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658, Addition to existing SFR with , Staff Reports• • Ci4 o/ IJ/L DATE: TO: FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR ZONING CASE NO. 658A MODIFICATION G ZONING CASE NO. 658B SITE PLAN REVIEW 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 6, 2003 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com FEBRUARY 17, 2004 HONORABLE MEMBERS OF THE PLANNING COMMISSION APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: RESOLUTION NO. 2004-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A MODIFICATION TO A PREVIOUSLY APPROVED VARIANCE TO PERMIT CONSTRUCTION OF AN ADDITION THAT WOULD FURTHER ENCROACH INTO THE REQUIRED SIDE YARD SETBACK AND GRANTING A SITE PLAN REVIEW APPROVAL FOR THE ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 658A-MODIFICATION AND 658B SITE PLAN REVIEW, AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR), (POST). BACKGROUND 1. At the January 20, 2004 Planning Commission meeting, the Commission directed staff to prepare a Resolution of approval in Zoning Case No. 658A Modification and 658B Site Plan Review. The vote was 5-0. Resolution No. 2004- 07 is attached for Commission's consideration. RECOMMENDATION It is recommended that the Planning Commission adopt, Resolution No. 2004-07 approving this development. E ®Pnnlorl on F1rn.\c;lgd • RESOLUTION NO. 2004-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A MODIFICATION TO A PREVIOUSLY APPROVED VARIANCE TO PERMIT CONSTRUCTION OF AN ADDITION THAT WOULD FURTHER ENCROACH INTO THE REQUIRED SIDE YARD SETBACK AND GRANTING A SITE PLAN REVIEW APPROVAL FOR THE ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 658A-MODIFICATION AND 658B SITE PLAN REVIEW, AT 17 MIDDLERIDGE LANE NORTH, (LOT 5- MR), (POST). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Application was duly filed by Mr. and Mrs. Post with respect to real property located at 17 Middleridge Lane North, Rolling Hills (Lot 5-MR) requesting a 154 square foot addition, of which 42 square feet would encroach further than previously approved into the side yard setback. In April 2003, the Planning Commission approved a 999 square foot addition to an existing 2,007 square foot residence, of which 340 square feet would encroach into the required side yard setbacks. With the additions the house will have 3,160 square feet. Section 2. Section 17.46.030 of the Zoning Ordinance requires a development plan to be submitted for site plan review and approval before any grading requiring a grading permit or any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application requesting construction of the addition, between the April 2003 approval and the current approval, the applicant proposes to construct 1,153 square foot addition in a 36-month period. Section 3. The Planning Commission conducted duly noticed public hearings to consider the applications on December 16, 2003, January 20, 2004, and at a field trip visit on January 17, 2004. 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 the Planning Commission having reviewed, analyzed and studied said proposal. The applicant and his representative were in attendance at the hearings. Section 4. The Planning Commission finds that the project qualifies as a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 5. The proposed addition would encroach into the required 10-foot easement. The Rolling Hills Community Association granted the applicants encroachment permit along the south side of the property to encroach into the easement with the proposed construction. 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 in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Section 17.16.120 is required because it states that every lot in the RAS-1 zone shall have a side yard of not less than 20 feet from the side property line. The applicant is requesting a modification of a previously approved Variance to encroach 11.8 feet into the required 20-foot south side yard setback, for a total of 42 square feet encroachment. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone because the lot is divided by a roadway and the area of the lot where the addition is proposed is small in size in comparison to the average lots in the City. The lot size and configuration, together with the existing development on the lot creates a difficulty in meeting the setback Code requirement. The existing legal nonconforming residence was built with the residence encroaching up to 10 feet into the side yard setbacks and 20 feet into the front yard setback. The existing residence and proposed additions are modest in size. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question. Strict application of the Zoning Ordinance would deprive the property owner of the right and benefits enjoyed by similarly situated properties in the same vicinity and zone. The encroachment permits the use of the lot to the extent allowed for other properties in the vicinity. The Variance will permit the development of the property in a manner similar to development patterns on surrounding properties. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Development in the side yard will allow the remaining portion of the lot to remain undeveloped, and would minimize grading. The structural lot coverage and the total impervious lot coverage are within the requirements of the City. The residential building pad coverage exceeds the City's guidelines of 30%. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 658 Modification to encroach into the south side yard setbacks, to construct a 154 square foot addition at an existing single family residential development, of which 42 square feet will encroach into the side yard setback, as indicated on the development plan dated December 3, 2003, submitted with this application and incorporated herein by reference as Exhibit A. Reso. 2004-07Mod. Post 2 • • Section 6. Section 17.46.030 of the Zoning Ordinance requires a development plan to be submitted for site plan review and approval before any grading requiring a grading permit or any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building by more than twenty-five percent (25%) in any thirty-six (36) month period. With respect to the Site Plan Review application requesting construction of the addition, between the April 2003 approval and the current approval, the applicant proposes to construct 1,153 square foot addition in a 36-month period. With respect to this application 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 with sufficient open space between surrounding structures. The project conforms to Zoning Code lot coverage requirements and disturbed area, except for the encroachment into the setbacks, with the front yard encroachment being pre-existing. The net lot area of the lot is 36,013 square feet, (4.2 acres). The proposed residence (3,160 sq.ft.), existing garage (527 sq.ft.), service yard (96 sq.ft.), and future stable (450 sq.ft.) will have 4,233 square feet of structures, which constitutes 11.8% of the net lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including all structures, paved areas and driveway will be 6,767 square feet, which constitutes 18.8% of the net lot which is within the 35% maximum overall net lot coverage requirement. The proposed project is screened from the road so as to reduce the visual impact of the development. The disturbed area of the lot will be 24.4%, which is within the 40% maximum permitted, and includes the stable. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure 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 of the 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 the least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is a sufficient distance from nearby residences so that the proposed structure will not impact the view or privacy of surrounding neighbors, and will substantially utilize the existing building pad for the new construction. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum set forth in the Zoning Code will not be exceeded and the proposed project is consistent with the scale of the neighborhood. D. The development will not reduce the amount of existing trees and native vegetation. The development plan preserves the rural character of the community. Reso. 2004-07Mod. Post 3 • • E. The development plan follows natural contours of the site to minimize grading and retain the natural drainage courses. There will be no grading for this project, as the addition will be constructed on an existing building pad. 'F. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the project will utilize the existing accessway. G. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 7. Based upon the foregoing findings, and as approved in Section 5 above, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 658 Modification for construction of a 154 square foot addition at an existing single family residential development, of which 42 square feet will encroach into the side yard setback, as indicated on the development plan dated December 3, 2003, and incorporated herein by reference as Exhibit A, subject to the following conditions: A. The Variance and Site Plan approvals shall expire within one year from the effective date of approval as defined in Sections 17.38.070 and 17.42.080, unless otherwise extended pursuant to the requirements of these sections. B. It is declared and made a condition of the Variance and Site Plan Review, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, 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 Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A and dated December 3, 2003, except as otherwise provided in these conditions. E. The property on which the project is located shall contain an area of