area, any remedial grading
(temporary disturbance), any graded slopes and building pad areas, and any
nongraded area where impervious surfaces exist]. The previously approved
disturbed area was 7.5%.
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 staff report and
take public testimony.
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.
ZC No. 621 Mod. 3
PC 5/20/03
ZONING CASE NO. 621- MODIFICATION
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and has
the effect of increasing the size of the structure by
more than 25% in a 36-month period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
UNDER CONSTRUCTION
PREVIOUSLY APPROVED
Residence to encroach into
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
Residence
Garage
Stable
Service Yard
Bsmnt.
Total
3.4%
6.5%
3,866 sq.ft.
769 sq.ft.
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
Existing accessway from west
side of the property with a
maximum 25% slope.
Existing access from the end
of the cul-de-sac off Maverick
Lane
Planning Commission
condition
Planning Commission
condition
PROPOSED
Modification to move retaining
wall and to construct an
additional wall; and to modify
driveway coverage in the front
yard area.
Residence
Garage
Stable
Service Yard
Bsmnt.
Total
3.4% (No change)
8.7%
No change
No change
No change
No change
No change
10.4%
3,866 sq.ft.
769 sq.ft.
640 sq.ft.
96 sq.ft.
1,595 sq.ft.
5,371 sq.ft.
No change
Same access, but paved
No change
N/A
N/A
ZC No. 621 Mod. , 4
PC 5/20/03
• •
City `eolf,.y
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.: 4.B.
Mtg. Date: 11/27/2000
DATE: NOVEMBER 27, 2000
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2000-28: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF . ROLLING HILLS (1) GRANTING A
VARIANCE TO PERMIT ENCROACHMENT OF RETAINING WALLS
INTO THE FRONT YARD SETBACK, (2) GRANTING A VARIANCE TO
PERMIT ENCROACHMENT OF RETAINING WALLS INTO THE SOUTH
SIDE YARD SETBACK, (3) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF PROPOSED RESIDENTIAL ADDITIONS INTO
THE WEST SIDE YARD SETBACK, (4) GRANTING A VARIANCE TO
EXCEED THE MAXIMUM DRIVEWAY COVERAGE IN THE FRONT
YARD, AND (5) GRANTING SITE PLAN REVIEW APPROVAL TO
CONSTRUCT SUBSTANTIAL ADDITIONS THAT REQUIRE GRADING
TO AN EXISTING SINGLE FAMILY RESIDENCE AT 9 MAVERICK
LANE IN ZONING CASE NO. 621.
Mr. and Mrs. Jack Shoemaker, 9 Maverick Lane (Lot 27-SK)
BACKGROUND
1. The Planning Commission adopted the attached Resolution No. 2000-28 on
November 21, 2000 at their regular meeting. The vote was 5-0.
2. The applicants are requesting a Variance to permit retaining walls that are
incorporated into the construction of a stairway and a proposed driveway
located within the front, and side yard setbacks. A 99-foot long curvilinear
retaining wall up to 5 feet in height at the south will encroach up to 25 feet into
the 50 foot front yard setback and up to 17.0 feet into the 35 foot side yard
setback. That same retaining wall branches off into two retaining walls; the most
westerly of which is a 16-foot long retaining wall up to 5 feet in height that will
encroach up to 21 feet into the 35 foot side yard setback and the central 17-foot
long retaining wall up to 5 feet in height that will encroach up to 21 feet into the
35 foot side yard setback.
Printed. on Recycled Paper.
• •
The applicants state that the Variances are necessary because, "The minor retaining
walls that vary from 0 —.5' in height (averaging 2.5 feet) are required to re -build an
extreme driveway so that it is less steep and safer. There will be no impact to any
surrounding properties. This driveway improvement will add to the safety and welfare of
the owner and any visitors (this includes public, government and private visitors)."
The applicants are requesting a Variance to permit proposed residential additions
that will encroach up to 15 feet into the 35 foot west side yard setback. The
existing residence encroaches up to 10.5 feet into the setback.
The applicants state that the Variance is necessary because, "As is clear with the
existing residence, the current setback is significantly encroached. With the new design,
the home is brought significantly closer to being within the intent of the planning
guidelines. Due to the small size of the building pad and limitations of the site, as well as
the new plan being less than 1000 sgft. larger than the existing, some encroachment is
required to further the goals of the planning guidelines. This encroachment is in a non -
visible and very low impact area and will result in no negative impacts to the
surrounding community."
The applicants are requesting a Variance to exceed the maximum driveway
coverage in the front yard which is 3,928 square feet or 33.3% of an 11,800 square
foot front yard (20% maximum of the area of the yard in which they are located).
The existing driveway covers 1,342 square feet or 23% of the 5,922 square foot
front yard.
The applicants state that the Variance is necessary "Due to the extreme slope of the
existing driveway and the unmanageable and unsafe conditions .related to accessing the
current residence, the re -grading of the driveway is proposed. By the proposed design, a
safer access and off street parking area is created. This will require a 10% increase of the
current front yard coverage from the existing driveway. This small increase will allow
for the safe use and enjoyment of the property without any negative impact, visual or
otherwise, on the surrounding community."
The applicants also request Site Plan Review to construct 750 square feet of
additions to the existing 3,116 square foot residence for a total of 3,866 square
feet and the addition of 157 square feet of garage space for a total of 769 square
feet. Proposed structures include a 640 square foot stable on a lower building
pad and a 96 square foot service yard. A 1,595 square foot basement is also
proposed.
The project entails the demolition of the front section of the residence, locating
the residential additions further back on the building pad, and the use of the
basement cut soil to fill and rework the existing steep driveway that has a 20%
slope to be an 8.7% average slope with a 10% maximum slope within the lot.
3. Grading for the project site will require 856 cubic yards of cut soil and 856 cubic
yards of fill soil. The cut and fill will be balanced and includes the cut basement
quantities.
4. Criteria for Site Plan Review and a table of Nearby Properties are attached.
5. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved for Mrs. Sally S. Cornell and Mr. and Mrs. Mark Dessy by the Planning
Commission in by Resolution No. 98-9 in Zoning Case No. 576 to include a
735.28 square foot elongated triangle -shaped portion of land at the west side of
the driveway in 1998.
6. The existing driveway access off Maverick Lane will remain. The existing
driveway has a 20% slope. The proposed driveway will have a 7% slope for the
first 20 feet of the driveway, an 8.7% average slope, and a 10% maximum slope
in accordance with code requirements. The driveway within the lot will be
widened from 11 feet to 14 feet. The proposed driveway was approved in
concept by the County Fire Department.
7. A 640 square foot barn is proposed along with a more than 550 square foot
existing corral on a lower level than the residence and will be accessed by an
existing trail that has a maximum slope of 25% slope from Maverick Lane at the
western side of the property.
8. The structural lot coverage proposed is 5,371 square feet or 3.4% (20% permitted)
and the total lot coverage proposed is 10,368 square feet or 6.5% (35%
permitted).
