898, Construction of a raised deck,, Staff ReportsRd/a/to qtai
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 5-A
Mtg. Date: 05/09/16
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR Ti
THRU: RAYMOND R. CRUZ, CITY MANAGER S
SUBJECT: RESOLUTION NO. 2016-09. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A
SITE PLAN REVIEW TO CONSTRUCT AN ADDITION AND GRADING; AND A
VARIANCE TO ENCROACH INTO THE FRONT YARD SETBACK WITH A
PORTION OF THE ADDITION AND TO RETAIN A SHED IN THE SIDE YARD
SETBACK IN ZONING CASE NO. 898 AT 46 EASTFIELD, (LOT 97-EF) (MILLER).
REQUEST AND PLANNING COMMISSION ACTION
1. It is recommended that the City Council receive and file this report or provide
other direction to staff.
2. The applicants, Mr. and Mrs. Robert Miller, request a Site Plan Review and
Variances to construct a 1,757 square foot addition to the existing residence for a total of
4,000 square feet and grading of total of 200 cubic yards of dirt. The variances are
requested for an 85 square foot portion of the proposed addition to encroach between 8-
10 feet into the front yard setback and to retain an existing wood shed in a side yard
setback. The south addition will be constructed below the existing eave projection.
3. The Planning Commission by a vote 4-0-1 (Commissioner Gray absent -
However, at the previous meeting of the Planning Commission he agreed to direct staff
to bring a Resolution of approval), approved the project after the applicant revised the
plan to address several issues the Planning Commission had. Specifically, the Planning
Commission expressed concerns about the ridgeline of the new addition in the front,
and the applicant responded by lowering the ridgeline by 2' and the rear addition is
now proposed to be built under the existing eave projection.
• •
The Planning Commission found that the proposed addition to increase the residence to
4,000 square feet is comparable to the surrounding residences that average to 4,413
square feet. Further, the proposed project is not obtrusive as it is located below
Eastfield Drive and will be screened from the road by the drop in elevation and
landscaping. No further disturbance is required for the addition in the front setback as
the area is level. They found that the configuration and location of the existing
residence, which spans along the length of the building pad, makes it difficult to make
any additions elsewhere to the house.
BACKGROUND
4. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.8 acres. For development purposes the net lot area of the lot is 65,880 square feet or
1.51 acres. Records indicate that the residence was constructed in 1955. Through the
years several additions were made to the residence. Grading for a corral area was
approved in 1960 and a stable/tack room was also constructed in 1960. The pool was
constructed in 1959 and in 1961 a pool shelter/guest house was constructed. The pool
shelter/guest house was subject to a code enforcement issue in 2007, as a previous
owner renovated the structure, and constructed a flat roof with a deck and outdoor
barbeque without permits. Following code enforcement action, the previous owner
obtained the required permissions and building permits, but has not corrected the roof
configuration. As part of this approval, the applicant is required to correct the roof and
obtain a building permit for the roof. The RHCA Architectural Committee is enforcing
the slope of the roof.
5. Currently the lot is developed with a 2,243 square foot residence, 420 square foot
garage, 465 square foot swimming pool, 680 square foot guest house, several trellises,
sheds, and other amenities. One of the sheds is located in side setback and requires a
variance or must be removed. The applicant is asking to retain the shed, thus the
variance.
MUNICIPAL CODE COMPLIANCE
6. The proposed addition of 1,757 square feet contains an 85 square foot portion
that encroaches into the required 50-foot front yard setback between 8 - 10 feet for a
distance of approximately 23 feet, which requires a variance. The northern addition has
a minimum 5' walkway clearance, and the southern addition has at least a 6'-7'
walkway clearance around the addition.
7. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 26,600 square feet (40.4% of
the net lot area), which is not proposed to change.
8. The applicants request to retain a 100 square foot shed in the west side yard
setback, which also requires a variance.
ZC NO. 898
9. The residential building pad (outside of setbacks) will not be increased and will
remain at 9,950 square feet. The coverage on this pad is proposed at 60.4%, which
includes all of the structures on this pad. With the allowed deductions the building pad
coverage will be 5,206 square feet or 52.3%. This is an increase from 34.7% from the
existing condition.
There is an existing building pad of 2,840 square feet where a pool and guest house is
located. The total building pad coverage on this pad remains at 41.55%. No changes are
being proposed to this building pad.
The future stable and corral are proposed to be set aside on an existing stable building
pad, which is 3,375 square feet in area. The coverage on this pad with a future 450-
square foot stable and an existing shed of 185 square feet will be 15.26%. No changes are
being proposed to this future building pad.
10. The structural lot coverage proposed, with allowed deductions, will be 7,401
square feet or 11.2% net lot coverage. The total lot coverage will be 13,418 square feet or
20.4% net lot coverage.
11. The architect states that 85 square feet of the proposed 1,757 additions will
encroach no more than 10 feet into the front setback. He advises that while the lot is
larger than those in the direct vicinity of the property, the majority of it is sloped and
unbuildable. By utilizing a portion of the existing flat space, be it in the front setback, it
allows for no grading and less overall disturbance of the lot. The addition remains
within the existing retaining wall and flat area on the site, and the total size of the
residence will be in line with other homes in the neighborhood.
12. The Rolling Hills Community Association will review this project at a later date.
13. The project will be required to comply with storm water management
requirements and all other Zoning Code requirements, including undergrounding of
utility lines.
14. When reviewing a development application the Planning Commission considers
whether the proposed project meets the criteria for a Site Plan Review and Variances
and must find that the proposed uses are consistent with the General Plan and
development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
15. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 1 exemption in that the project
is an addition.
ZC NO. 898
0
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ZC NO. 898 NEARBY PROPERTIES
(For information only)
Address
13 Open Brand Rd.
24 Outrider Rd.
48 Eastfield Dr.
45 Eastfield Dr.
44 Eastfield Dr.
50 Eastfield Dr.
Average
46 Eastfield
House size in sq.ft.
(built/add or remodel)
3,700 (1955/1961
5,551 (1993/1994)*
2,898 (1956/1966)
5,820 (1954/1959)
3,186 (2007)*
5,325 (1999)
4,413
Proposed
4,078
Lot Area sq.ft. (excl.
roadway easements)
216,057
112,820
78,410
93,650
35,720
50,530
97,865
77,970
NOTE: The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records * City Records
ZC NO.898
0
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•
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35 % maximum)
BUILDING PADS (30% guideline)
Residence
Pool
Stable (min. 450 sq. ft. stable)
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
(except basement)
DISTURBED AREA
(40% max; 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 (min. 450 SOFT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
EXISTING 11 PROPOSED
SINGLE FAMILY RESIDENCE ADDITION
WITH GARAGE, POOL, POOL
HOUSE, SHEDS
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
TOTAL
2243 sq.ft.
420 sq.ft
465 sq.ft.
35 sq. ft.
680 sq. ft.
300 sq. ft
465 sq. ft.
325 sq. ft.
185 sq. ft.
25 sq. ft.
300 sq. ft.
100 sq.ft.
96 sq.ft.
5,639 sq. ft.
7.9% w/allowed deductions
17.2% with
exclusions/allowances
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
Stable (set -aside)
TOTAL
7,401 sq.ft. w/ allowed
deductions or 11.2% of 65,880 sq•
ft. net lot area
13,418 sq.ft or 20.4% of 65,880 sq
ft. net lot w/allowances
4000 sq.ft.
420 sq.ft.
465 sq.ft.
35 sq.ft.
680 sq.ft.
300 sq.ft.
465 sq.ft
325 sq.ft.
185 sq.ft.
25 sq.ft.
300 sq.ft.
100 sq.ft.
96 sq.ft.
450 sq.ft.
7,846 sq.ft.
34.7% 52.3% of 9,950 sq.ft. residential
pad
41.55% 41.55% of 2,840
2.3% 15.3% sq.ft. of 3,375 sq. ft.
N/A
40.4%
N/A
N/A
Existing driveway approach
N/A
N/A
100 c.y. cut & fill for house, 250
c.y. overexcavation & 250c.y.
compaction for house,
SUM = 700 c.y.