minimum of 1,000 square feet to provide an area meeting all standards for a stable (450 square feet) and corral (550 square feet) with vehicular access thereto. F. The property owners shall comply with the requirements of the Lighting Ordinance of the City of Rolling Hills, (ORDINANCE NO. 287) pertaining to lighting on said property. Reso. 2004-07Mod. Post 4 • • G. The property owners shall comply with the requirements of Section 17.16.190 of the Zoning Ordinance pertaining to roof covering. H. Utility lines serving subject property shall be placed underground. I. Structural lot coverage shall not exceed 4,233 square feet or 11.8% in conformance with lot coverage limitations. J. Total lot coverage of structures and paved areas shall not exceed 6,767 square feet or 18.8% in conformance with total lot coverage limitations. K. The disturbed area of the lot shall not exceed 8,800 square feet or 24.4% in conformance with disturbed area limitations. L. Residential building pad coverage on the 4,940 square foot residential building pad shall not exceed 3,783 square feet or 76.5%; coverage on the 1,144 square foot future stable pad shall not exceed 450 square feet or 39.3%. M. There shall be no grading of the site, except for the future stable. N. The existing topography, flora and natural features of the lot shall be retained to the greatest extent feasible. O. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. P. During construction, conformance with local ordinances and engineering practices so that people or property are not exposed to landslides, mudflows, erosion, or land subsidence shall be required. Q. 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, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. R. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. S. 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. Reso. 2004-07Mod. Post 5 • • T. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take, place within nearby roadway easements. U. 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) related to solid waste. V. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water in an approved manner. W. The drainage plan shall be approved by the Planning Department and the L.A. County Building Division, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner. X. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of a building permit. Y. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. Z. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance and Site Plan Review approvals, pursuant to Section 17.38.060, or the approval shall not be effective. AA. ' All conditions of this Variance and Site Plan Review approvals, that apply, must be complied with prior to the issuance of a building permit from the County of Los Angeles. AB. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modification to the property which would constitute additional structural development or additional lot disturbance shall require the filing of a new application for discretionary review and approval by the Planning Commission. PASSED, APPROVED AND ADOPTED THIS 17th DAY OF FEBRUARY 2004. ARVEL WITTE, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK Reso. 2004-07Mod. Post 6 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2004-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A MODIFICATION TO A PREVIOUSLY APPROVED VARIANCE TO PERMIT CONSTRUCTION OF AN ADDITION THAT WOULD FURTHER ENCROACH INTO THE REQUIRED SIDE YARD SETBACK AND GRANTING A SITE PLAN REVIEW APPROVAL FOR THE ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 658A-MODIFICATION AND 658B SITE PLAN REVIEW, AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR), (POST). was approved and adopted at a regular meeting of the Planning Commission on February 17, 2004 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. 2004-07Mod. Post DEPUTY CITY CLERK 7 DATE: TO: FROM: Cu• • y opeo efinS �aee JANUARY 20, 2004 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 658A MODIFICATION & ZONING CASE NO. 658B SITE PLAN REVIEW 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 6, 2003 7-H Request for a modification to a previously approved Variance to permit further encroachment with an addition into a side yard setback and a Site Plan Review for the addition at an existing single-family residence. BACKGROUND 1. The Planning Commission visited the subject property on January 17, 2004. 2. The applicants propose to construct a 154 square foot addition. 