945, Lot line adjustment between 3 , Staff ReportsTO:
Rail qe.e4
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 6D
Mtg. Date: 08-21-18
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JULIA STEWART, ACTING PLANNING DIRECTOR
JOHN F. SIGNO, CONTRACT PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ATTACHMENT:
ZONING CASE NO. 945
3 MIDDLERIDGE LANE NORTH (Portions of LOT 11-
MR) (TILLES)
6 MIDDLERIDGE LANE NORTH (Portions of LOTS 12,
13,14, & 15-MR)(WILSON FAMILY TRUST)
RAS-1 AND RAS OZ-1
WILSON FAMILY TRUST/ TILLES
TAVISHA ALES, BOLTON ENGINEERING CORP.
AUGUST 9, 2018
RESOLUTION NO. 2018-11
REQUEST AND RECOMMENDATION
Applicant Request
The applicant is requesting approval of the resolution for the following:
Lot Line Adjustment/ Site Plan Review
The applicant is requesting a Lot Line Adjustment between two parcels to transfer a
portion of land to 3 Middleridge Lane North (Tilles) from 6 Middleridge Lane North
(Wilson Family Trust), resulting in an increase in the gross lot size of 3 Middleridge
Lane North and a decrease in the gross lot size of 6 Middleridge Lane North of 51,624
square feet.
Variance
The applicant also requests a Variance td increase the total disturbed net lot area from
38% to 46.3% for 6 Middleridge Lane North, which exceeds the maximum permitted
ZC NO. 945 Lot Line Adjustment
1110
1
disturbed area of 40%. The increase in disturbance wouldbe the result of the decrease
in the gross lot size of 6 Middleridge Lane North by 51,624 sq.ft.
Summary of Lot Changes
ZONING CASE NO. 945
3
MIDDLERIDGE
NORTH
(EXISTING)
(APN 7569-019-
003)
GROSS LOT ' 62,137 s.f.
AREA (1.43 ac.)
Road
Easement/10' 20,030 s.f.
along property (0.46 ac.)
lines
NET LOT AREA 42,107 s.f.
(0.97 ac.)
6
MIDDLERIDG
E NORTH
(EXISTING)
(APN 7569-019-
004)
150,552 s.f.
(3.45 ac.)
46,476 s.f.
(1.07 ac.)
104,076 s.f.
(2.39 ac.)
3
MIDDLERIDG
E NORTH
(PROPOSED)
113,761 s.f.
(2.61 ac.)
32,869 s.f.
(0.75 ac.)
6
MIDDLERIDG
E NORTH
(PROPOSED)
98,928 s.f.
(2.27 ac.)
28,212 s.f.
(0.65 ac.)
80,892 s.f. 70,716 s.f.
(1.86 ac.) (1.62 ac.)
Zoning MAP Amendment
If the request for a lot line adjustment is approved by both the City of Rolling Hills and
the. RHCA an amendment to Ordinance No. 326 will be necessary to make the portion
of land being transferred from 6 to 3 Middleridge subject to Overlay Zoning District -1
(OZD-1), which is consistent with the zoning for 3 Middleridge Lane North. This
requires a zoning map amendment which, will be completed as a separate process in
the future.
Recommendation
It is recommended .that the Planning Commission review and consider the attached
Resolution No. 2018-11.
BACKGROUND
Planning Commission Review
The Planning Commission at the July 17, 2018 regular evening meeting opened the
public hearing. At that time, the Planning Commission directed staff to prepare a
resolution of approval. This direction from the Planning Commission was made
because the Commissioners did not consider that any additional information regarding
the case taken from a field visit would better inform a decision on the proposal. In
addition, members of the Planning Commission visited an adjacent lot recently and are
familiar with the area of the parcel under consideration for adjustment. No neighboring
residents inquired about the proposed lot line adjustment.
ZC NO. 945 Lot Line Adjustment 3/6 Middlerido10ne North 2
• •
Environmental Review
The Project has been determined to be exempt from the California Environmental
Quality Act (CEQA) pursuant to Class 5, Section 15305, Minor Alterations in Land Use
Limitations, of the CEQA Guidelines.
LOT LINE ADTUSTMENT/MERGER CRITERIA
16.44.040 Approval or denial of adjustment.
The Planning Commission shall determine whether the parcels resulting from the adjustment
will conform to the applicable provisions of this title. The Planning Commission may approve,
conditionally approve, or deny the lot line adjustment in compliance with this section.