9. The 8,785 square, foot residential building pad will have proposed coverage of
4,731 square feet or 53.9%. The 3,840 square foot stable pad coverage will be 640
square feet or 16.7%. There is a third 2,600 square foot building pad below the
stable pad that does not have structural development. All three building pads
total 15,225 square feet for a total structural building pad coverage of 5,371
square feet or 35.3%. The Planning Commission's guideline is 30%.
10. The disturbed area of the lot will be 12,000 square feet or 7.5% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas,/and any nongraded area
where impervious surfaces exist.
11. The 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. 2000-28.
•
•
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.
NEARBY PROPERTIES
i
ADDRESS I LOT NO. I OWNER I RESIDENCELOT SIZE/ I
(SQ.FT.) I ACRES (GROSS)
4 Maverick Lane' 24-SK Virtue 5392 1.100
6 Maverick Lane 25-SK Mendez 3028 1.086
8 Maverick Lane 26-SK Dessy 3364 2.859
9 Maverick Lane 27-SK Shoemaker, J. 3049 4.049
(Existing)
7 Maverick Lane 28-SK Howroyd 4964 2.912
5 Maverick Lane 29-SK I Brogdon 2517 ' 2.576
3 Maverick Lane 30-SK I Makita I 2855 I 2.560
1 Maverick Lane 31-SK I Mirsaidi I 3081 i 2.493
AVERAGE I 3531 I 2.454
I PROPOSED I 3,866 I 4.049
•
•
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by morethan 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
EXISTING I PROPOSED
Existing residence
encroaches into west side
yard setback.
Residence
Garage
Stable
Service
Total
2.2%
4.8%
40.7% of 8,785 sq.ft. pad
Residence to encroach into
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
2,870 sq.ft. Residence 3,866 sq.ft.
612 sq.ft. Garage 769 sq.ft.
0 sq.ft. Stable 640 sq.ft.
96 sq.ft. Service 96 sq.ft.
3,578 sq.ft
0% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
23.5% of 15,225 sq.ft. pads
N/A
6.5%
N/A
Existing accessway from
west side of the property with
a maximum 25% slope.
Existing access from the end
of the cul-de-sac off
Maverick Lane
IN/A
PLANTS AND ANIMALS I N/A
Total
5,371 sq.ft.
1 3.4%
16.5%
53.9% of 8,785 sq.ft. pad
16.7% of 3,840 sq.ft. pad
I 0% of 2,600 soft. pad
1 35.3% of 15,225 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
INo change
No change
IPlanning Commission review
IPlanning Commission review
• •
t
RESOLUTION NO. 2000-28
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS (1) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF RETAINING WALLS INTO THE FRONT YARD
SETBACK, (2) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF RETAINING WALLS INTO THE SOUTH SIDE
YARD SETBACK, (3) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF PROPOSED RESIDENTIAL ADDITIONS INTO
THE WEST SIDE YARD SETBACK, (4) GRANTING A VARIANCE TO
EXCEED THE MA)QMUM DRIVEWAY COVERAGE IN THE FRONT
YARD, AND (5) GRANTING SITE PLAN REVIEW APPROVAL TO
CONSTRUCT SUBSTANTIAL ADDITIONS THAT . REQUIRE GRADING
TO AN EXISTING SINGLE FAMILY RESIDENCE AT 9 MAVERICK
LANE IN ZONING CASE NO. 621.
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. Jack Shoemaker with
respect to real property located at'9 Maverick Lane (Lot 27-SK), Rolling Hills, requesting
the following: (1) a Variance to permit encroachment .of retaining walls into the front
yard setback, (2) a Variance to permit encroachment of retaining walls into the south
side yard setback, (3) a Variance to permit encroachment of proposed residential
additions into the west side yard setback, (4) a Variance to exceed the maximum
driveway coverage in the front yard, and (5) Site Plan Review to construct substantial
additions that require grading to an existing single family residence.
Section 2. The Planning Commission conducted a duly noticed public hearing
to consider the applications on August 15, 2000, September 19, 2000, October 17, 2000,
November 21, 2000, and at a field trip visit on September. 9, 2000. The applicants were
notified of . the public hearing in writing by first class mail and through the City's
newsletter. Evidence was heard and presented from all persons interested in affecting
- said proposal and from members of the City staff and the Planning Commission having
reviewed,. analyzed and studied said proposal. The applicants were in attendance at the
hearing. During the hearing process, plans were revised to accurately portray the
location of the existing residence on the building pad and the reconfigured residence to
the west so that the proposed building would be 3 feet away from the edge of the
building pad at the east. .
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption (State CA Guidelines, Section 15301(e)) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills, Municipal
Code permit approval of a Variance from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances applicable to the
property and not applicable to other similar properties in the same zone prevent ' the
owner from making use of a parcel of property to the same extent enjoyed by similar
• •
properties in the same vicinity. Section 17.16.110 requires the front yard setback for
every residential parcel in the RA-S zone to be fifty (50) feet. The applicants are
requesting to encroach up to a maximum of 25 feet into the 50 foot front yard setback
to construct a 99-foot long curvilinear retaining wall up. to 5 feet in height at the south.
With respect to this request fora Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone because of the topography and irregular shape of the lot. The
existing residence was built with a driveway that has a steep 20% slope. The proposed
driveway will have an average 8.7% slope that is less steep and will enlarge the open
space near the front of the residence. The required grading to reduce the slope
necessitates a retaining wall to preserve the integrity of the slope.
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 encroachment permits the use of
the lot to the extent allowed for other properties in the vicinity. The Variance will
permit the development of the property in a manner similar to development patterns
on surrounding properties. This lot has an existing driveway that exceeds the
maximum permitted slope. Other parcels in the vicinity do not have such a steep slope.
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. The proposal allows the owner to reduce the
steep slope at the front of the property to bring it in compliance with Section 17.16.160
(3) of the Rolling Hills Municipal Code. Except as permitted in this Resolution, the
proposed development complies with lot coverage requirements, preservation of the
natural environment, and all other standards of the Rolling Hills Municipal Code.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 621 to permit the encroachment of
up to a maximum of 25 feet into the 50 foot front yard setback to constructa 99-foot
long curvilinear retaining wall, as indicated on the development plan submitted with
this application and incorporated herein by reference as Exhibit A, dated October 13, •
2000, subject to the conditions specified in Section 14 of this Resolution.
Section 6. Section 17.16.120(B) . requires the side yard setback for every
residential parcel in the RA-S-2 zone to be thirty-five (35) feet. The applicants are
requesting to encroach up to a maximum of 17 feet into the 35 foot south side yard
setback to construct a 99-foot long curvilinear retaining wall up to 5 feet in height. With
respect to this request for a Variance, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone because of the topography and irregular shape of the lot. The
existing residence was built with a driveway that, has a steep 20% slope. The proposed
driveway will have an average 8.7% slope that is less steep and will enlarge the open
RESOLUTION NO. 2000-28
PAGE 2 0F10
• •
space near the front of the residence. The required grading to reduce the slope
necessitates a retaining wall to preserve the integrity of the slope.