42 square feet of the addition would further encroach into the south side yard setback. This addition, will allow the owners to square off the house and fill some areas under the existing roof. An 88 square foot encroachment into the side yard setback was previously approved. The proposed residence will be 3,160 square feet. 3. In April 2003, the Planning Commission by Resolution No. 2003-07 approved a 999 square foot addition to an existing 2,007 square foot residence with 527 square foot garage. A Variance application was processed to permit portions of the addition to encroach into the north and south side yard setbacks. At the north end of the residence, 252 square feet of the addition was approved to encroach into the side yard setback. At the south side of the residence approximately 88 square feet of the addition was approved to encroach 8 feet into the 20-foot side yard setback. The project is in the final stages of County review for the previously approved additions. 4. The proposed 42 square foot addition on the southerly side will encroach 2.8 feet further into the side yard setback than the previously approved ZC 658A Mod. & 658B SPR 1 PC 1/20/04 t et Printed c)n Ficcyr;led i'+iput • • encroachment, and will be located along the existing building line, which encroaches ten feet into the 20 foot side yard setback. The addition, at the furthest encroachment point, will be 8.2 feet from the southerly property line. 5. The application requires a Variance due to the proposed further encroachment into the side yard setback, and a Site Plan Review due to the fact that more than 1,000 square feet is proposed to be added to the residence in 36 months period. Section 17.46.020(3) of the Zoning Code requires a Site Plan Review for "the expansion, modification, alteration or repair of any existing building or structure, which either requires a grading permit or increases the size of the building or structure by at least one thousand square feet and has the effect of increasing the size of the building or structure by more than 25% in any thirty-six month period". In April, the applicant received permission to add 999 square feet to the existing residence, which did not trigger a Site Plan Review. Currently, with the proposed 152 square foot addition, the proposed development exceeds 1,000 square feet in 36 months, and therefore, requires a Site Plan Review application. 6. The RHCA approved an easement encroachment agreement, to allow the applicants to encroach two feet into a 10-foot easement with the 42 square foot addition. 7. A 450 square foot future stable and corral location was approved with the previous Variance and is proposed across from the main residence off of Middleridge Lane North. 8. Approximately 1,700 square feet of the existing house encroaches into the front and side yard setbacks. Most of the homes on Middleridge Lane North encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. Subject home was built_in 1955. 9. The property is located in the RAS-1 zone and is divided by Middleridge Lane North along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 10. The proposed addition will be located in an area of an existing patio, and no additional disturbance or grading will be required for this project. 11. The structural lot coverage proposed is 4,233 square feet (previously approved at 4,079 sq.ft.), which includes 3,160 sq.ft. house, 527 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 11.8% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,767 square feet or 18.8% of the net lot area, (35% permitted). 12. The 4,940 square foot existing residential building pad will have proposed coverage of 3,783, square feet or 76.5%. (Previously approved at 73.5%). Without the additions, the building pad coverage is 59.3%. Most of the residence as well as ZC 658A Mod. & 658B SPR 2 PC 1/20/04 I • • the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage; however, the portion of the pad located in the setbacks is not counted towards building pad area. The future stable pad coverage is proposed to be 39.3%, as previously approved. 13. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). 14. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. The topography of the land is such that there is no adequate flat area on the lot. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission take public testimony and provide direction to staff. ZC 658A Mod. & 658B SPR 3 PC 1/20/04 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS OWNER RESIDENCE NET LOT In square feet (excl. road) 22 Middleridge Lane N. Chelf 2,004 38,400 23 Middleridge Lane N. Houske 2,454 42,253 21 Middleridge Lane N. Kamali 2,844 53,140 19 Middleridge Lane N. Gales 1,761 49,223 9 Middleridge Lane N. Watts 2,937 49,660 11 Middleridge Lane N. Moore 3,240 50,530 15 Middleridge Lane N. Pertschi 2,896 43,996 AVERAGE 2,590 46,743 17 Middleridge Lane Existing 2,007; North Post Approved 3,006; 49,223 Proposed 3,160 SOURCE: Assessors' Records The above calculations do not include garages. ZC 658A Mod. & 658B SPR 4 PC 1/20/04 ZONING CASE NO. 658A & 658B SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36- month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% maximum guideline) BARN PAD COVERAGE GRADING Site plan review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq. ft., must be balanced on site DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (minimum 450 so. ft.) and CORRAL (minimum 550 so. ft.) ZC 658A Mod. & 658B SPR PC 1/20/04 EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Stable Service Yard TOTAL 7.3% 19.0% 59.3% N/A 2007sq.ft. 527 sq.ft 0 sq.ft 96 sq.ft. PREVIOUSLY APPROVED 999 sq.ft. additions of which 340 sq.ft.. would encroach into side yard setbacks Residence Garage Stable Service Yard 2,630 sq.ft TOTAL 11.3% 18.3% 73.5% of 4,940 sq.ft. pad 39.3% of 1,144 sq.ft. pad None. Grading will be required for stable, if built. 