40.4%
26,600 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
Off main private driveway
Existing driveway approach
N/A
N/A
ZC NO. 898
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SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of
certain development projects in the City for the purposes of ensuring that the proposed
project is consistent with the City's General Plan; incorporates environmentally and
aesthetically sensitive grading practices; preserves existing mature vegetation; is
compatible and consistent with the scale, massing and development pattern in the
immediate project vicinity; and otherwise preserves and protects the health, safety and
welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by
the Commission, or by the City Council on appeal, unless the following
findings can be made:
1. The project complies with and is consistent with the goals and policies
of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state
of the lot by minimizing building coverage. Lot coverage
requirements are regarded as maximums, and the actual amount of
lot coverage permitted depends upon the existing buildable area of
the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site,
including surrounding native vegetation, mature trees, drainage
courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and
to minimize the amount of grading required to create the building
area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage
course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the
community, and landscaping provides a buffer or transition area
between private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
ZC NO. 898
• •
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on
appeal) must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions
applicable to the property that do not apply generally to other properties
in the same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same
vicinity and zone but which is denied the property in question;
C. That the granting of such variance will not be materially detrimental to
the public welfare or injurious to properties or improvements in the
vicinity;
D. That in granting the variance, the spirit and intent of this title will be
observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los
Angeles Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities; and
G. That the variance request is consistent with the general plan of the City of
Rolling Hills.
ZC NO.898
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RESOLUTION NO. 2016-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION AND GRADING;
AND A VARIANCE TO ENCROACH INTO THE FRONT YARD
SETBACK WITH A PORTION OF THE ADDITION AND TO
RETAIN A SHED IN THE SIDE YARD SETBACK IN ZONING
CASE NO. 898 AT 46 EASTFIELD, (LOT 97-EF) (MILLER).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. Robert Mi11evith
respect to real property located at 46 Eastfield, (Lot 97-EF), Rolling Hills, CA
requesting a Site Plan Review for the construction of a 1,757 square foot addition
to their existing residence for a total of 4,000 square feet, and grading of total of
700 cubic yards of dirt, of which 500 c.y. is for excavation and recompaction (250
c.y. each). The variances are requested for an 85 square foot portion of the
proposed addition that encroaches between 8-10 feet into the front yard setback
and to retain an existing wood shed in a side yard setback.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on January 19, 2016, February 16, 2016, and March 15,
2016 and in the field on February 16, 2016. The applicants were notified of the
public hearings in writing by first class mail. Evidence was heard and presented
from all persons interested in affecting said proposal and from members of the
City staff and Planning Commission having reviewed, analyzed, and studied
said proposal. The property owner and his representative were in attendance at
the public hearings. No neighbors reviewed the plans before the meetings or
attended the meetings.
Section 3. The property is zoned RAS-1 and the lotarea excluding the
roadway easement is 1.8 acres. For development purposes the net lot area of the
lot is 65,880 square feet or 1.51 acres. The property is developed with a 2,243
square foot residence, 420 square foot garage, 465 square foot swimming pool,
680 square foot pool house, several trellises, sheds, and other amenities. One
shed and the service yard are located in side setbacks and require a variance or
must be removed. The pool equipment area is located in the side setback as well
and it is considered legal -nonconforming.
Section 4. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA) as a Class 1
exemption in that the project is an addition.
Reso. 2016-09 1
46 Eastfield Drive
•
Section 5. Section 17.46.020(3) requires a development plan to be submitted
for Site Plan Review for an addition over 999 square feet, and for grading. With
respect to the Site Plan Review application requesting approval of a 1,757 square
foot addition, and associated grading the Planning Commission makes the
following findings of fact:
A. The proposed development is compatible with the General Plan,
the Zoning Ordinance and surrounding uses because the proposed structure
complies with the General Plan requirement of low profile, low -density
residential development. The project conforms to Zoning Code lot coverage
requirements. The lot currently is nonconforming for disturbed area (maximum
40% of net lot area permitted). There is a total existing disturbed area of 26,600
square feet (40.4% of the net lot area), which is not proposed to change. The
proposed project is located below Eastfield Drive and will be screened from the
road by the drop in elevation and landscaping which minimizes the visual
impact of the development.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the
addition is located in a previously graded area and will not cause the lot to look
overdeveloped. Significant portions of the lot will be left undeveloped so as to
maintain open space on the property. The nature, condition, and development of
adjacent uses, buildings, and structures and the topography of the lot have been
considered, and the construction and maintenance of the proposed addition will
not adversely affect or be materially detrimental to the adjacent uses, buildings,
or structures because the proposed addition will be constructed on a portion of
the lot which is already graded, will be below street view, is a sufficient distance
from nearby residences so that the proposed structure will not impact the view
or privacy of surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. The
proposed project is consistent with the scale of homes in the surrounding RA-S-1
similarly zoned neighborhood. The proposed project entails construction of an
addition and will create a residence that is 4,000 square feet. The average
residence size of the adjacent homes is 4,413 square feet, which is larger than the
proposed project.
D. The development plan generally follows natural contours of the site
to the maximum extent practicable to accomplish groomed and usable areas of
the lot, subject to concurrent approval of Variance pursuant to Section 6 of this
resolution. Natural drainage courses will not be affected by the project. Minimal
grading is proposed on previously graded areas and therefore existing drainage
channels are not anticipated to be impacted.
Reso. 2016-09 2
46 Eastfield Drive
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because no
change is proposed to the existing driveway, which is in compliance with
applicable requirements.
F. The project conforms to the requirements of the California
Environmental Quality Act and is exempt.
Section 6. 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 prevent the owner
from making use of a parcel or property to the same extent enjoyed by similar
properties in the same vicinity. Sections 17.16.110 requires that every lot in the
RAS-1 zone shall have a front setback of not less than 50 feet from the road
easement line. The applicant is requesting a Variance to encroach with an 85
square foot portion of the addition into the front yard setback by 10-feet, leaving
a 40-foot setback. Section 17.16.120A requires that every lot in the RAS-1 zone
shall have a side setback not less than 20 feet from the side property line. A
Variance is requested to retain an existing wood shed in the side setback. With
respect to this request for Variance, the Planning Commission finds as follows:
A. There are exceptional circumstances and conditions because the
property was previously developed with a retaining wall in the front yard
setback and the residence was pushed close to the front yard setback with a steep
slope on the other side of the front of the lot. The addition will bring the
residence more in line and more compatible with other residences in the vicinity
with the additional square footage. While the lot is larger, the majority of it is
sloped and unbuildable. By utilizing a portion of the lot for the addition that is
already graded and flat, it allows for less overall disturbance of the lot. The front
encroachment is very minor and is not visible from the street or other residence.
The 100 square foot existing shed that encroaches in the side setback is small and
unobtrusive.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the rights and benefits
enjoyed by similarly situated properties in the same zone, including the ability to
enjoy a similar sized home due to physical constraints of the lot. The
encroachment permits the use of the lot to the extent allowed for other properties
in the vicinity. The front and side encroachments are very minor.
C. The granting of the Variance would not be materially detrimental
to the public welfare or injurious to the properties or improvements in such
vicinity and zone in which the property is located. Development in the front
Reso. 2016-09 3
46 Eastfield Drive
• •
setbacks is minimal. The area of addition would not impair views. The
disturbance is not proposed to increase but is already above the maximum
allowance. The structural lot coverage and the total impervious lot coverage are
within the requirements of the City.
D. In granting of the Variance the spirit and intent of the Zoning
Ordinance will be observed in that the proposed addition will be orderly,
attractive, attached to the residence, and will not affect the rural character of the
community. The proposed addition will not encroach into potentially future
equestrian uses on the property. A suitable stable and corral area exists on the
site.
E. The Variance request is consistent with the General Plan of the City
of Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient
open space between surrounding structures. While the total disturbed maximum
is exceeded by a minor amount, it is legal non -conforming, and the structural lot
coverage and the total impervious lot coverage are within the requirements of
the City.