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 encroachment permits the useof
the lot.. to the extent allowed for other properties in the vicinity. The Variance will
permit the development of the property in a manner similar to development patterns
on surrounding properties. This lot has an existing driveway that exceeds the
maximum permitted slope. Other parcels in the vicinity do not have such a steep slope.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious tothe 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. The proposal allows the owner to reduce the
steep slope at the front of the property to bring it in compliance with Section 17.16.160
(3) of the Rolling Hills .Municipal Code. Except aspermitted in this Resolution, the
proposed development complies with lot coverage requirements, preservation of the
natural environment, and all other standards of the Rolling Hills Municipal Code.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 621 to permit the encroachment of
. up to a maximum of 17 feet into the '35 foot south side yard setback to construct a 99-
foot long curvilinear retaining wall, as indicated on the development plan submitted
with this application and incorporated herein by reference as Exhibit A, dated October
13, 2000, subject to the conditions specified in Section 14 of this Resolution.
Section 8: Section 17.16.120(B) requires the side yard setback for every
residential parcel in the RA-S-2 zone to be thirty-five (35) feet. The applicants are
requesting to encroach up to a maximum of 20 feet into the 35 foot west side yard
setback to construct residential additions. With respect to this request for a Variance,
the Planning Commission finds as follows:
A. . There are exceptional and extraordinary circumstance's and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone because of the topography and irregular shape of the lot. The
existing legal nonconforming residence was built with the residence encroaching up to
11 feet into the west side yard setback. This addition will encroach 9 feet beyond
existing encroachments, a total of 20 feet, and is limited in area so as to expand existing
open space near the front and rear of the residence. The existing residence and
proposed addition are modest in size. Due to the severity of slope on the property, the
existing building pad cannot be increased in size. Accordingly, the encroachment is
necessary becaise the proposed addition cannot be located elsewhere on the lot.
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 encroachment permits. the use of
the lot to the extent allowed for other properties in the vicinity. The Variance will
RESOLUTION NO. 2000-28
PAGE 3 OF10
permit the development of the property in a manner similar to development patterns
on surrounding properties.
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.
Section 9. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 621 to permit the encroachment of
up to a maximum of 20 feet into the 35 foot west side yard setback to construct
residential additions, as indicated on the development plan submitted with this
application and incorporated herein by reference as Exhibit A, dated October 13, 2000,
subject to the conditions specified in Section 14 of this Resolution.
Section 10. Section 17.16.150(B) "requires that driveways in the RA-S zone shall
not cover more than twenty (20) percent of the area of the yard in which they are
located. The applicants are requesting to 'cover a maximum 'of 33.3 percent of the area
of the front yard with a driveway. With respect to this request for a Variance, the
Planning Commission finds as. follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply ' generally to the other property or . class of
use in the same zone because ,of the topography and irregular shape of the lot. The
proposed driveway design will provide safer access to the residence by providing an
average 8.7% slope which is less steep than the existing 20% slope and will enlarge the
open space near the front of the residence. The additional lot coverage is necessary to
achieve the reduced slope of the driveway.
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 encroachment permits the use of
the lot to the extent allowed for other properties in the vicinity. The Variance will
permit the development of the property in a manner similar to development patterns
on surrounding properties.
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. .
Section 11. ' Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 621 to permit a driveway to cover a
maximum of 33.3 percent of the area of the front yard, as indicated on the development
plan submitted with this application and incorporated herein by reference as Exhibit A,
dated October 13, 2000, subject to theconditions specified in Section 14 of this
Resolution.
RESOLUTION NO.2000-28
PAGE 4OF10
• •
Section 12. Section 17.46.020 requires a development plan to be submitted
before any grading requiring a grading permit or 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. The
proposed structure complies with the General Plan requirement of low profile, low
density residential development and maintain sufficient open space between
surrounding structures. With the Variances granted herein, the project conforms to
Zoning Code setback, and lot coverage requirements. The lot has a net square foot
area of 160,420 square feet. The proposed residence (3,866 sq. ft.), garage (769 sq. ft.),
stable (640 sq. ft.), and service yard (96 sq. ft.) will have 5,371. square feet which
constitutes 3.4% of the lot which is within the. ma?cimum 20% structural lot coverage
requirement. The total lot coverage includingpaved areas and driveway will be 10,368
square feet which equals 6.5% 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 northeastern 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.
F. The proposed development, as modified by the conditions of approval, is
harmonious in scale and mass with the site, the natural terrain and other residences on
Maverick Lane. As indicated in Paragraph A, the lot coveragemaximum will not be
exceeded. The proposed project is also consistent with the scale of other large 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
compares 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 the convenience and safety of circulation for
RESOLUTION NO. 2000-28
PAGE 5 OF1 0
pedestrians and vehicles because the proposed project will utilize the existing driveway
accessway.
H. The project conforms with the requirements of the California
Environmental Quality Act and is categorically exempt from environmental review.
Section 13. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 621 for a
proposed residential development as indicated on the development, plan incorporated
herein as Exhibit A, subject to the conditions contained in Section 14 of this Resolution.
Section 14. The Variances approved in Sections 5, 7, 9, and 11 and the Site Plan
Review approved in Section 13 are subject to the following conditions:
A. The Variance and Site Plan Review 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(A) and 17.46.080,
or otherwise extended the approvals pursuant to the requirements of those sections.
B. It is declared and made a condition of the Variance and Site Plan Review
approvals, that if any conditions thereof are violated, this approval shall be suspended
and the privileges granted thereunder shall lapse; provided that the applicant has been
given written notice to cease such violation,theopportunity for a hearing' has been
provided, and if requested, has been held, and thereafter the applicant fails to correct
the violation within a period of thirty (30) days from the date of the City's
determination.
C. All requirements of the Buildings and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located shall 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 dated October 13, 2000, 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 shall conform to the development plan approved with
this application.
F. Any grading shall preserve the existing topography, flora, and natural
features to the greatest extent possible.
G. Grading for the project shall not exceed 856 cubic yards of cut soil and 856
cubic yards of fill soil.
H. Any retaining walls incorporated into the project shall not exceed 5 feet in
height, averaging no more than 2-1/2 feet.
I. The residential structure shall have a pad elevation of 475 feet.
•
RESOLUTION NO. 200028
PAGE 6 OF10
J. The project shall include a basement that shall not exceed a total of 1,595
square feet.
K. The structural lot coverage shall not exceed 3.4% and the total lot
coverage shall not exceed 6.5%.
L. The residential building pad coverage shall not exceed 53.9%, stable pad
building pad coverage shall not exceed 16.7%, a third building pad below the stable pad
shall not have any structural development and total building pad coverage shall not
exceed 35.3%.