21.6% of f 36,013 sq.ft. pad 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future. across from main 3006 sq.ft 527 sq.ft. 450 sq.ft. 96 sq.ft CURRENTLY PROPOSED 154 sq.ft. addition to further encroach into the side yard setback with 42 sq.ft. Residence Garage Stable Service Yard 3160 sq.ft. 527 sq.ft. 450 sq.ft. 96 sq.ft. 4,079 sq.ft. TOTAL 4,233 sq.ft 11.8% of 36,013 sq.ft. net lot area 18.8% 76.5% of 4,940 sq.ft. pad 39.3% of 1,144 sq.ft. pad None. Grading will be required for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future. across from main • STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS ZC 658A Mod. & 658B SPR PC 1/20/04 N/A N/A Existing from Middleridge Lane N/A N/A residence. From Middleridge Lane Existing from Middleridge Lane Planning Commission review Planning Commission review residence. From Middleridge Lane -future Existing from Middleridge Lane Planning Commission review Planning Commission review DATE: TO: FROM: 0/ ie0iit•n9, _A/INCO RP0RTED JANUARY 24, 1957 JANUARY 17, 2004 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityotrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST, ZONING CASE NO. 658A MODIFICATION ZONING CASE NO. 658B SITE PLAN REVIEW 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 6, 2003 Request for a modification to a previously approved Variance to permit further encroachment with an addition into a side yard setback and a Site Plan Review for the addition at an existing single-family residence. BACKGROUND 1. At the December 16, 2003 meeting, the Planning Commission scheduled a field trip to subject property on January 17, 2004. 2. The applicants propose to construct a 154 square foot addition. 42 square feet of the addition would further encroach into the south side yard setback. This addition will allow the owners to square off the house and fill some areas under the existing roof. An 88 square foot encroachment into the side yard setback was previously approved. The proposed residence will be 3,160 square feet. 3. In April 2003, the Planning Commission by Resolution No. 2003-07 approved a 999 square foot addition to an existing 2,007 square foot residence with 527 square foot garage. A Variance application was processed to permit portions of the addition to encroach into the north and south side yard setbacks. At the north end of the residence, 252 square feet of the addition was approved to encroach into the side yard setback. At the south side of the residence approximately 88 square feet of the addition was approved to encroach 8 feet into the 20-foot side yard setback. The project is in the final stages of County review for the previously approved additions. ZC 658A Mod. & 658B SPR 1 PC 1/17/04FT ®Printc(1 on (i...cyclrd • • 4. The proposed 42 square foot addition on the southerly side will encroach 2.8 feet further into the side yard setback than the previously approved encroachment, and will be located along the existing building line, which encroaches ten feet into the 20-foot side yard setback. The addition, at the furthest encroachment point, will be 8.2 feet from the southerly property line. 5. The application requires a Variance due to the proposed further encroachment into the side yard setback, and a Site Plan Review due to the fact that more than 1,000 square feet is proposed to be added to the residence in 36 months period. Section 17.46.020(3) of the Zoning Code requires a Site Plan Review for "the expansion, modification, alteration or repair of any existing building or structure, which either requires a grading permit or increases the size of the building or structure by at least one thousand square feet and has the effect of increasing the size of the building or structure by more than 25% in any thirty-six month period". In April, the applicant received permission to add 999 square feet to the existing residence, which did not trigger a Site Plan Review. Currently, with the proposed 152 square foot addition, the proposed development exceeds 1,000 square feet in 36 months, and therefore, requires a Site Plan Review application. 6. The RHCA approved an easement encroachment agreement, to allow the applicants to encroach two feet into a 10-foot easement with the 42 square foot addition. 