Section 7. Based upon the foregoing findings in Sections 5 and 6, the Planning
Commission hereby approves the Site Plan Review, and Variance in Zoning Case
No. 898 to construct a 1,757 square foot addition to the existing residence for a
total of 4,000 square feet residence, grading of total of 700 cubic yards of dirt, to
encroach with 85 square feet of the new addition into the front yard setback and
to retain the 100 square foot shed in the side setback subject to the following
conditions:
A. The Site Plan and Variance approval shall expire within two years
from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080 and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is
otherwise extended pursuant to the requirements of those sections.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the City has given the
applicants written notice to cease such violation, the opportunity 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 Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must
be complied with unless otherwise set forth in the Permit, or shown otherwise on
an approved plan.
Reso. 2016-09 4
46 Eastfield Drive
• •
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file dated March 9, 2016, except as otherwise
provided in these conditions.
E. The working drawings submitted to the Department of Building
and Safety for plan check review must conform to the development plan
approved with this application. A copy of the conditions of this Resolution shall
be printed on plans approved when a building permit is issued and a copy of
such approved plans, including conditions of approval, shall be available on the
building site at all times.
F. The licensed professional preparing construction plans for this
project for Building Department review shall execute a Certificate affirming that
the plans conform in all respects to this Resolution approving this project and
including conformance with all of the conditions set forth therein and the City's
Building Code and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according
to this Resolution and any plans approved therewith.
G. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the property or this project, which
would constitute additional grading, height or any structural development
shall require the filing of a new application for approval by the Planning
Commission.
H. Grading for this project will entail 100 cubic yards cut, 100 cubic
yards fill, plus over -excavation of 250 cubic yards and recompaction of 250 cubic
yards, for a total of 700 cubic yards of dirt. The 100 c.y. of cut will be spread on
the existing stable pad area, and shall not be exported.
I. Structural lot coverage shall not exceed 7,401 square feet or 11.2%
of the total net lot area of the lot, excluding the allowed deductions. The total lot
coverage will be 13,418 square feet or 20.4% of the net lot area. The residential
building pad (outside of setbacks) will not be increased and will remain at 9,950
square feet. The coverage on this pad is proposed at 60.4%, which includes all of
the structures on this pad. With the allowed deductions the building pad
coverage will be 5,206 square feet or 52.3%. This is an increase from 34.7% from
the existing condition
J. The disturbed area of the lot shall not exceed a total existing
disturbed area of 26,600 square feet (40.4% of the net lot area), which is not
proposed to change.
Reso. 2016-09
46 Eastfield Drive
•
K. The future set -aside area for the stable and corral area of 1,000
square feet, shall be retained on the property at all times.
L. A minimum of four -foot level path and/ or walkway, which does
not have to be paved, shall be provided around the entire perimeter of the
residence.
M. In conjunction with an application for a building permit for this
project, the applicant shall submit an application for a roof permit for the non -
permitted roof on the pool house. A final inspection for the pool house roof by
the Building Inspector must be granted prior to or in concurrence with a final
inspection of this project.
N. A drainage plan, as required by the Building Department shall be
prepared and approved by City Staff prior to issuance of a construction permit.
Such plan shall be subject to LA County Code requirements.
O. The setback lines in the vicinity of the construction for this project
shall remain staked throughout the construction.
P. 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.
Q. During and after construction, all parking shall take place on the
project site and, if necessary, any overflow parking shall take place within nearby
unimproved roadway easements, but not to obstruct neighboring driveways.
During construction, to maximum extend feasible, employees of the contractor
shall car-pool into the City.
R. 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.
S. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) requirements related to solid waste,
drainage and storm water management and comply with the City's Low Impact
development Ordinance (LID), if applicable. Further the property owners shall
be required to conform to the County Health Department requirements for a
septic system, should changes to the existing system be required.
Reso. 2016-09 6
46 Eastfield Drive
• •
T. A minimum of 50% of the construction material spoils shall be
recycled and diverted. The hauler shall provide the appropriate documentation
to the City.
U. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA). Perimeter easements and trails, if any, shall
remain free and clear of any improvements including, but not be limited to
fences -including construction fences, any hardscape, driveways, landscaping,
irrigation and drainage devices, except as otherwise approved by the RHCA.
V. The contractor shall not use tools that could produce a spark,
including for clearing and grubbing, during red flag warning conditions.
Weather conditions can be found at:
http:/ /www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitio
ns#FIRE. It is the sole responsibility of the property owner and/or his/her
contractor to monitor the red flag warning conditions. Should a red flag warning
be declared and if work is to be conducted on the property, the contractor shall
have readily available fire distinguisher.
W. All requirements of the Building and Construction Code, the
Zoning Code, and of the zone in which the subject property is located must be
complied with, including the Outdoor Lighting Ordinance. All utility lines to the
residence shall be undergrounded pursuant to Section 17.27.030.
X. Prior to finaling of the project an "as graded" and an "as built"
plans and certifications shall be provided to the Planning Department and the
Building Department to ascertain that the completed project is in compliance
with the approved plans. In addition, any modifications made to the project
during construction, shall be depicted on the "as built/as graded" plan.
Y. Until the applicants execute an Affidavit of Acceptance of all
conditions of this approval, the approvals shall not be effective. Such affidavit
shall be recorded together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 19tAY
,P 2 IICHELF,
ATTEST:'
ciuth
l
HEIDI LUCE, CITY CLERK
Reso. 2016-09 7
46 Eastfield Drive
L 2016.
My7
• •
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-09 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION AND GRADING;
AND VARIANCES TO ENCROACH INTO THE FRONT YARD
SETBACK WITH A SMALL PORTION OF THE ADDITION, TO
EXCEED THE MAXIMUM PERMI'1"TED DISTURBED AREA OF
THE LOT, AND TO RETAIN A SHED IN THE SIDE SETBACK IN
ZONING CASE NO. 898 AT 46 EASTFIELD, (LOT 97-EF) (MILLER).
was approved and adopted at a regular meeting of the Planning Commission on
April 19, 2016 by the following roll call vote:
AYES: Commissioners Cardenas, Kirkpatrick, Smith and Chairman Chelf.
NOES: None.
ABSENT: Commissioner Gray.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
VAL, Yaw)
HEIDI LUCE
CITY CLERK
Reso. 2016-09 8
46 Eastfield Drive
g4 Rladerf qicai
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 6A
Mtg. Date: 04-19-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, ASSOCIATE PLANNER
ZONING CASE NO. 898
46 EASTFIELD DRIVE (LOT 97-EF)
RA-S-1, 1.8 ACRES (EXCL. ROADWAY EASEMENT)
MR. AND MRS. ROBERT MILLER
TONY INFERRERA, ARCHITECT
JANUARY 7, 2016 AND FEBRUARY 4, 2016
REQUEST AND RECOMMENDATION
1. The applicants, Mr. and Mrs. Robert Miller, request a Site Plan Review and
Variances to construct improvements on their property at 46 Eastfield Drive. The Site
Plan Review is for the construction of a 1,757 square foot addition to the existing
residence for a total of 4,000 square feet and grading of total of 700 cubic yards of dirt,
of which 500 c.y. is for excavation and recompaction (250 c.y. each). The variances are
requested for an 85 square foot portion of the proposed addition to encroach between 8-
10 feet into the front yard setback and to retain an existing wood shed in a side yard
setback.
2. At the March 15, 2016 Planning Commission meeting, the Planning Commission
directed staff to prepare a Resolution approving the project as presented during the
Planning Commission meeting that modifies the roof line of the addition, which is
proposed to be 12 inches higher than the existing residence. Previously proposed was a
difference of 3' between the existing ridgeline and the proposed ridgeline. The south
addition will be constructed below the existing eave projection. The northern addition
has a minimum 5' walkway clearance, and the southern addition has at least a 6'
walkway. The service yard has been relocated out of the easement and setback and is
now adjacent to the existing garage. The shed will remain in the setback.
ZC NO. 898 46 Eastfield.
• •
♦
3. It is recommended that the Planning Commission review and consider the
attached Resolution No. 2016-09 for adoption.
ZC No. 898
46 Eastfield Dr.
4
w . .