M. The maximum disturbed area shall not exceed 7.5% of the net lot, area.
N. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the residential building pad.
O. Landscaping shall include water efficient irrigation, to the maximum
extent feasible, that incorporates a low gallonage irrigation system, utilizes automatic
controllers, incorporates an irrigation design using "hydrozones," considers slope
factors and climate conditions in design, and utilizes means to reduce water waste
resulting from runoff and overspray in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
P. Landscaping shall be designed using mature trees and shrubs so as not to
obstruct the views of neighboring properties but, to obscure the residence.
Q. . The property owner shall not plant any species of plants that are likely at
mature height to impair the views of neighboring properties.
R.. Landscaping shall be provided and maintained to obscure the residence
and thebuilding pad with native drought -resistant vegetation that is compatible with
the surrounding vegetation of the community.
S. At maturity, the new landscape plantings around the proposed residence
shall not exceed the ridge height of the residence.
T. Two copies of a preliminary landscape plan shall be submitted for review
and approval by the Planning Department and include native drought -resistant
vegetation that will not disrupt the impact of the views of neighboring properties prior
to the issuance of any building or grading permit. The landscaping plan submitted shall
comply with the purpose and . intent of the Site Plan Review Ordinance, shall
incorporate existing mature trees and native vegetation, and shall utilize to the
maximum extent feasible, plants that are native to the area and/or consistent with, the
rural character of the community.
A bond in the amount of the cost estimate of . the implementation of the landscaping
plan plus 15% shall be required to be posted prior to issuance of a drainage, grading
RESOLUTION NO. 2000-28
PAGE 7 OF10
• •
and building permit and shall be retained with the. City for not less than two years after
landscape installation. The retained bond will be released by the City Manager after the
City Manager determines that the landscaping was installed pursuant to the
landscaping plan as approved, and that such landscaping is properly established and in
good condition.
U. 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.
V. During construction, the Erosion Control Plan containing the elements set
forth in Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be
followed to minimize erosion and to protect slopes and channels to control stormwater
pollution as required by the County of Los Angeles.
W. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby roadway
easements.
X. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday. through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
Y. The property owners shall conform with the Regional Water Quality
Control Board and County Health Department requirements for the installation and
maintenance of septic tanks.
Z. The property owners shall conform ' with the Regional Water Quality
Control Board and County Health Department requirements for the installation and
maintenance of stormwater drainage facilities.
AA. The property owners shall conform with the Regional Water Quality
Control Board and County Public Works Department Best Management Practices
(BMP's) related to solid.waste.
AB. An Erosion Control Plan containing the elements set forth is Section 7010
of the 1996 County of Los Angeles Uniform Building Code shall be prepared to
minimize erosion and to protect slopes and channels to control stormwater pollution as
required by the County of Los Angeles.
AC. Prior to the submittal of anapplicable 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 shall be submitted to the Rolling Hills Planning Department staff
for their review and. approval. Cut and fill slopes shall not exceed, a steepness of a 2 to .1
slope ratio.
RESOLUTION NO. 2000-28
PAGE 8 OF10
• •
t
AD. The project shall be reviewed andapproved by the. Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
building or grading permit.
AE. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the project which would constitute additional
structural development shall require the filing of a new application for approval by the
Planning Commission.
AF. The applicants shall execute an Affidavit of Acceptance of all conditions of
the Variance and Site Plan approvals, or the approvals shall not be effective.
AG. All conditions of the Variance and Site Plan approvals that apply shall be
complied with prior to the issuance of a building or grading permit from the County of
Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 21ST DAY
ATTEST:
MARILYN RN, DEPUTY CITY CLERK
RESOLUTION NO. 2000-28
PAGE 9 OF10
ER, 2000.
ALLAN ROBERTS, CHAIRMAN
STATE OF CALIFORNIA ) •
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2000-28 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS (1) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF RETAINING WALLS INTO THE FRONT YARD
SETBACK, . (2) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF RETAINING WALLS INTO THE SOUTH SIDE
YARD. SETBACK, (3) GRANTING A VARIANCE TO PERMIT
ENCROACHMENT OF PROPOSED RESIDENTIAL ADDITIONS INTO
THE WEST SIDE YARD SETBACK, (4) GRANTING A VARIANCE TO
EXCEED THE MAXIMUM DRIVEWAY COVERAGE IN THE FRONT
YARD, AND (5) GRANTING SITE PLAN REVIEW APPROVAL TO
CONSTRUCT SUBSTANTIAL ADDITIONS THAT REQUIRE GRADING
TO AN EXISTING SINGLE FAMILY RESIDENCE AT 9 MAVERICK
LANE IN ZONING CASE NO. 621.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on November 21, 2000 by the following roll call vote:
AYES: Commissioners Hankins, Margeta, Sommer, Witte and
Chairman Roberts.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
. ��--
.1%A11.0J-Grirk ;I DEPUTY CITY CLERK
RESOLUTION NO. 2000-28
• PAGE 10 OF10
i
C14 oP
•
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
DATE: OCTOBER 17, 2000
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 621
SITE LOCATION: 9 MAVERICK LANE (LOT 27-SK)
ZONING AND SIZE: RA-S-2, 4.07 ACRES
APPLICANT: MR. AND MRS. JACK SHOEMAKER
REPRESENTATIVE: MR. THOMAS A. BLAIR, BLAIR ASSOCIATES
PUBLISHED: AUGUST 5, 2000
REOUEST
Request for a Variance to permit encroachment of retaining walls into the front yard
setback, request to permit encroachment of retaining walls into the side yard setback,
request for a Variance to permit encroachment of proposed residential additions
into the west side yard setback, request for a Variance to exceed the maximum
driveway coverage in the front yard, and request for Site Plan Review to construct
substantial additions to an existing single family residence that requires grading.
BACKGROUND
1. Plans were revised to accurately portray the location of the residence on the
building pad and the relocation of the residence to the west so that the building
is 3 feet away from the edge of the building pad at the east.
2. The applicants are requesting a Variance to permit retaining walls that are
incorporated into the construction of a stairway and a proposed driveway
located within the front and side yard setbacks. A 99-foot long curvilinear
retaining wall up to 5 feet in height at the south will encroach up to 25 feet into
the 50 foot front yard. setback and up to 17.0 feet into the 35 foot side yard
setback. That same retaining wall branches off into two retaining walls; the
most westerly of which is a 16-foot long retaining wall up to 5 feet in height
that will encroach up to 21 feet into the 35 foot side yard setback and the central
17-foot long retaining wall up to 5 feet in height that will encroach up to 21 feet
into the 35 foot side yard setback.
ZONING CASE NO. 621
PAGE 1
S
Pririted on Recycled Paper.