Decisions made by the Planning Commission may be appealed to the City Council in
compliance with Chapter 17.46 of this code.
A. Required findings. A proposed lot line adjustment shall be denied if the Planning
Commission finds any of the following:
1. The adjustment will have the effect of creating a greater number
of parcels than exist before adjustment;
2. Any parcel resulting from the adjustment will conflict with any
applicable regulations of the zoning ordinance; or
3. The adjustment will result in an increase in the number of
nonconforming parcels.
4. The project does not conform to the requirements of the California
Environmental Quality Act.
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
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;
ZC NO. 945 Lot Line Adjustment 3/6 Middlerid13/i0ne North
3
• •
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.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 945 Lot Line Adjustment 3/6 Middlerid-- -ne North
4/10
• •
RESOLUTION NO. 2018-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS AUTHORIZING A LOT LINE ADJUSTMENT BETWEEN
TWO LOTS AT 3 MIDDLERIDGE LANE NORTH (PORTIONS OF LOT
11-MR) AND 6 MIDDLERIDGE LANE NORTH (PORTIONS OF LOTS 12,
13, 14, AND 15-MR) TO ALTER THE LOTS BY 51,624 SQUARE FEET AND
GRANTING A SITE PLAN AND VARIANCE IN ZONING CASE NO. 945.
(TILLES/ WILSON FAMILY TRUST).
THE PLANNING COMMISSION DOES HEREBY FIND, RESOLVE AND ORDER AS
FOLLOWS:
Section 1. An application was duly filed by Mr. Tilles, with respect to real property
located at 3 Middleridge Lane North (Portions of Lot 11-MR) and 6 Middleridge Lane North
(Portions of Lots 12, 13, 14, and 15-MR) applying for a Site Plan Review, Variance, and Lot
Line Adjustment between the two parcels of land shifting 51,624 square feet of land from the
property at 6 Middleridge Lane North to the property at 3 Middleridge Lane North. The
variance request is to increase the total disturbed net lot area from 38% to 46.3% for 6
Middleridge Lane North, which exceeds the maximum permitted disturbed area of 40%.
Section 2. California Government Code Subsection 66412(d) authorizes lot line
adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line
adjustment involves two or more existing adjacent parcels, where land is proposed to be taken
from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally
existed is not thereby created; (C) The lot line adjustment will create parcels that conform to
local zoning and building ordinances; and (D) The lot line adjustment is approved by the City.
The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to
local zoning and building ordinances, to require the prepayment of real property taxes prior to
the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or
easements. (Id.)
Section 3. The Rolling Hills Municipal Code also provides a procedure for the
preparation, filing, processing, and approval or denial of a lot line adjustment application
consistent with the policies of the general plan and the requirements of the Subdivision Map Act.
(See Chapter 16.44 of the Rolling Hills Municipal Code.) The Planning Commission, in
approving a lot line adjustment, shall adopt conditions only as necessary to conform the
adjustment parcels to the requirements of Title 17 (Zoning) and Title 15 (Building and
Construction), or to facilitate the relocation of existing utilities, infrastructure, trails or
easements. (See RHMC Section 16.44.040.)
Section 4. The Planning Commission conducted a duly noticed public hearing on
July 17, 2018 at the regular evening Planning Commission meeting. At that time, the Planning
Commission directed staff to prepare a resolution of approval. No neighboring residents inquired
about the proposed lot line adjustment.
Reso. 2018-11 1
3 and 6 Middleridge Lane North
5/10,ot Line Adjustment / Site Plane Review / Variance
• •
Section 5. The Planning Commission finds that the project is categorically exempt
pursuant to Section 15305, Class 5 of the California Environmental Quality Act (CEQA).
Section 6. RHMC Section 16.44.040 requires the Planning Commission to make
findings in order to approve a lot line adjustment application. The Planning Commission has
considered the evidence, both written and oral, in connection with this application and with
respect to the lot line adjustment application, the Planning Commission makes the following
findings:
A. The adjustment will not have the effect of creating a greater number of parcels
than existed before the adjustment.