RESOLUTION NO. 2016-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION AND GRADING;
AND A VARIANCE TO ENCROACH INTO THE FRONT YARD
SETBACK WITH A PORTION OF THE ADDITION AND TO
RETAIN A SHED IN THE SIDE YARD SETBACK IN ZONING
CASE NO. 898 AT 46 EASTFIELD, (LOT 97-EF) (MILLER).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. Robert Miller with
respect to real property located at 46 Eastfield, (Lot 97-EF), Rolling Hills, CA
requesting a Site Plan Review for the construction of a 1,757 square foot addition
to their existing residence for a total of 4,000 square feet, and grading of total of
700 cubic yards of dirt, of which 500 c.y. is for excavation and recompaction (250
c.y. each). The variances are requested for an 85 square foot portion of the
proposed addition that encroaches between 8-10 feet into the front yard setback
and to retain an existing wood shed in a side yard setback.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on January 19, 2016, February 16, 2016, and March 15,
2016 and in the field on February 16, 2016. The applicants were notified of the
public hearings in writing by first class mail. Evidence was heard and presented
from all persons interested in affecting said proposal and from members of the
City staff and Planning Commission having reviewed, analyzed, and studied
said proposal. The property owner and his representative were in attendance at
the public hearings. No neighbors reviewed the plans before the meetings or
attended the meetings.
Section 3. The property is zoned RAS-1 and the lot area excluding the
roadway easement is 1.8 acres. For development purposes the net lot area of the
lot is 65,880 square feet or 1.51 acres. The property is developed with a 2,243
square foot residence, 420 square foot garage, 465 square foot swimming pool,
680 square foot pool house, several trellises, sheds, and other amenities. One
shed and the service yard are located in side setbacks and require a variance or
must be removed. The pool equipment area is located in the side setback as well
and it is considered legal -nonconforming.
Section 4. The project has been determined to be categorically exempt
pursuant to the California Environmental Quality Act (CEQA) as a Class 1
exemption in that the project is an addition.
Reso. 2016-09
46 Eastfield Drive
• •
Section 5. Section 17.46.020(3) requires a development plan to be submitted
for Site Plan Review for an addition over 999 square feet, and for grading. With
respect to the Site Plan Review application requesting approval of a 1,757 square
foot addition, and associated grading the Planning Commission makes the
following findings of fact:
A. The proposed development is compatible with the General Plan,
the Zoning Ordinance and surrounding uses because the proposed structure
complies with the General Plan requirement of low profile, low -density
residential development. The project conforms to Zoning Code lot coverage
requirements. The lot currently is nonconforming for disturbed area (maximum
40% of net lot area permitted). There is a total existing disturbed area of 26,600
square feet (40.4% of the net lot area), which is not proposed to change. The
proposed project is located below Eastfield Drive and will be screened from the
road by the drop in elevation and landscaping which minimizes the visual
impact of the development.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the
addition is located in a previously graded area and will not cause the lot to look
overdeveloped. Significant portions of the lot will be left undeveloped so as to
maintain open space on the property. The nature, condition, and development of
adjacent uses, buildings, and structures and the topography of the lot have been
considered, and the construction and maintenance of the proposed addition will
not adversely affect or be materially detrimental to the adjacent uses, buildings,
or structures because the proposed addition will be constructed on a portion of
the lot which is already graded, will be below street view, is a sufficient distance
from nearby residences so that the proposed structure will not impact the view
or privacy of surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale
and mass with the site, the natural terrain and surrounding residences. The
proposed project is consistent with the scale of homes in the surrounding RA-S-1
similarly zoned neighborhood. The proposed project entails construction of an
addition and will create a residence that is 4,000 square feet. The average
residence size of the adjacent homes is 4,413 square feet, which is larger than the
proposed project.
D. The development plan generally follows natural contours of the site
to the maximum extent practicable to accomplish groomed and usable areas of
the lot, subject to concurrent approval of Variance pursuant to Section 6 of this
resolution. Natural drainage courses will not be affected by the project. Minimal
grading is proposed on previously graded areas and therefore existing drainage
channels are not anticipated to be impacted.
Reso. 2016-09 2 01
46 Eastfield Drive
f
• •
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because no
change is proposed to the existing driveway, which is in compliance with
applicable requirements.
F. The project conforms to the requirements of the California
Environmental Quality Act and is exempt.
Section 6. 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 prevent the owner
from making use of a parcel or property to the same extent enjoyed by similar
properties in the same vicinity. Sections 17.16.110 requires that every lot in the
RAS-1 zone shall have a front setback of not less than 50 feet from the road
easement line. The applicant is requesting a Variance to encroach with an 85
square foot portion of the addition into the front yard setback by 10-feet, leaving
a 40-foot setback. Section 17.16.120A requires that every lot in the RAS-1 zone
shall have a side setback not less than 20 feet from the side property line. A
Variance is requested to retain an existing wood shed in the side setback. With
respect to this request for Variance, the Planning Commission finds as follows:
A. There are exceptional circumstances and conditions because the
property was previously developed with a retaining wall in the front yard
setback and the residence was pushed close to the front yard setback with a steep
slope on the other side of the front of the lot. The addition will bring the
residence more in line and more compatible with other residences in the vicinity
with the additional square footage. While the lot is larger, the majority of it is
sloped and unbuildable. By utilizing a portion of the lot for the addition that is
already graded and flat, it allows for less overall disturbance of the lot. The front
encroachment is very minor and is not visible from the street or other residence.
The 100 square foot existing shed that encroaches in the side setback is small and
unobtrusive.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and
zone, but which is denied to the property in question. Strict application of the
Zoning Ordinance would deprive the property owner of the rights and benefits
enjoyed by similarly situated properties in the same zone, including the ability to
enjoy a similar sized home due to physical constraints of the lot. The
encroachment permits the use of the lot to the extent allowed for other properties
in the vicinity. The front and side encroachments are very minor.
C. The granting of the Variance would not be materially detrimental
to the public welfare or injurious to the properties or improvements in such
vicinity and zone in which the property is located. Development in the front
Reso. 2016-09 3
46 Eastfield Drive
• •
setbacks is minimal. The area of addition would not impair views. The
disturbance is not proposed to increase but is already above the maximum
allowance. The structural lot coverage and the total impervious lot coverage are
within the requirements of the City.
D. In granting of the Variance the spirit and intent of the Zoning
Ordinance will be observed in that the proposed addition will be orderly,
attractive, attached to the residence, and will not affect the rural character of the
community. The proposed addition will not encroach into potentially future
equestrian uses on the property. A suitable stable and corral area exists on the
site.
E. The Variance request is consistent with the General Plan of the City
of Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient
open space between surrounding structures. While the total disturbed maximum
is exceeded by a minor amount, it is legal non -conforming, and the structural lot
coverage and the total impervious lot coverage are within the requirements of
the City.
Section 7. Based upon the foregoing findings in Sections 5 and 6, the Planning
Commission hereby approves the Site Plan Review, and Variance in Zoning Case
No. 898 to construct a 1,757 square foot addition to the existing residence for a
total of 4,000 square feet residence, grading of total of 700 cubic yards of dirt, to
encroach with 85 square feet of the new addition into the front yard setback and
to retain the 100 square foot shed in the side setback subject to the following
conditions:
A. The Site Plan and Variance approval shall expire within two years
from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080 and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is
otherwise extended pursuant to the requirements of those sections.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the
privileges granted thereunder shall lapse; provided that the City has given the
applicants written notice to cease such violation, the opportunity 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 Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must
be complied with unless otherwise set forth in the Permit, or shown otherwise on
an approved plan.
Reso. 2016-09 4
46 Eastfield Drive
• •
D. The lot shall be developed and maintained in substantial
conformance with the site plan on file dated March 9, 2016, except as otherwise
provided in these conditions.
E. The working drawings submitted to the Department of Building
and Safety for plan check review must conform to the development plan
approved with this application. A copy of the conditions of this Resolution shall
be printed on plans approved when a building permit is issued and a copy of
such approved plans, including conditions of approval, shall be available on the
building site at all times.
F. The licensed professional preparing construction plans for this
project for Building Department review shall execute a Certificate affirming that
the plans conform in all respects to this Resolution approving this project and
including conformance with all of the conditions set forth therein and the City's
Building Code and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according
to this Resolution and any plans approved therewith.
G. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling
Hills Municipal Code, any modifications to the property or this project, which
would constitute additional grading, height or any structural development
shall require the filing of a new application for approval by the Planning
Commission.
H. Grading for this project will entail 100 cubic yards cut, 100 cubic
yards fill, plus over -excavation of 250 cubic yards and recompaction of 250 cubic
yards, for a total of 700 cubic yards of dirt. The 100 c.y. of cut will be spread on
the existing stable pad area, and shall not be exported.
I. Structural lot coverage shall not exceed 7,401 square feet or 11.2%
of the total net lot area of the lot, excluding the allowed deductions. The total lot
coverage will be 13,418 square feet or 20.4% of the net lot area. The residential
building pad (outside of setbacks) will not be increased and will remain at 9,950
square feet. The coverage on this pad is proposed at 60.4%, which includes all of
the structures on this pad. With the allowed deductions the building pad
coverage will be 5,206 square feet or 52.3%. This is an increase from 34.7% from
the existing condition
J. The disturbed area of the lot shall not exceed a total existing
disturbed area of 26,600 square feet (40.4% of the net lot area), which is not
proposed to change.
Reso. 2016-09 5
46 Eastfield Drive
• •
K. The future set -aside area for the stable and corral area of 1,000
square feet, shall be retained on the property at all times.
L. A minimum of four -foot level path and/ or walkway, which does
not have to be paved, shall be provided around the entire perimeter of the
residence.
M. In conjunction with an application for a building permit for this
project, the applicant shall submit an application for a roof permit for the non -
permitted roof on the pool house. A final inspection for the pool house roof by
the Building Inspector must be granted prior to or in concurrence with a final
inspection of this project.
N. A drainage plan, as required by the Building Department shall be
prepared and approved by City Staff prior to issuance of a construction permit.
Such plan shall be subject to LA County Code requirements.
O. The setback lines in the vicinity of the construction for this project
shall remain staked throughout the construction.
P. 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.
Q. During and after construction, all parking shall take place on the
project site and, if necessary, any overflow parking shall take place within nearby
unimproved roadway easements, but not to obstruct neighboring driveways.
During construction, to maximum extend feasible, employees of the contractor
shall car-pool into the City.
R. 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.
S. The property owners shall be required to conform with the
Regional Water Quality Control Board and County Public Works Department
Best Management Practices (BMP's) requirements related to solid waste,
drainage and storm water management and comply with the City's Low Impact
development Ordinance (LID), if applicable. Further the property owners shall
be required to conform to the County Health Department requirements for a
septic system, should changes to the existing system be required.
Reso. 2016-09
46 Eastfield Drive
•
T. A minimum of 50% of the construction material spoils shall be
recycled and diverted. The hauler shall provide the appropriate documentation
to the City.
U. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA). Perimeter easements and trails, if any, shall
remain free and clear of any improvements including, but not be limited to
fences -including construction fences, any hardscape, driveways, landscaping,
irrigation and drainage devices, except as otherwise approved by the RHCA.
V. The contractor shall not use tools that could produce a spark,
including for clearing and grubbing, during red flag warning conditions.
Weather conditions can be found at:
http:/ /www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitio
ns#FIRE. It is the sole responsibility of the property owner and/or his/her
contractor to monitor the red flag warning conditions. Should a red flag warning
be declared and if work is to be conducted on the property, the contractor shall
have readily available fire distinguisher.
W. All requirements of the Building and Construction Code, the
Zoning Code, and of the zone in which the subject property is located must be
complied with, including the Outdoor Lighting Ordinance. All utility lines to the
residence shall be undergrounded pursuant to Section 17.27.030.
X. Prior to finaling of the project an "as graded" and an "as built"
plans and certifications shall be provided to the Planning Department and the
Building Department to ascertain that the completed project is in compliance
with the approved plans. In addition, any modifications made to the project
during construction, shall be depicted on the "as built/as graded" plan.
Y. Until the applicants execute an Affidavit of Acceptance of all
conditions of this approval, the approvals shall not be effective. Such affidavit
shall be recorded together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 19th DAY OF APRIL 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Reso. 2016-09 7
46 Eastfield Drive
•
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2016-09 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT AN ADDITION AND GRADING;
AND VARIANCES TO ENCROACH INTO THE FRONT YARD
SETBACK WITH A SMALL PORTION OF THE ADDITION, TO
EXCEED THE MAXIMUM PERMITTED DISTURBED AREA OF
THE LOT, AND TO RETAIN A SHED IN THE SIDE SETBACK IN
ZONING CASE NO. 898 AT 46 EASTFIELD, (LOT 97-EF) (MILLER).
was approved and adopted at a regular meeting of the Planning Commission on
April 19, 2016 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.
Reso. 2016-09 8
46 Eastfield Drive
TO:
FROM:
II
al Ra l&t, qe ai
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7C
Mtg. Date: 03-15-16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, ASSOCIATE PLANNER
ZONING CASE NO. 898
46 EASTFIELD DRIVE (LOT 97-EF)
RA-S-1, 1.8 ACRES (EXCL. ROADWAY EASEMENT)
MR. AND MRS. ROBERT MILLER
TONY INFERRERA, ARCHITECT
JANUARY 7, 2016 AND FEBRUARY 4, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission opened the public hearing in this case on January 19,
2016, viewed the project in the field on February 16, 2016 and continued the hearing to
the evening meeting on February 16, 2016. The Planning Commission expressed
concerns with the proposed development and recommended that the applicant restudy
the ridgeline and massing of the addition at either end of the residence, ensure there is
at least a 4' walkway around both additions, remove the previously proposed deck
from the plans, and show the service yard on the plans.
Several of the Commissioners expressed concerns about the massing of the project and
requested clarification on the heights of the proposed additions in relation to the
existing residence.
2. The applicants, Mr. and Mrs. Robert Miller, revised their project and request a
Site Plan Review and Variances to construct improvements on their property at 46
Eastfield Drive. The Site Plan Review is for the construction of a 1,743 square foot
addition to their existing residence for a total of 3,986 square feet (a reduction of 92
square feet from the previous request), and grading of total of 700 cubic yards of dirt, of
which 500 c.y. would be for excavation and recompaction (250 c.y. each).
ZC NO. 898 46 Eastfield.
• •
The variances are requested for a) an 85 square foot portion of the proposed addition
that encroaches between 8-10 feet into the front yard setback, b) a request to retain an
existing wood shed in a side yard setback, and c) to exceed the maximum permitted
disturbed area of the lot.
3. The applicants submitted a revised plan with modifications to the roof line, and
elevations that illustrate how the proposed addition at the north end of the residence is
compatible with the existing ridgeline, and is proposed to be 12 inches higher than the
existing residence. Previously proposed was a difference of 3' between the existing
ridgeline and the proposed ridgeline. The south addition will be constructed below the
existing eave projection. The northern addition has a minimum 5' walkway clearance,
and the southern addition has at least a 6' walkway shown on the plans. The deck has
been removed from the plans, and the service yard has been relocated out of the
easement and setback and is now adjacent to the existing garage.
4. It is recommended that the Planning Commission review the staff report, take
public testimony and provide direction to staff.
BACKGROUND
5. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.8 acres. For development purposes the net lot area of the lot is 65,880 square feet or
1.51 acres. Records indicate that the residence was constructed in 1955. Through the
years several additions were made to the residence. Grading for a corral area was
approved in 1960 and a stable/tack room was also constructed in 1960. The pool was
constructed in 1959 and in 1961 a pool shelter/ guest house was constructed. The pool
shelter/guest house was subject to a code enforcement issue in 2007, as a previous
owner renovated the structure, and constructed a flat roof with a deck and outdoor
barbeque without permits. Following code enforcement action, the owner obtained the
required permissions and building permits, but has not corrected the roof
configuration. The RHCA Architectural Committee is enforcing the slope of the roof.
6. Currently the lot is developed with a 2,243 square foot residence, 420 square foot
garage, 465 square foot swimming pool, 680 square foot guest house, several trellises,
sheds, and other amenities. One of the sheds and the service yard are located in side
setbacks and require a variance or must be removed. The pool equipment area is
located in the side setback as well. Since there are records of permits for the pool from
1959, the equipment area would have been constructed at the same time and is
considered legal -nonconforming.