• •
The applicants state that the Variances are necessary because, "The minor
retaining walls that vary from 0 — 5' in height (averaging 2.5 feet) are required
to re -build an extreme driveway so that it is less steep and safer. There will be
no impact to any surrounding properties. This driveway improvement will
add to the safety and welfare of the owner and any visitors (this includes public,
government and private visitors)."
The applicants are requesting a Variance to permit proposed residential
additions that will encroach up to 15 feet into the 35 foot west side yard setback.
The existing residence encroaches up to 10.5 feet into the setback.
The applicants state that the Variance is necessary because, "As is clear with the
existing residence, the current setback is significantly encroached. With the
new design, the home is brought significantly closer to being within the intent
of the planning guidelines. Due to the small size of the building pad and
limitations of the site, as well as the new plan being less than 1000 sq.ft. larger
than the existing, some encroachment is required to further the goals of the
planning guidelines. This encroachment is in a non -visible and very l o w
impact area and will result in no negative impacts to the surrounding
community."
The applicants are requesting a Variance to exceed the maximum driveway
coverage in the front yard which is 3,928 square feet or 33.3% of an 11,800 square
foot front yard (20% maximum of the area of the yard in which they are
located). The existing driveway covers 1,342 square feet or 23% of the 5,922
square foot front yard.
The applicants state that the Variance is necessary "Due to the extreme slope of
the existing driveway and the unmanageable and unsafe conditions related to
accessing the current residence, the re -grading of the driveway is proposed. By
the proposed design, a safer access and off street parking area is created. This
will require a 10% increase of the current front yard coverage from the existing
driveway. This small increase will allow for the safe use and enjoyment of the
property without any negative impact, visual or otherwise, on the surrounding
community."
The applicants also request Site Plan Review to construct 750 square feet of
additions to the existing 3,116 square foot residence for a total of 3,866 square
feet and the addition of 157 square feet of garage space for a total of 769 square
feet. Proposed structures include a 640 square foot stable on a lower building
pad and a 96 square foot service yard. A 1,595 square foot basement is also
proposed.
The project entails the demolition of the front section of the residence, locating
the residential additions further back on the building pad, and the use of the
ZONING CASE NO. 621
PAGE 2
• •
basement cut soil to fill and rework the existing steep driveway that has a 20%
slope to be an 8.7% average slope with a 10% maximum slope within the lot.
3. Grading for the project site will require 856 cubic yards of cut soil and 856 cubic
yards of fill soil. The cut and fill will be balanced and includes the cut basement
quantities.
4. Criteria for Site Plan Review and a table of Nearby Properties are attached.
5. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved for Mrs. Sally S. Cornell and Mr. and Mrs. Mark Dessy by the
Planning Commission in by Resolution No. 98-9 in Zoning Case No. 576 to
include a 735.28 square foot elongated triangle -shaped portion of land at the
west side of the driveway in 1998.
6. The existing driveway access off Maverick Lane will remain. The existing
driveway has a 20% slope. The proposed driveway will have a 7% slope for the
first 20 feet of the driveway, an 8.7% average slope, and a 10% maximum slope
in accordance with code requirements. The driveway within the lot will be
widened from 11 feet to 14 feet. The proposed driveway was approved in
concept by the County Fire Department.
7. A 640 square foot barn is proposed along with a more than 550 square foot
existing corral on a lower level than the residence and will be accessed by an
existing trail that has a maximum slope of 25% slope from Maverick Lane at
the western side of the property.
8. The structural lot coverage proposed is 5,371 square feet or 3.4% (20%
permitted) and the total lot coverage proposed is 10,368 square feet or 6.5%
(35% permitted).
9.. The 8,200 square foot residential building pad will have proposed coverage of
4,635 square feet or 56.5%. The 3,840 square foot stable pad coverage will be 640
square feet or 16.7%. There is a third 2,600 square foot building pad below the
stable pad that does not have structural development. All three building pads
total 14,640 square feet for a total structural building pad coverage of 5,372
square feet or 36.7%. The Planning Commission's guideline is 30%.
10. The disturbed area of the lot will be 12,000 square feet or 7.5% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZONING CASE NO. 621
PAGE 3
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take public
testimony.
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.
ZONING CASE NO. 621
PAGE 4
•
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
IEXISTING I
Existing residence
encroaches into west side
yard setback.
Residence
Garage
Stable
Service Yard
Total
2.2%
4.8%
2,870 sq.ft.
612 sq.ft.
0 sq.ft.
96 sq.ft.
3,578 sq.ft.
51.4% of 8,200 sq.ft. pad
0% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
24.4% of 14,640 sq.ft. pads
N/A
6.5%
N/A
Existing accessway from
west side of the property with
a maximum 25% slope.
Existing access from the end
of the cul-de-sac off
Maverick Lane
N/A
N/A
PROPOSED
Residence to encroach into
west side yard setback, and
retaining walls incorporated in
proposed driveway that
encroach into front and side
yard setbacks.
Residence 3,866 sq.ft.
Garage 769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Total
3.4%
6.5%
5,371 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
No change
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 621
PAGE 5
DATE:
TO:
FROM:
i
Cry 0/ leof?.,.q.JdFe
•
Ioe
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
SEPTEMBER 19, 2000 (310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMIS NtY°frn@ao'.c0m
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 621
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MR. THOMAS A. BLAIR, BLAIR ASSOCIATES
AUGUST 5, 2000
Request for a Variance to permit encroachment of retaining walls into the front yard
setback, request to permit encroachment of retaining walls into the side yard setback,
request for a Variance to permit encroachment of proposed residential additions
into the west side yard setback, request for a Variance to exceed the maximum
driveway coverage in the front yard, and request for Site Plan Review to construct
substantial additions to an existing single family residence that requires grading.
BACKGROUND
1. The Planning Commission viewed the site on September 9, 2000. The
Commission was concerned about the east side of the proposed residence
which appeared to be too close the edge of the building pad.
Plans had been revised to eliminate the upper pad off-street parking area and
its attendant retaining wall in the front yard and correct the previous plans that
showed the roof outline of the existing residence, not the residence itself. This
explains the disparity in appearance of the size of the existing house and
proposed house on the plan exhibited on August 15t. The driveway was
approved in concept by the County Fire Department.
2. The applicants are requesting a Variance to permit retaining walls that are
incorporated into the construction of a stairway and a proposed driveway
located within the front and side yard setbacks. A 99-foot long curvilinear
retaining wall up to 5 feet in height at the south will encroach up to 25 feet into
the 50 foot front yard setback and up to 17.0 feet into the 35 foot side yard
setback. That same retaining wall branches off into two retaining walls; the
most westerly of which is a 16-foot long retaining wall up to 5 feet in height
that will encroach up to 21 feet into the 35 foot side yard setback and the central
ZONING CASE NO. 621
PAGE 1
Printed on Recycled Paper.
• •
ti
17-foot long retaining wall up to 5 feet in height that will encroach up to 21 feet
into the 35 foot side yard setback.