B. The parcels resulting from the adjustment will not conflict with any applicable
regulations of the zoning ordinance after a variance is granted. The loss of square footage for the
property at 6 Middleridge Lane North will result in an increase in disturbed area from 38% to
46.3%. The maximum disturbance allowed on a lot is 40%. Therefore, a variance is requested
C. The adjustment will not result in an increase in the number of nonconforming
parcels once a variance is granted. As discussed, a variance is requested to address the increase
in disturbance beyond the 40% maximum for the property at 6 Middleridge Lane North.
Section 7. Section 17.46.050 of RHMC requires the Commission to make findings in
order to approve a site plan review application. The Planning Commission has considered the
evidence, both written and oral, in connection with this application and with respect to the Site
Plan application for the lot line adjustment, the Planning Commission makes the following
findings:
A. The proposed lot line adjustment is compatible with the General Plan, the Zoning
Ordinance and surrounding uses because the existing structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open space
between surrounding structures and maintaining sufficient setbacks to provide buffers between
residential uses. And the uses on the lots promote the rural aesthetic of Rolling Hills.
B. The lot line adjustment substantially preserves the natural and undeveloped state
of the lot as there is no additional development proposed at this time.
C. The existing conditions of the lots are harmonious in scale and mass with the
sites, and are consistent with the scale of the neighborhood in the City. Since the lot line
adjustment will not change the level of development on the properties the lot line adjustment will
not result in any less consistency with the scale of the neighborhood in the City. Since there are
no proposed developments at this time.
D. The lot line adjustment is compatible with the rural character of the community
and makes no change to the existing conditions because no development is proposed with the lot
line adjustment.
Reso. 2018-11 2
3 and 6 Middleridge Lane North
6/10,ot Line Adjustment / Site Plane Review / Variance
• •
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because there is no change in ingress/egress
along the roadway easement or roadway improvements along the borders of the properties.
Section 8. With respect to the Lot Line Adjustment approval and Site Plan Review
approval, the Planning Commission imposes the following conditions:
A. The Lot Line Adjustment approval shall expire within two years from the
effective date of approval as defined in Section 17.46.070, unless otherwise extended pursuant to
the requirements of this section.
C. The lot line adjustment approval shall not in any way constitute any
representation that the adjusted lots can be developed even if in compliance with current zoning
and building ordinance standards. No development, including study of soils, geology, hydrology,
grading, and other requirements, shall occur on the properties without first complying with all
applicable City Building and Zoning requirements and other applicable rules and regulations.
D. The lot line adjustment shall not in any respect limit or impair the City's
application of the Site Plan Review or other regulations or codes to the lots at such time as an
application is made for development.
E. The applicants shall execute an Affidavit of Acceptance of all conditions of this
Resolution for approval to be effective.
F. There shall be easements within the adjusted boundaries of the lots, as required by
the Rolling Hills Community Association. Section 16.20.230 of the Rolling Hills Subdivision
Ordinance requires that easements, the width of which are to be determined by the RHCA, be
dedicated for bridle trail and utility purposes over the strips and portions of land within and
abutting upon the property lines and will be recorded concurrently with the Certificate of
Compliance for lot line adjustment. The maps and legal descriptions showing the new property
lines shall be attached to the Certificate of Compliance, which shall be a separate recorded
document.
G. The Certificate of Compliance shall not be issued until a legal description
complying with the delineation of adjustment, and including the required easements and trails, if
any, are submitted to, and approved by the City. Upon the City's approval of the legal
descriptions of the new adjusted lines a Certificate of Compliance shall be issued by the City,
shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and
evidence of the recordation shall be returned to the City.
H. The applicant shall record the deeds of the properties effectuating the transfer
concurrently with the Certificate of Compliance for the Lot Line Adjustment and shall submit
proof of such recordation to the City of Rolling Hills.
Section 9. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of Variances granting relief from the standards and requirements of the
Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property
Reso. 2018-11
3 and 6 Middleridge Lane North
3
7/10Lot Line Adjustment / Site Plane Review / Variance
• •
prevent the owner from making use of a parcel of property to the same extent enjoyed by similar
properties in the same vicinity or zone.
A variance from the requirements of Sections 17.16.070(B) of the Zoning Ordinance is
required due to the increase in disturbance over the 40% limit for one of the properties.
With respect to the aforementioned request for a variance, the Planning Commission
finds, as follows:
1. There are exceptional circumstances and conditions on the subject properties.
Both properties traverse a roadway easement providing for odd -shaped lots which affects lot
coverage, setbacks, and disturbance. The lot line adjustment provides for the opportunity for
additional development to one lot and reduces the maintenance needs of the other lot since it is
fully developed and no additional improvement could be built on the land.