MUNICIPAL CODE COMPLIANCE
7. The proposed addition of 1,743 contains an 85 square foot portion that
encroaches into the required 50-foot front yard setback between 8-10 feet for a distance
of approximately 23 feet, which requires a variance.
ZC No. 898 2 46 Eastfield Dr.
• •
8. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 26,600 square feet (40.4% of
the net lot area), which is not proposed to change. The previous plan included a deck
that would have increased the disturbance further, but is no longer a part of this project.
Grading for this project will entail 100 cubic yards cut, 100 cubic yards fill, plus over -
excavation of 250 cubic yards and recompaction of 250 cubic yards, for a total of 700
cubic yards of dirt. The 100 c.y. of cut will be spread on the existing stable pad area.
9. The applicants request to retain a 100 square foot shed in the west side yard
setback, which also requires a variance.
10. The residential building pad (outside of setbacks) will not be increased and will
remain at 9,950 square feet. The coverage on this pad is proposed at 60.2%, which
includes all of the structures on this pad. With the allowed deductions the building pad
coverage will be 5,192 square feet or 52.2%. This is an increase from 34.7% from the
existing condition. The code provides a guideline of 30% maximum coverage.
There is an existing building pad of 2,840 square feet where a pool and guest house is
located. 'The total building pad coverage on this pad remains at 41.55%. No changes are
being proposed to this building pad.
The future stable and corral are proposed to be set aside on an existing stable building
pad, which is 3,375 square feet in area. The coverage on this pad with a future 450-
square foot stable and an existing shed of 185 square feet will be 15.26%. No changes are
being proposed to this future building pad.
A fourth pad for the deck has been removed from this proposal.
11. The structural lot coverage proposed, with allowed deductions, will be 7,387
square feet or 11.2% net lot coverage. The total lot coverage will be 13,404 square feet or
20.4% net lot coverage.
12. The architect states that 85 square feet of the proposed 1,743 additions will
encroach no more than 10 feet into the front setback. He advises that while the lot is
larger than those in the direct vicinity of the property, the majority of it is sloped and
unbuildable. By utilizing a portion of the existing flat space, be it in the front setback, it
allows for no grading and less overall disturbance of the lot. The addition remains
within the existing retaining wall and flat area on the site, and the total size of the
residence will be in line with other homes in the neighborhood.
13. The Rolling Hills Community Association will review this project at a later date.
14. The project will be required to comply with storm water management
requirements and all other Zoning Code requirements, including undergrounding of
utility lines.
ZC No. 898
46 Eastfield Dr.
• •
ti-
t�
13 Openbrand
24 Outrider Road
48 Eastfield Dr.
45 Eastfield Dr.
44 Eastfield Dr.
50 Eastfield Dr.
46 Eastfield
15. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
16. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 1 exemption in that the project
is an addition.
ZC NO. 898 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/add or remodel)
3,700 (1955/1961
5,551 (1993/1994)*
2,898 (1956/1966)
5,820 (1954/1959)
3,186 (2007)*
5,325 (1999)
Proposed
4,078
Lot Area sq.ft. (excl.
roadway easements)
216,057
112,820
78,410
93,650
35,720
50,530
77,970
NOTE:The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records * City Records
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
ZC No. 898
46 Eastfield Dr.
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , POOL,
GUEST HOUSE, GAZEBO,
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
TOTAL
2243 sq.ft.
420 sq.ft
465 sq.ft.
35 sq. ft.
680 sq. ft.
300 sq. ft
465 sq. ft.
325 sq. ft.
185 sq. ft.
25 sq. ft.
300 sq. ft.
100 sq.ft.
96 sq.ft.
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/ CORRAL
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
Stable (set -aside)
5,639 sq. ft. I TOTAL
LOCATION
3986 sq.ft.
420 sq.ft.
465 sq.ft.
35 sq.ft.
680 sq.ft.
300 sq.ft.
465 sq.ft
325 sq.ft.
185 sq.ft.
25 sq.ft.
300 sq.ft.
100 sq.ft.
96 sq.ft.
450 sq.ft.
7,832 sq.ft.
7.9% w/ allowed deductions 1 7,387 sq.ft. w/ allowed
v/
•
•
(20% maximum)
TOTAL LOT COVERAGE 17.2% with
(35 % maximum) exclusions/ allowances
BUILDING PADS (30% guideline)
Residence
Pool
Stable (min. 450 sq. ft. stable)
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
(except basement)
DISTURBED AREA
(40% max; 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 (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
deductions or 11.2% of 65,880 sq.
ft. net lot area
13,404 sq.ft or 20.4% of 65,880 sq
ft. net lot w/allowances
34.7% 52.2% of 9,950 sq.ft. residential
pad
41.55% 41.55% of 2,840
2.3% 15.3% sq.ft. of 3,375 sq. ft.
N/A
40.4%
N/A
I N/A
I Existing driveway approach
N/A
I N/A
100 c.y. cut for house, 250 c.y.
overexcavation & 250c.y.
compaction for house,
100 c.y. fill for stable pad
SUM = 700 c.y.
40.4%
26,600 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
I Off main private driveway
I Existing driveway approach
I Planning Commission review
I Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is consistent with
the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices;
preserves existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; and otherwise preserves and protects the health,
safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve, conditionally
approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of
the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizin building coverage. Lot coverage requirements are
ZC No. 898
46 Eastfield Dr.
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including
surrounding native vegetation, mature trees, drainage courses and land
forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage
course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the
community, and landscaping provides a buffer or transition area
between private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make
the following findings:
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question;
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling Hills.
ZC No. 898
46 Eastfield Dr.
• •
Raillef qe&
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 4B
Mtg. Date: 02-16-16 FT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, ASSOCIATE PLANNER
APPLICATION NO. ZONING CASE NO. 898
SITE LOCATION: 46 EASTFIELD DRIVE (LOT 97-EF)
ZONING AND SIZE: RA-S-1, 1.8 ACRES (EXCL. ROADWAY EASEMENT)
APPLICANT: MR. AND MRS. ROBERT MILLER
REPRESENTATIVE: TONY INFERRERA, ARCHITECT
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on January 19, 2016
and scheduled a field visit to the site on February 16, 2016.
2. The applicants, Mr. and Mrs. Robert Miller, request a Site Plan Review and
Variances to construct improvements on their property at 46 Eastfield Drive. The
construction consists of: a 1,835 square foot addition to their existing residence for a
total of 4,078 square feet residence, and a 375 square foot raised deck with stairs leading
down to it from the house pad and grading of total of 700 cubic yards of dirt. The
variances are requested for: 1) the proposed deck wall does not meet the requirement of
2.5' high wall average and will be close to 5' average, 2) 150 square foot portion of the
proposed addition encroaches into the front yard setback, 3) request to retain an
existing wood shed and service yard in the side setback, and 4) exceed the maximum
permitted disturbed area of the lot.
3. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the meeting to the evening
meeting of the Planning Commission.
ZC NO. 898 46 Eastfield.
C�
• •
BACKGROUND
4. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.8 acres. For development purposes the net lot area of the lot is 65,880 square feet or
1.51 acres. Records indicate that the residence was constructed in 1955. Through the
years several additions were made to the residence. Grading for a corral area was
approved in 1960 and a stable/tack room was also constructed in 1960. The pool was
constructed in 1959 and in 1961 a pool shelter/ guest house was constructed. The pool
shelter/ guest house was subject to a code enforcement issue in 2007, as a previous
owner renovated the structure, constructed a flat roof with a deck and outdoor
barbeque without permits. Following code enforcement action, the owner obtained the
required permissions and building permits, but has not corrected the roof
configuration. The RHCA Architectural Committee is enforcing the slope of the roof.
5. Currently the lot is developed with a 2,243 square foot residence, 420 square foot
garage, 465 square foot swimming pool, 680 square foot guest house, several trellises,
sheds, and other amenities. One of the sheds and the service yard are located in side
setbacks and require a variance or must be removed. The pool equipment area is
located in the side setback as well. Since there are records of permits for the pool from
1959, the equipment area would have been constructed at the same time and is
considered legal -nonconforming.