The applicants state that the Variances are necessary because, "The minor
retaining walls that vary from 0 — 5' in height (averaging 2.5 feet) are required
to re -build an extreme driveway so that it is less steep and safer. There will be
no impact to any surrounding properties. This driveway improvement will
add to the safety and welfare of the owner and any visitors (this includes public,
government and private visitors)."
The applicants are requesting a Variance to permit proposed residential
additions that will encroach up to 15 feet into the 35 foot west side yard setback.
The existing residence encroaches up to 10.5 feet into the setback.
The applicants state that the Variance is necessary because, "As is clear with the
existing residence, the current setback is significantly encroached. With the
new design, the home is brought significantly closer to being within the intent
of the planning guidelines. Due to the small size of the building pad and
limitations of the site, as well as the new plan being less than 1000 sq.ft. larger
than the existing, some encroachment is required to further the goals of the
planning guidelines. This encroachment is in a non -visible and very l o w
impact area and will result in no negative impacts to the surrounding
community."
The applicants are requesting a Variance to exceed the maximum driveway
coverage in the front yard which is 3,928 square feet or 33.3% of an 11,800 square
foot front yard (20% maximum of the area of the yard in which they are
located).. The existing driveway covers 1,342 square feet or 23% of the 5,922
square foot front yard.
The applicants state that the Variance is necessary "Due to the extreme slope o f
the existing driveway and the unmanageable and unsafe conditions related to
accessing the current residence, the re -grading of the driveway is proposed. By
the proposed design, a safer access and off street parking area is created. This
will require a 10%. increase of the current front yard coverage from the existing
driveway. This small increase will allow for the safe use and enjoyment of the
property without any negative impact, visual or otherwise, on the surrounding
community."
The applicants also request Site Plan Review to construct 997 square feet of
additions to the existing 2,870 square foot residence for a total of 3,867 square
feet and the addition of 157 square feet of garage space for a total of 769 square
feet. Proposed structures include a 640 square foot stable on a lower building
pad and a 96 square foot service yard. A 1,595 square foot basement is also
proposed.
ZONING CASE NO. 621
PAGE 2
• •
The project entails the demolition of the front section of the residence, locating
the residential additions further back on the building pad, and the use of the
basement cut soil to fill and rework the existing steep driveway that has a 20%
slope to be an 8.7% average slope with a 10% maximum slope within the lot.
3. Grading for the project site will require 856 cubic yards of cut soil and 856 cubic
yards of fill soil. The cut and fill will be balanced. and includes the cut basement
quantities.
4. Criteria for Site Plan Review and a table of Nearby Properties are attached.
5. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved for Mrs. Sally S. Cornell and Mr. and Mrs. Mark Dessy by the
Planning Commission in by Resolution No. 98-9 in Zoning Case No. 576 to
include a 735.28 square foot elongated triangle -shaped portion of land at the
west side of the driveway in 1998.
6. The existing driveway access off Maverick Lane will remain. The existing
driveway has a 20% slope. The proposed driveway will have a 7% slope for the
first 20 feet of the driveway, an 8.7% average slope, and a 10% maximum slope
in accordance with code requirements. The driveway within the lot will be
widened from 11 feet to 14 feet.
7. A 640 square foot barn is proposed along with a more than 550 square foot
existing corral on a lower level than the residence and will be accessed by an
existing trail that has a maximum slope of 25% slope from Maverick Lane at
the western side of the property.
8. The structural lot coverage proposed is 5,372 square feet or 3.3% (20%
permitted) and the total lot coverage proposed is 10,369 square feet or 6.5%
(35% permitted).
9. The 8,200 square foot residential building pad will have proposed coverage of
4,636 square feet or 56.5%. The 3,840 square foot stable pad coverage will be 640
square feet or 16.7%. There is a third 2,600 square foot building pad below the
stable pad that does not have structural development. All three building pads
total 14,640 square feet for a total structural building pad coverage of 5,372
square feet or 36.7%. The Planning Commission's guideline is 30%.
10. The disturbed area of the lot will be 12,000 square feet or 7.5% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist.
11. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZONING CASE NO. 621
PAGE 3
• •
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take public
testimony.
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.
ZONING CASE NO. 621
PAGE 4
•
SITE PLAN REVIEW EXISTING
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
No encroachments.
Residence
Garage
Stable
Service Yard
Total
2.2%
4.8%
2,870 sq.ft.
612 sq.ft.
0 sq.ft.
96 sq.ft.
3,578 sq.ft.
51.4% of 8,200 sq.ft. pad
0% of 3,840 sq.ft. pad
0% of 2,600 sq_ft. pad
24.4% of 14,640 sq.ft. pads
N/A
6.5%
N/A
Existing accessway from
west side of the property with
a maximum 25% slope.
Existing access from the end
of the cul-de-sac off
Maverick Lane
N/A
N/A
PROPOSED
Retaining walls incorporated
in proposed driveway that
encroach into front and side
yard setbacks.
Residence 3,867 sq.ft.
Garage 769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Total
3.3%
6.5%
5,372 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
No change
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 621
PAGE 5
ADDRESS
4 Maverick Lane
6 Maverick Lane
8 Maverick Lane
9 Maverick Lane
7 Maverick Lane
5 Maverick Lane
3 Maverick Lane
1 Maverick Lane
NEARBY PROPERTIES
LOT NO. I OWNER j:RESIDENCE
(SQ.FT.)
24-SK Virtue 5392
25-SK Mendez 3028
26-SK Dessy 3364
27-SK Shoemaker, J. 3049
(Existing)
28-SK Howroyd 4964
29-SK Brogdon 2517
30-SK Makita 2855
31-SK Mirsaidi 3081
AVERAGE I 3531
PROPOSED I 3,867
LOT.SSIZE/
ACRES
(GROSS)
1.100
1.086
2.859
4.049
2.912
2.576
2.560
2.493
2.454
4.049
ZONING CASE NO. 621
PAGE 6
S •
Ci1y 0/ R0ffi JUL
DATE:
TO:
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
SEPTEMBER 9, 2000 (310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSIMy0"@a01.c0m
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REQUEST
ZONING CASE NO. 621
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MR. THOMAS A. BLAIR, BLAIR ASSOCIATES
AUGUST 5, 2000
Request for a Variance to permit encroachment of retaining walls into the front yard
setback, request to permit encroachment of retaining walls into the side yard setback,
request for a Variance to permit encroachment of proposed residential additions
into the west side yard setback, request for a Variance to exceed the maximum
driveway coverage in the front yard, and request for Site Plan Review to construct
substantial additions to an existing single family residence that requires grading.
BACKGROUND
1. The Planning Commission will view the site on Saturday, September 9, 2000
following visits to 12 Upper Blackwater Canyon Road and 7 Packsaddle Road
West beginning at 8 AM.