7. A 450 square foot future stable and corral location was approved with the previous Variance and is proposed across from the main residence off of Middleridge Lane North. 8. Approximately 1,700 square feet of the existing house encroaches into the front and side yard setbacks. Most of the homes on Middleridge Lane North encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. Subject home was built in 1955. 9. The property is located in the RAS-1 zone and is divided by Middleridge Lane North along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 10. The proposed addition will be located in an area of an existing patio, and no additional disturbance or grading will be required for this project. 11. The structural lot coverage proposed is 4,233 square feet (previously approved at 4,079 sq.ft.), which includes 3,160 sq.ft. house, 527 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 11.8% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,767 square feet or 18.8% of the net lot area, (35% permitted). ZC 658A Mod. & 658B SPR 2 PC 1/17/04FT, • • 12. The 4,940 square foot existing residential building pad will have proposed coverage of 3,783, square feet or 76.5%. (Previously approved at 73.5%). Without the additions, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage; however, the portion of the pad located in the setbacks is not counted towards building pad area. The future stable pad coverage is proposed to be 39.3%, as previously approved. 13. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). 14. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. The topography of the land is such that there is no adequate flat area on the lot. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended, that the Planning Commission view the project and take public testimony. ZC 658A Mod. & 658B SPR 3 PC 1/17/04FT VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS OWNER RESIDENCE NET LOT In square feet (excl. road) 22 Middleridge Lane N. Chelf 2,004 38,400 23 Middleridge Lane N. Houske 2,454 42,253 21 Middleridge Lane N. Kamali 2,844 53,140 19 Middleridge Lane N. Gales 1,761 49,223 9 Middleridge Lane N. Watts 2,937 49,660 11 Middleridge Lane N. Moore 3,240 50,530 15 Middleridge Lane N. Pertschi 2,896 43,996 AVERAGE 2,590 46,743 17 Middleridge Lane Existing 2,007; North Post Approved 3,006; 49,223 Proposed 3,160 SOURCE: Assessors' Records The above calculations do not include garages. ZC 658A Mod. & 658B SPR, PC 1/17/04FT ZONING CASE NO. 658A & 658B SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36- month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% maximum auideline) BARN PAD COVERAGE GRADING Site plan review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq. ft., must be balanced on site DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (minimum 450 so. ft.) and CORRAL (minimum 550 sa. ft.) ZC 658A Mod. & 658B SPR PC 1/17/04FT EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Stable Service Yard 2007sq.ft. 527 sq.ft 0 sq.ft 96 sq.ft. TOTAL 2,630 sq.ft 7.3% 19.0% 59.3% N/A 21.6% of 36,013 sq.ft. pad N/A PREVIOUSLY APPROVED 999 sq.ft. additions of which 340 sq.ft.. would encroach into side yard setbacks Residence Garage Stable Service Yard 3006 sq.ft 527 sq.ft. 450 sq.ft. 96 sq.ft TOTAL 4,079 sq.ft. 11.3% 18.3% 73.5% of 4,940 sq.ft. pad 39.3% of 1,144 sq.ft. pad None. Grading will be required for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future, across from main residence. I CURRENTLY PROPOSED 154 sq.ft. addition to further encroach into the side yard setback with 42 sq.ft. Residence Garage Stable Service Yard 3160 sq.ft. 527 sq.ft. 450 sq.ft. 96 sq.ft. TOTAL 4,233 sq.ft 11.8% of 36,013 sq.ft. net lot area 18.8% 76.5% of 4,940 sq.ft. pad 39.3% of 1,144 sq.ft. pad None. Grading will be required for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future, across from main residence. • STABLE ACCESS ACCESSWAY VIEWS PLANTS AND ANIMALS ZC 658A Mod. & 658B SPR PC 1/17/04FT N/A Existing from Middleridge Lane N/A N/A From Middleridge Lane Existing from Middleridge Lane Planning Commission review Planning Commission review From Middleridge Lane -future Existing from Middleridge Lane Planning Commission review Planning Commission review a :1 • City leelina DATE: APRIL 28, 2003 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No.: 4A , Mtg. Date: 4/28/03 SUBJECT: RESOLUTION NO. 2003-07. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS THAT WOULD ENCROACH INTO THE REQUIRED SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR) IN ZONING CASE NO. 658, (POST). BACKGROUND 1. The Planning Commission adopted Resolution No. 2003-07, which is attached, on April 15, 2003 at their regular meeting granting a request for a Variance to encroach with an addition into the side yard setbacks. The vote was 5-0. 