MUNICIPAL CODE COMPLIANCE
6. The 375 raised deck is greater than 12" above grade and is proposed to be 5' out
of grade on the downhill ' side. The deck and associated walls do not meet the
requirement of 2.5' high wall average, and will be close to 5' average. This condition
requires a variance.
7. The proposed addition of 1,835 contains a 150 square foot portion that
encroaches into the required 50-foot front yard setback by 10 feet, leaving a 40-foot front
yard setback, which requires a variance.
8. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 26,600 square feet (40.38% of
the net lot area), which is proposed to be increased due to the deck construction to
27,800 square feet; an increase of 1,200 square feet, to 42.20%, which requires a variance.
The architect states that the proposed disturbance follows the boundary of the existing
block walls and stairway. Grading for this project will entail 100 cubic yards cut, 100
cubic yards fill, plus over -excavation of 250 cubic yards and recompaction of 250 cubic
yards, for a total of 700 cubic yards of dirt.
9. The applicants request to retain a 100 square foot shed and 96 square foot service
yard in the west side yard setback, which also require a variance.
ZC No. 898
46 Eastfield Dr.
• •
10. The residential building pad (outside of setbacks) will not be increased and will
remain at 9,950 square feet. The coverage on this pad is proposed at 62.56%, which
includes all of the structures on this pad. With the allowed deductions the building pad
coverage will be 54.81%. This is an increase from 33.16% from the existing condition.
The code provides a guideline of 30% maximum coverage.
There is an existing building pad of 2,840 square feet where a pool and guest house is
located. The total building pad coverage on this pad remains at 41.55%. No changes are
being proposed to this building pad.
The future stable and corral are proposed to be set aside on an existing stable building
pad, which is 3,375 square feet in area. The coverage on this pad with a future 450-
square foot stable and an existing shed of 185 square feet will be 15.26%. No changes are
being proposed to this future building pad.
A fourth pad comprised of the 375 square foot deck is proposed with a total building
pad coverage of 100%.
11. The structural lot coverage proposed, with allowed deductions, will be 7,854
square feet or 11.9% net lot coverage. The total lot coverage will be 13,916 square feet or
21.1 % net lot coverage.
12. The architect states that 150 square feet of the proposed 1,835 addition will
encroach 10 feet into the front setback. He advises that while the lot is larger than those
in the direct vicinity of the property, the majority of it is sloped and unbuildable. By
utilizing a portion of the existing flat space, be it in the front setback, it allows for less
grading and less overall disturbance of the lot. The addition remains within the existing
retaining wall and flat area on the site, and the total size of the residence will be in line
with other newer homes in the neighborhood.
13. The proposed raised deck is to be located between two existing walls and will not
be obtrusive, it is on the side of the addition and not in setbacks.
14. The Rolling Hills Community Association will review this project at a later date.
15. The project will be required to comply with storm water management
requirements and all other Zoning Code requirements, including undergrounding of
utility lines.
16. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City (except as related to the variances), including
ZC No. 898
46 Eastfield Dr.
• •
13 Openbrand
124 Outrider Road
48 Eastfield Dr.
45 Eastfield Dr.
44 Eastfield Dr.
50 Eastfield Dr.
46 Eastfield
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
17. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 1 exemption in that the project
is an addition.
ZC NO. 898 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/ add or remodel)
3,700 (1955/1961
5,551 (1993/1994)
2,898 (1956/1966)
5,820 (1954/1959)
3,186 (2007)
5,325 (1999)
Proposed
4,078
Lot Area sq.ft. (excl.
roadway easements)
216,057
112,820
78,410
93,650
35,720
50,530
77,970
NOTE:The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
ZC No. 898
46 Eastfield Dr.
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PADS (30% guideline)
Residence
Pool
Stable (min. 450 sq. ft. stable)
Deck
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
(except basement)
DISTURBED AREA
(40% max; 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 (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZC No. 898
46 Eastfield Dr.
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , POOL,
GUEST HOUSE, GAZEBO,
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
2243 sq.ft.
420 sq.ft
465 sq.ft.
35 sq. ft.
680 sq. ft.
300 sq. ft
465 sq. ft.
325 sq. ft.
185 sq. ft.
25 sq. ft.
300 sq. ft.
100 sq.ft.
96 sq.ft.
TOTAL 5,639 sq. ft
7.9% w/allowed deductions
17.2% with
exclusions/ allowances
33.16%
41.55%
0.00%
0.00%
N/A
40.38%
N/A
N/A
Existing driveway approach
N/A
N/A
1
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
Raised deck
Stable (set -aside)
. TOTAL
7,854 sq.ft. w/ allowed
deductions or 11.9% of 65,880 sq.
ft. net lot area
13,916 sq.ft or 21.1% of 65,880 sq
ft. net lot w/ allowances
4078 sq.ft.
420 sq.ft.
465 sq.ft.
35 sq.ft.
680sq.ft.
300 sq.ft.
465 sq.ft
325 sq.ft.
185 sq.ft.
25 sq.ft.
300 sq.ft.
100 sq.ft.
96 sq.ft.
375 sq.ft.
450 sq.ft.
8,288 sq.ft.
54.81% of 9,950 sq.ft. residential
pad
41.55% of 2,840
15.3% sq.ft. of 3,375 sq. ft.
100% of 375 sq.ft.
100 c.y. cut for house, 250 c.y.
overexcavation for house = 350
c.y. total cut
100 c.y. fill for deck, 250 c.y.
recompaction = 350 c.y. total fill
SUM = 700 c.y.
42.20%
27,800 sq.ft. of net lot area
450 sq. ft. future proposed
550 so. ft. future corral
Off main private driveway
Existing driveway approach
Planning Commission review
I Planning Commission review
• •
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is consistent with
the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices;
preserves existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; and otherwise preserves and protects the health,
safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve, conditionally
approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of
the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. Lot coverage requirements are
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including
surrounding native vegetation, mature trees, drainage courses and land
forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage
course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the
community, and landscaping provides a buffer or transition area
between private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make
the following findings:
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question;
ZC No. 898
46 Eastfield Dr.
• •
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling Hills.
ZC No. 898
46 Eastfield Dr.
TO:
FROM:
•
Rdia/if qeeei
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 8A
Mtg. Date: 01/19/16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, ASSOCIATE PLANNER
ZONING CASE NO. 898
46 EASTFIELD DRIVE (LOT 97-EF)
RA-S-1, 1.8 ACRES (EXCL. ROADWAY EASEMENT)
MR. AND MRS. ROBERT MILLER
TONY INFERRERA, ARCHITECT
JANUARY 7, 2016
REQUEST AND RECOMMENDATION
1. The applicants, Mr. and Mrs. Robert Miller, request a Site Plan Review and
Variances to construct improvements on their property at 46 Eastfield Drive. The
construction consists of: a 1,835 square foot addition to their existing residence for a
total of 4,078 square feet residence, and a 375 square foot raised deck with stairs leading
down to it from the house pad and grading of total of 700 cubic yards of dirt. The
variances are requested for: 1) the proposed deck wall does not meet the requirement of
2.5' high wall average and will be close to 5' average, 2) 150 square foot portion of the
proposed addition encroaches into the front yard setback, 3) request to retain an
existing wood shed and service yard in the side setback, and 4) exceed the maximum
permitted disturbed area of the lot.
2. It is recommended that the Planning Commission review the staff report, open
the public hearing, take public testimony and schedule a field trip to the property.
ZC NO. 898 46 Eastfield.
• •
BACKGROUND
3. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.8 acres. For development purposes the net lot area of the lot is 65,880 square feet or
1.51 acres. Records indicate that the residence was constructed in 1955. Through the
years several additions were made to the residence. Grading for a corral area was
approved in 1960 and a 144 square foot stable/tack room was also constructed in 1960.