Since the August 15, 2000 Planning Commission meeting, plans were revised
to eliminate the upper pad off-street parking area and its attendant retaining
wall in the front yard and correct the previous plans that showed the roof
outline of the existing residence, not the residence itself. This explains the
disparity in appearance of the size of the existing house and proposed house on
the plan exhibited on August 15th. In addition, the driveway was approved in
concept by the County Fire Department.
2. The applicants are requesting a Variance to permit retaining walls that are
incorporated into the construction of a stairway and a proposed driveway
located within the front and side yard setbacks. A 99-foot long curvilinear
retaining wall up to 5 feet in height at the south will encroach up to 25 feet into
the 50 foot front yard setback and up to 17.0 feet into the 35 foot side yard
setback. That same retaining wall branches off into two retaining walls; the
most westerly of which is a 16-foot long retaining wall up to 5 feet in height
ZONING CASE NO. 621
PAGE 1
Printed on Recycled Paper.
• •
that will encroach up to 21 feet into the 35 foot side yard setback and the central
17-foot long retaining wall up to 5 feet in height that will encroach up to 21 feet
into the 35 foot side yard setback.
The applicants state that the Variances are necessary because, "The minor
retaining walls that vary from 0 — 5' in height (averaging 2.5 feet) are required
to re -build an extreme driveway so that it is less steep and safer. There will be
no impact to any surrounding properties. This driveway improvement will
add to the safety and welfare of the owner and any visitors (this includes public,
government and private visitors)."
The applicants are requesting a Variance to permit proposed residential
additions that will encroach up to 15 feet into the 35 foot west side yard setback.
The existing residence encroaches up to 10.5 feet into the setback.
The applicants state that the Variance is necessary because, "As is clear with the
existing residence, the current setback is significantly encroached. With the
new design, the home is brought significantly closer to being within the intent
of the planning guidelines. Due to the small size of the building pad and
limitations of the site, as well as the new plan being less than 1000 sq.ft. larger
than the existing, some encroachment is required to further the goals of the
planning guidelines. This encroachment is in a non -visible and very l o w
impact area and will result in no negative impacts to the surrounding
community."
The applicants are requesting a Variance to exceed the maximum driveway
coverage in the front yard which is 3,928 square feet or 33.3% of an 11,800 square
foot front yard (20% maximum of the area of the yard in which they are
located). The existing driveway covers 1,342 square feet or 23% of the 5,922
square foot front yard.
The applicants state that the Variance is necessary "Due to the extreme slope of
the existing driveway and the unmanageable and unsafe conditions related to
accessing the current residence, the re -grading of the driveway is proposed. By
the proposed design, a safer access and off street parking area is created. This
will require a 10% increase of the current front yard coverage from the existing
driveway. This small increase will allow for the safe use and enjoyment of the
property without any negative impact, visual or otherwise, on the surrounding
community."
The applicants also request Site Plan Review to construct 997 square feet of
additions to the existing 2,870 square foot residence for a total of 3,867 square
feet and the addition of 157 square feet of garage space for a total of 769 square
feet. Proposed structures include a 640 square foot stable on a lower building
pad and a 96 square foot service yard. A 1,595 square foot basement is also
proposed.
ZONING CASE NO. 621
PAGE 2
The project entails the demolition of the front section of the residence, locating
the residential additions further back on the building pad, and the use of the
basement cut soil to fill and rework the existing steep driveway that has a 20%
slope to be an 8.7% average slope with a 10% maximum slope within the lot.
3. Grading for the project site will require 856 cubic yards of cut soil and 856 cubic
yards of fill soil. The cut and fill will be balanced and includes the cut basement
quantities.
4. Criteria for Site Plan Review and a table of Nearby Properties are attached.
5. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved . for Mrs. Sally S. Cornell and Mr. and Mrs. Mark Dessy by the
Planning Commission in by Resolution No. 98-9 in Zoning Case No. 576 to
include a 735.28 square foot elongated triangle -shaped portion of land at the
west side of the driveway in 1998.
6. The existing driveway access off Maverick Lane will remain. The existing
driveway has a 20% slope. The proposed driveway will have a 7% slope for the
first 20 feet of the driveway, an 8.7% average slope, and a 10% maximum slope
in accordance with code requirements. The driveway within the lot will be
widened from 11 feet to 14 feet.
7. A 640 square foot barn is proposed along with a more than 550 square foot
existing corral on a lower level than the residence and will be accessed by an
existing trail that has a maximum slope of 25% slope 'from Maverick Lane at
the western side of the property.
8. The structural lot coverage proposed is 5,372 square feet or 3.3% (20%
permitted) and the total lot coverage proposed is 10,369 square feet or 6.5%
(35% permitted).
9. The 8,200 square foot residential building pad will have proposed coverage of
4,636 square feet or 56.5%. The 3,840 square foot stable pad coverage will be 640
square feet or 16.7%. There is a third 2,600 square foot building pad below the
stable pad that does not have structural development. All three building pads
total 14,640 square, feet for a total structural building pad coverage of 5,372
square feet or 36.7%. The Planning Commission's guideline is 30%.
10. The disturbed area of the lot will be 12,000 square feet or 7.5% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist.
ZONING CASE NO. 621
PAGE 3
• •
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.
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.
ZONING CASE NO. 621
PAGE 4
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
STABLE BUILDING PAD COVERAGE
THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
No encroachments.
Residence
Garage
Stable
Service Yard
Total
2.2%
4.8%
2,870 sq.ft.
612 sq.ft.
0 sq.ft.
96 sq.ft.
3,578 sq.ft.
51.4% of 8,200 sq.ft. pad
0% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
24.4% of 14,640 sq.ft. pads
N/A
6.5%
N/A
Existing accessway from
west side of the property with
a maximum 25% slope.
Existing access from the end
of the cul-de-sac off
Maverick Lane
N/A
N/A
PROPOSED
Retaining walls incorporated
in proposed driveway that
encroach into front and side
yard setbacks.
Residence
Garage
3,867 sq.ft.
769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Total
3.3%
6.5%
56.5% of 8,200 sq.ft. pad
5,372 sq.ft.
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
No change
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 621
PAGE 5
ADDRESS
4 Maverick Lane
6 Maverick Lane
8 Maverick Lane
9 Maverick Lane
7 Maverick Lane
5 Maverick Lane
3 Maverick Lane
1 Maverick Lane
NEARBY PROPERTIES
LOT NO. I OWNER I RESIDENCE
(SQ.FT.).