2. The variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other property owners in the same vicinity and zone but which is
denied to the property in question by strict application of the code. An absence of a variance
would continue a status quo, where 6 Middleridge Land North would continue to own land
located across a street which is not convenient or conducive to development, but creating a
usable area for 3 Middleridge Lane North, which could be developed for use by 3 Middleridge
Lane North.
3. The granting of the variance would not be materially detrimental to the public
welfare or injurious to the properties because no development is proposed at this time.
4. In granting the variance, the spirit and intent of the Zoning Ordinance will be
observed in that the two lots are orderly, attractive, and do not detrimentally affect the rural
character of the community. Additional development is not proposed at this time and the existing
improvements are cohesive with the rural character of the area.
5. The variance will not grant special privilege to the applicants because there is
very little change to the two properties and the benefits gained are consistent with other elements
enjoyed by adjacent properties.
6. 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 because it does not affect any hazardous waste facilities.
PASSED, APPROVED AND ADOPTED ON THE 21ST DAY OF AUGUST, 2018.
Reso. 2018-11
3 and 6 Middleridge Lane North
4
8/10Lot Line Adjustment / Site Plane Review / Variance
•
BRAD CHELF, CHAIRMAN
ATTEST:
YVETTE HALL, CITY CLERK
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil. Procedure Section
1094.6.
Reso. 2018-11
3 and 6 Middleridge Lane North
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9/10Lot Line Adjustment / Site Plane Review / Variance
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF ROLLING HILLS)
) §§
I certify that the foregoing Resolution No. 2018-11 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
AUTHORIZING A LOT LINE ADJUSTMENT BETWEEN TWO LOTS AT 3
MIDDLERIDGE LANE NORTH (PORTIONS OF LOT 11-MR) AND 6 MIDDLERIDGE
LANE NORTH (PORTIONS OF LOTS 12, 13, 14, AND 15-MR) TO ALTER THE LOTS BY
51,624 SQUARE FEET AND GRANTING A SITE PLAN AND VARIANCE IN ZONING
CASE NO. 945.(TILLES/ WILSON FAMILY TRUST).
was approved and adopted at a regular meeting of the Planning Commission on August 21, 2018
by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices
CITY CLERK
Reso. 2018-11 6
3 and 6 Middleridge Lane North 10v10pt Line Adjustment / Site Plane Review / Variance
TO:
04 Rafb9 gee6
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: 07-17-18
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JULIA STEWART, ACTING PLANNING DIRECTOR
JOHN F. SIGNO, CONTRACT PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 945
3 MIDDLERIDGE LANE NORTH (Portions of LOT 11-MR)
6 MIDDLERIDGE LANE NORTH (Portions of LOTS 12,
13,14, & 15-MR)
RAS-1 AND RAS OZ-1
WILSON FAMILY TRUST/ TILLES
TAVISHA ALES, BOLTON ENGINEERING CORP.
JULY 5, 2018
PROTECT DESCRIPTION AND RECOMMENDATION
The Project
Lot Line Adjustment/ Site Plan Review
The applicant is requesting a Lot Line Adjustment between two parcels to transfer a
portion of land to 3 Middleridge Lane North (APN 7569-019-003) (Tilles) from 6
Middleridge Lane North (APN 7569-019-004) (Wilson Family Trust), resulting in an
increase in the gross lot size of 3 Middleridge Lane North and a decrease in the gross lot
size of 6 Middleridge Lane North of 51,624 square feet.
Variance
The applicant also requests a Variance to increase the total disturbed area from 37.98%
to 46.28% for 6 Middleridge Lane North, which exceeds the maximum total disturbed
area of 40%.
ZC NO. 945 Lot Line Adjustment
1
• •
Zoning MAP Amendment
Additionally, the applicant requests an amendment to Ordinance No. 326 to make the
portion of land being transferred subject to Overlay Zoning District -1 (OZD-1), which
is consistent with the zoning for 3 Middleridge Lane North.