The pool was constructed in 1959 and in 1961 a pool shelter/guest house was
constructed. The pool shelter/guest house was subject to a code enforcement issue in
2007, as a previous owner renovated the structure, constructed a deck with flat roof and
constructed outdoor barbeque without permits. Following code enforcement action, the
owner. obtained the required permissions and building permits, but has not corrected
the roof configuration. The RHCA Architectural Committee is enforcing the slope of the
roof.
4. Currently the lot is developed with a 2,243 square foot residence, 420 square foot
garage, 465 square foot swimming pool, 680 square foot guest house, several trellises,
sheds, and other amenities. One of the sheds and the service yard are located in side
setbacks and require a variance or must be removed. The pool equipment area is
located in the side setback as well. Since there are records of permits for the pool from
1959, the equipment area would have been constructed at the same time and is
considered legal -nonconforming.
MUNICIPAL CODE COMPLIANCE
5. The 375 raised deck is greater than 12" out of grade and is proposed to be 5' out
of grade on the downhill side. The deck and associated walls do not meet the
requirement of 2.5' high wall average, and will be close to 5' average. This condition
requires a variance.
6. The proposed addition of 1,835 contains a 150 square foot portion that
encroaches into the required 50-foot front yard setback by 10 feet, leaving a 40-foot front
yard setback, which requires a variance.
7. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 26,600 square feet (40.38% of
the net lot area), which is proposed to be increased due to the deck construction to
27,800 square feet; an increase of 1,200 square feet, to 42.20%, which requires a variance.
The architect states that the proposed disturbance follows the boundary of the block
walls and stairway. Grading for this project will entail 100 cubic yards cut, 100 cubic
yards fill, plus over -excavation of 250 cubic yards and recompaction of 250 cubic yards,
for a total of 700 cubic yards of dirt.
ZC No. 898
46 Eastfield Dr.
• •
8. The applicants request to retain a 100 square foot shed and 96 square foot service
yard in the west side yard setback, which also require a variance.
9. The residential building pad (outside of setbacks) will not be increased and will
remain at 9,950 square feet. The coverage on this pad is proposed at 62.56%, which
includes all of the structures on this pad, but excludes permissible deductions for
covered porch, detached trellis, and barbecue for a total building pad coverage of
54.81%. This is an increase from 33.16% from the existing condition. The code provides
a guideline of 30% maximum coverage.
There is an existing building pad of 2,840 square feet where a pool and guest house is
located. The total building pad coverage on this pad remains at 41.55%. No changes are
being proposed to this building pad.
The future stable and corral are proposed to be set aside on an existing stable building
pad, which is 3,375 square feet in area. The coverage on this pad with a future 450-
square foot stable and an existing shed of 185 square feet will be 15.26% with an
allowed deduction of 120 square feet for the shed. No changes are being proposed to
this future building pad.
A fourth pad comprised of the 375 square foot deck is proposed with a total building
pad coverage of 100%.
10. The structural lot coverage proposed, with allowed deductions, will be 7,854
square feet or 11.9% net lot coverage. The total lot coverage will be 13,916 square feet or
21.1% net lot coverage.
11. The architect states that 150 square feet of the proposed 1,835 addition will
encroach 10 feet into the front setback. They advise that while the lot is larger than
those in the direct vicinity of the property, the majority of it is sloped and unbuildable.
By utilizing a portion of the existing flat space, be it in the front setback, it allows for
less grading and less overall disturbance of the lot. The addition remains within the
existing retaining wall and flat area on the site, and the total size of the residence will be
in line with other newer homes in the neighborhood.
12. The proposed raised deck is to be located between two existing walls and will not
be obtrusive, it is on the side of the addition and not in setbacks.
13. The Rolling Hills Community Association will review this project at a later date.
14. The project will be required to comply with storm water management
requirements and all other Zoning Code requirements, including undergrounding of
utility lines.
ZC No. 898
46 Eastfield Dr.
15. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
16. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 1 exemption in that the project
is an addition.
ZC NO. 898 NEARBY PROPERTIES
(For information only)
Address House size in sq.ft.
(built/add or remodel)
13 Openbrand 3,700 (1955/1961
24 Outrider Road 5,551 (1993/1994)
48 Eastfield Dr. 2,898 (1956/1966)
45 Eastfield Dr. 5,820 (1954/1959)
44 Eastfield Dr. 3,186 (2007)
50 Eastfield Dr. 1 5,325 (1999)
46 Eastfield Proposed 4,078
Lot Area sq.ft. (excl.
roadway easements)
216,057
112,820
78,410
93,650
35,720
50,530
77,970
NOTE:The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
SITE PLAN REVIEW
RA-S- 1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36-month period).
ZC No. 898
46 Eastfield Dr.
EXISTING
SINGLE FAMILY RESIDENCE
WITH GARAGE , POOL,
GUEST HOUSE, GAZEBO,
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
TOTAL
2243 sq.ft.
420 sq.ft
465 sq.ft.
35 sq. ft.
680 sq. ft.
300 sq. ft
465 sq. ft.
325 sq. ft.
185 sq. ft.
25 sq. ft.
300 sq. ft.
100 sq.ft.
96 sq.ft.
5,639 sq. ft.
PROPOSED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
Residence
Garage
Swimming Pool
Pool Equipment
Guest House
Att/cov porches
Entryway
Att trellis garage
Shed/stable pad
Barbecue
Kitchen
Shed
Service yard
Raised deck
Stable (set -aside)
TOTAL
4078 sq.ft.
420 sq.ft.
465 sq.ft.
35 sq.ft.
680sq.ft.
300 sq.ft.
465 sq.ft
325 sq.ft.
185 sq.ft.
25 sq.ft.
300 sq.ft.
100 sq.ft.
96 sq.ft.
375 sq.ft.
450 sq.ft.
8,288 sq.ft.
STRUCTURAL LOT COVERAGE
(20% maximum)
7.9% w/allowed deductions
TOTAL LOT COVERAGE 117.2% with
(35% maximum) 1 exclusions/allowances
BUILDING PADS (30% guideline)
Residence 33.16 %
Pool
Stable (min. 450 sq. ft. stable)
Deck
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
(except basement)
DISTURBED AREA
(40% max; 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 (min. 450 SO.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
41.55%
0.00%
0.00%
N/A
40.38%
N/A
I N/A
Existing driveway approach
N/A
N/A
7,854 sq.ft. w/ allowed
deductions or 11.9% of 65,880 sq.
ft. net lot area
13,916 sq.ft or 21.1% of 65,880 sq
ft. net lot w/allowances
54.81 % of 9,950 sq.ft. residential
pad
41.55% of 2,840
15.3% sq.ft. of 3,375 sq. ft.
100% of 375 sq.ft.
100 c.y. cut for house, 250 c.y.
overexcavation for house = 350
c.y. total cut
100 c.y. fill for deck, 250 c.y.
recompaction = 350 c.y. total fill
SUM = 700 c.y.
42.20%
27,800 sq.ft. of net lot area
450 sq. ft. future proposed
550 sq. ft. future corral
1 Off main private driveway
1 Existing driveway approach
Planning Commission review
Planning Commission review
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is consistent with
the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices;
preserves existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; and otherwise preserves and protects the health,
safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve, conditionally
approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be
made:
1. The project complies with and is consistent with the goals and policies of
the general plan . mall requirements of the zoning ordinance;
ZC No. 898
46 Eastfield Dr.
• •
2. The project substantially preserves the natural and undeveloped state of
the lot by minimizing building coverage. Lot coverage requirements are
regarded as maximums, and the actual amount of lot coverage permitted
depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural
terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the greatest
extent possible, existing topographic features of the site, including
surrounding native vegetation, mature trees, drainage courses and land
forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to
minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage
course;
7. The project preserves surrounding native vegetation and mature trees
and supplements these elements with drought -tolerant landscaping
which is compatible with and enhances the rural character of the
community, and landscaping provides a buffer or transition area
between private and public areas;
8. The project is sensitive and not detrimental to the convenient and safe
movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
CRITERIA FOR VARIANCES
17.38.050 Reauired findings. In granting a variance, the Commission (and Council on appeal) must make
the following findings:
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question;
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste
facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling Hills.
ZC No. 898
46 Eastfield Dr.