24-SK Virtue 5392
25-SK Mendez 3028
26-SK Dessy 3364
27-SK Shoemaker, J. 3049
(Existing)
28-SK Howroyd 4964
29-SK Brogdon 2517
30-SK Makita 2855
31-SK Mirsaidi 3081
AVERAGE I 3531
PROPOSED I 3,867
LOT SIZE/
ACRES
(GROSS)
1.100
1.086
2.859
4.049
2.912
2.576
2.560
2.493
2.454
4.049
ZONING CASE NO. 621
PAGE 6
DATE:
TO:
FROM:
•
City 0/
AUGUST 15, 2000
•
INCORPORATED JANUARY 24,
1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
HONORABLE MEMBERS OF THE PLANNING COMMISSIE511yofrh@aol.com
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 621
9 MAVERICK LANE (LOT 27-SK)
RA-S-2, 4.07 ACRES
MR. AND MRS. JACK SHOEMAKER
MR. THOMAS A. BLAIR, BLAIR ASSOCIATES
AUGUST 5, 2000
Request for Site Plan Review to construct substantial additions to an existing single
family residence that requires grading.
BACKGROUND
1. The applicants are requesting Site Plan Review to construct 997 square feet of
additions to the existing 2,870 square foot residence for a total of 3,867 square
feet. The project also includes the addition of 157 square feet of garage space for
a total of 769 square feet. Proposed structures include a 640 square foot stable on
a lower building pad and a 96 square foot service yard. A 1,595 square foot
basement is also proposed.
The project entails the demolition of the front section of the residence, locating
the residential additions further back on the building pad, and the use of the
basement cut soil to fill and rework the existing steep driveway that has a 20%
slope to be an 8.7% average slope with a 10% maximum slope within the lot.
Retaining walls incorporated in the proposed driveway that are located within
the front and side yard setbacks came to the attention of staff during staff report
preparation that will require a Variance application along with required
noticing. There will be a 24-foot long retaining wall up to 4 feet in height at the
west side of the front yard that will encroach up to 20 feet into the 50 foot front
yard setback. There will be a second 116-foot long retaining wall up to 4 feet in
height at the south that will encroach up to 27 feet into the 50 foot front yard
setback. That same retaining wall branches off into two retaining walls, the
southernmost of which will encroach up to 21 feet into the 35 foot side yard
setback.
ZONING CASE NO. 619
PAGE 1
Printed on Recycled Paper.
• •
2. Grading for the project site will require 856 cubic yards of cut soil and 856 cubic
yards of fill soil. The cut and fill will be balanced and includes the cut basement
quantities.
3. Criteria for Site Plan Review and a table of Nearby Properties are attached.
4. The existing residence was constructed in 1956. A Lot Line Adjustment was
approved for Mrs. Sally S. Cornell and Mr. and Mrs. Mark Dessy by the
Planning Commission in by Resolution No. 98-9 in Zoning Case No. 576 to
include a 735.28 square foot elongated triangle -shaped portion of land at the
west side of the driveway.
5. The existing driveway access off Maverick Lane will remain. The existing
driveway has a 20% slope. The proposed driveway will have a 7% slope for the
first 20 feet of the driveway, an 8.7% average slope, and a 10% maximum slope
in accordance with code requirements. The driveway within the lot will be
widened from 11 feet to 14 feet.
6. A 640 square foot barn is proposed along with a more than 550 square foot
existing corral on a lower level than the residence will be accessed by an
existing trail that has a maximum slope of 25% slope from Maverick Lane at
the western side of the property.
7. The structural lot coverage proposed is 5,372 square feet or 3.3% (20%
permitted) and the total lot coverage proposed is 10,369 square feet or 6.5%
(35% permitted).
8. The 8,200 square foot residential building pad will have proposed coverage of
4,636 square feet or 56.5%. The 3,840 square foot stable pad coverage will be 640
square feet or 16.7%. There is a third 2,600 square foot building pad below the
stable pad that does not have structural development. All three building pads
total 14,640 square feet for a total structural building pad coverage of 5,372
square feet or 36.7%. The Planning Commission's guideline is 30%.
9. The disturbed area of the lot will be 12,000 square feet or 7.5% (40% maximum
permitted; any graded building pad area, any remedial grading (temporary
disturbance), any graded slopes and building pad areas, and any nongraded area
where impervious surfaces exist.
10. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
RECOMMENDATION
It is recommended that the Planning Commission review the plan and take public
testimony.
ZONING CASE NO. 619
PAGE 2
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
Site Plan Review required for grading requiring a
grading permit, any new structure or if size of
structure increases by at least 1,000 sq.ft. and
has the effect of increasing the size of the
structure by more than 25% in a 36-month
period.
STRUCTURAL LOT COVERAGE
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD COVERAGE
(Guideline maximum of 30%)
I STABLE BUILDING PAD COVERAGE
I THIRD 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 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING
No encroachments.
Residence
Garage
Stable
Service Yard
Total
2.6%
5.2%
2,870 sq.ft.
612 sq.ft.
640 sq.ft.
96 sq.ft.
4,218 sq.ft.
51.4% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
28.8% of 14,640 sq.ft. pad
N/A
6.5%
N/A
Existing accessway from
west side of the property with
a maximum 25% slope.
Existing access from the end
of the cul-de-sac off
Maverick Lane
N/A
N/A
PROPOSED
Retaining walls incorporated
in proposed driveway that
encroach into front and side
yard setbacks.
Residence 3,867 sq.ft.
Garage 769 sq.ft.
Stable 640 sq.ft.
Service Yard 96 sq.ft.
Total
3.3%
6.5%
5,372 sq.ft.
56.5% of 8,200 sq.ft. pad
16.7% of 3,840 sq.ft. pad
0% of 2,600 sq.ft. pad
36.7% of 14,640 sq.ft. pads
856 cu. yds cut soil
856 cu. yds fill soil
7.5%
640 sq.ft. stable
>550 sq.ft. corral
No change
No change
Planning Commission review
Planning Commission review
ZONING CASE NO. 619
PAGE 3
•
ADDRESS,
4 Maverick Lane
6 Maverick Lane
8 Maverick Lane
9 Maverick Lane
7 Maverick Lane
5 Maverick Lane
3 Maverick Lane
1 Maverick Lane
NEARBY PROPERTIES
LOT NO.
24-SK
25-SK
26-SK
27-SK
28-SK
29-SK
30-SK
31-SK
OWNER I RESIDENCE
(SQ,FT:)
Virtue 5392
Mendez 3028
Dessy 3364
Shoemaker, J. 3049
(Existing)
Howroyd 4964
Brogdon 2517
Makita 2855
Mirsaidi 3081
AVERAGE I 3531
PROPOSED I 3,867
LOT SIZE/
ACRES
(GROSS)
1.100
1.086
2.859
4.049
2.912
2.576
2.560
2.493
2.454
4.049
ZONING CASE NO. 619
PAGE 4
MEMORANDUM
APRIL 13, 2007
TO: NAN HUANG, FINANCE DIRECTOR
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR V7
SUBJECT: RELEASE — CERTIFICATE OF DEPOSIT FOR LANDSCAPING
9 MAVERICK LANE, SHOEMAKER
Please release the Certificate of Deposit No. 118-0431718 to Mr. Jack Shoemaker.
Mr. Shoemaker has successfully completed the landscaping that was bonded for with
this Certificate of Deposit.