BACKGROUND
Both 3 and 6 Middleridge Lane North are properties with lots that traverse the
Middleridge Lane North roadway easement. This generates obstacles for future growth
on the lots and creates the illusion of vacant parcels when, in reality, it is land that may
be challenging to development. The area being transferred away from 6 Middleridge is
actually located directly adjacent to the residence on 3 Middleridge. Because 6
Middleridge is a large property mostly built out with a residence, stable, pool, and
guesthouse, the portion of the lot located across the roadway easement is currently still
part of 6 Middleridge, but is not practical for significant additional amenities to serve 6
Middleridge Lane N. property.
3 Middleridge Lane North
The property at 3 Middleridge Lane North is 1.29 gross acres and is improved with a
3,704 square foot residence with a 501 square foot garage, a swimming pool and spa,
and a sports court. The portion of the property that is located across the roadway
easement is contiguous with 6 Middleridge Lane North but is not being changed from
its current boundary. The resulting proposed size of the property after the lot line
adjustment will be 113,761 gross square feet (2.61 acres) and 80,892 square feet net lot
(1.86 acres)
6 Middleridge Lane North
The property at 6 Middleridge Lane North is 2.85 g oss acres and is improved with a
4,559 square foot residence with a 731 square foot garage, a swimming pool and spa
with a covered patio, a 560 square foot guest house, and a 411 square foot stable. The
remnant portion of the property across the roadway easement has been and continues
to be vacant. The lot line adjustment will result in a 70,716 net square foot (1.62 net acre)
property from 104,076 net square feet (2.39 net acres).
Zoning and Land Size
The properties are zoned RAS-1 and RAS-OZ-1 and the combined gross lot area of both
properties is 4.14 acres. The roadway easement along Middleridge Lane North is 50 feet
wide. The roadway easement along Middleridge Lane South (directly adjacent to the 6
Middleridge Lane South property) is 60 feet wide.
Past Property Review
3 Middleridge Lane North
In 1974, variances were approved for the construction of additions encroaching into the
required front and side yard setbacks. The findings to support the variances were based
on the narrow shape of the lot and the fact that the property was divided by a roadway
easement. The additions brought the overall house size to 3,704 square feet. A stable
ZC NO. 945 Lot Line Adjustment 3/6 Middleridge Lane North 2
•
was approved on the western portion of the lot, however, was not built. In 1978, a
similar request for a stable was approved, but not built.
On January 30,1981, a final building permit for a swimming pool was issued.
On January 21, 2003, the Planning Commission approved Resolution No. 2003-01
granting Site Plan Review approval for grading and a Conditional Use Permit to
construct a 2,394-square-foot sports court at the property (Zoning Case No. 655). On
January 27, 2003, the City Council received and filed Resolution No. 2003-01. The
property has a condition for restricted development.
On December 5, 2003, staff approved a landscape plan for areas surrounding the sports
court in accordance with the conditions of approval for Zoning Case No. 655. A
certificate of deposit was deposited with the City in the amount of $8,395 for the
purpose of installing landscaping and irrigation. The landscaping and irrigation was
completed and found to be in good condition, and so the certificate of deposit was
released on January 7, 2010.
On June 22, 2004, staff administratively approved the re -roofing of the residence. The
re -roofing was approved by the Rolling Hills Community Association on the same day.
6 Middleridge Lane North
The original house was constructed in 1952. The barn and the pool were constructed in
1958. A recreation room and covered refreshment center were constructed in 1968. In
1988 the recreation room was remodeled and a porch was enclosed. A portion of the
pool, a brick deck with the spa and the bar/refreshment center were located within the
front yard setback.
On July 17, 2001, the Planning Commission approved Zoning Case No. 628 for
additions to the residence to bring the total size to 5,513 square feet (Resolution No.
2001-14). The project required a variance request to encroach into the front yard setback.
The findings for the variance included that the property.was irregularly shaped and
divided by a street easement. On July 23, 2001, the City Council received and filed the
project.
On June 18, 2002, the Planning Commission granted a one-year time extension for
Zoning Case No. 628 (Resolution No. 2002-10).
On October 19, 2004, City staff approved a barn house, guest house, and pool
On March 21, 2011, City staff approved an interior remodel for several places within the
residence and recreation room.
On July 18, 2013, a geological exploration was conducted at the site using exploratory
borings and test pits in order to prepare a soils report.
ZC NO. 945 Lot Line Adjustment 3/6 Middleridge Lane North 3
GROSS LOT AREA
Road Easement/10'
along property lines
NET LOT AREA
ZONING CASE NO. 945
3
MIDDLERIDGE
NORTH
(EXISTING)
62,137 s.f.
(1.43 ac.)
20,030 s.f.
(0.46 ac.)
42,107 s.f.
(0.97 ac.)
6
MIDDLERIDGE
NORTH
(EXISTING)
150,552 s.f.
(3.45 ac.)
46,476 s.f.
(1.07 ac.)
104,076 s.f.
(2.39 ac.)
3
MIDDLERIDGE
NORTH
(PROPOSED)
113,761 s.f.
(2.61 ac.)
32,869 s.f.
(0.75 ac.)
80,892 s.f.
(1.86 ac.)
6
MIDDLERIDGE
NORTH
(PROPOSED)
98,928 s.f.
(2.27 ac.)
28,212 s.f.
(0.65 ac.)
70,716 s.f.
(1.62 ac.)
Rolling Hills Community Association Review
Any relocation of easements will be reviewed by the Rolling Hills Community
Association.
Any future development of either property would be subject to review by the City, the
Building and Safety Department and the Rolling Hills Community Association.
CONSIDERATIONS
Zoning Amendment
The portion of land being transferred is currently not in Overlay Zoning District - 1
(OZD-1). In order to make it consistent with the zoning for 3 Middleridge Lane North, it
is necessary to include it in the overlay district. The Planning Commission should
consider a Zoning Map amendment and recommend to the City Council to approve the
Zoning Map amendment in order to maintain a consistent zoning for 3 Middleridge
Lane North property.
General
Justification from Applicant
"Proposed disturbance. of site, after lot lien adjustment, is 46.3%. Existing is 38.0%. No
new structures are proposed as part of this application.
The existing property is below the 40% allowable disturbed area however, due to the
proposed lot line adjustment, the disturbance goes to 46.3%. The portion of the property
being transferred to 3 Middleridge Lane North is on the other side of Middleridge Lane
North and decreases the overall Net Lot Area by approximately 33,360 s.f. The property
has a history of Lot Line Adjustments as it is a combination of portions of three separate
lots. The road is also bounded on two side by roadway easements, thereby reducing the
net lot area more than other parcels which only have one roadway. It is adjacent to the
City Overlay zone and somewhat of a unique lot. No structures are proposed as part of
this application.
ZC NO. 945 Lot Line Adjustment 3/6 Middleridge Lane North 4
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The piece of property which is being transferred to a 3 Middleridge Lane North is on
the opposite side of the street and there is not much which can be done with it in
regards to development n fro 5 Middleridge Lane North. Other properties in the area
are either in a different zone or not subjected to being split by a roadway.
The variance will not be detrimental due to the fact that no structures are being
proposed, only a transfer of land.
The existing site elements are not proposed to change so the only element of the Lot
Line Adjustment which does not conform to the General Plan is the resulting
disturbance on one lot".
Planning Commission Responsibilities
When reviewing a development application, the Planning Commission must consider
whether the proposed project meets the criteria for a Lot Line Adjustment, Site Plan
Review, and Variances, as seen below and whether the Zoning Map amendment is
warranted and necessary.
Environmental Review
The Project has been determined to be exempt from the California Environmental
Quality Act (CEQA) pursuant to Class 5, Section 15305, Minor Alterations in Land Use
Limitations, of the CEQA Guidelines.
LOT LINE ADJUSTMENT/MERGER CRITERIA
16.44.040 Approval or denial of adjustment.
The Planning Commission shall determine whether the parcels resulting from the adjustment
will conform to the applicable provisions of this title. The Planning Commission may approve,
conditionally approve, or deny the lot line adjustment in compliance with this section.
Decisions made by the Planning Commission may be appealed to the City Council in
compliance with Chapter 17.46 of this code.
A. Required findings. A proposed lot line adjustment shall be denied if the Planning
Commission finds any of the following:
1. The adjustment will have the effect of creating a greater number
of parcels than exist before adjustment;
2. Any parcel resulting from the adjustment will conflict with any
applicable regulations of the zoning ordinance; or
3. The adjustment will result in an increase in the number of
nonconforming parcels.
4. The project conforms to the requirements of the California
Environmental Quality Act.
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
ZC NO. 945 Lot Line Adjustment 3 / 6 Middleridge Lane North 5
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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;
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;
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F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling
Hills.
SOURCE: City of Rolling Hills Zoning Ordinance
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