2. The applicant is proposing to construct 999 square foot additions to the existing 2,007 square foot residence for a total residence of 3,006 square feet. 340 square feet of the proposed addition would encroach into the side yard setbacks. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 252 square feet of the addition would encroach seven feet into the side yard setback. At the south side of the residence approximately 88 square feet of the addition would encroach into the side yard setback. The property is also developed with a 527 square foot attached garage. 3. A Variance is required for the proposed encroachments. A total of 1,800 square feet of the existing house encroaches into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. The subject home was built in 1955. 4. The proposed addition on the northerly side will encroach one foot further into the side yard setback than the current encroachment of the existing garage. ZC No. 658 CC 4/28/03 lO Pruned i:n Recyclecr i ;ij .n • • The addition on the southerly side of the house is proposed to be located in the rear of the existing encroachment. 5. An area for a 450 square foot future stable and 550 square foot corral is set aside across from the main residence off of Middleridge Lane North. 6. During the Planning Commission review process, concerns by the Commission were expressed as to the size of the residences in the vicinity. Staff utilizes the County Assessor's records to prepare comparison tables of the size of homes in the vicinity of projects under consideration. The Assessor's records are not always accurate. The applicant's representative has prepared a table showing the size of the homes in the vicinity, which is attached, using several sources, such as building permit records and RHCA records. The Planning Commission accepted the revised structural comparisons supplied by the applicant. 7. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 8. The proposed additions will be located in the area of the existing driveway and patio, and no additional disturbance or grading will be required for this project. 9. Currently, access to the garage is taken from the rear of the garage over a driveway partially located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron, and widen the driveway to be in line with the garage. This will eliminate 1,254 square feet of hardscape in the side and rear of the house. However, approximately 900 square feet of the proposed addition will be located in place of the current driveway in the rear. 10. The structural lot coverage proposed is 4,079 square feet (which includes 3,006 sq.ft. house, 527 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 11.3% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,613 square feet or 18.3% of the net lot area, (35% permitted). 11. The 4,940 square foot existing residential building pad will have proposed coverage of 3,629, square feet or 73.5%. Currently, the building pad coverage is 59.3%. As stated earlier, over half of the residence is located in the setbacks. The entire residence, regardless of location is included in the calculations for residential building pad coverage; however, that portion of the pad located in the setbacks is not counted as building pad area. The future stable pad coverage is proposed to be 39.3%. 12. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). ZC No. 658 CC 4/28/03 13. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by placing the proposed addition seven feet into the side yard setback, the applicant will gain approximately 252 square feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 14. Several letters in support of this project were received from neighbors, which are attached. 15. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 2003-07. ZC No. 658 CC 4/28/03 A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY'PROrEwnES (Source: ::A County;°Assessor's office) ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 11 Middleridge Lane North 15 Middleridge Lane North AVERAGE 17 Middleridge Lane North OWNER Kashyap Houske Kamali Gales Watts Moore • Pertschi Post RESIDENCE NET LOT (excl. road) 2,004 38,400 2,454 42,253 2,844 53,140 1,761. 49,223 2,937 49,660 3,240 50,530 2,896 43,996 2,590 46,743 Existing 2,007 49,223 Proposed 3,006 The above calculations do not include garages or other structures on site. ZC No. 658 CC 4/28/03 SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36- month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% maximum guideline) BARN PAD COVERAGE GRADING Site plan review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq. ft., must be balanced on site DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Stable Service Yard TOTAL 8.1% 19.1% 59.3% N/A 2007sq.ft. 440 sq.ft 0 sq.ft 96 sq.ft. PREVIOUSLY PROPOSED Additions to further encroach into the side yard setbacks, for a total of 418 sq.ft.. Residence Garage Stable Service Yard 3318sq.ft 510sq.ft. 450sq.ft. 96sq.ft 2,929sq.ft TOTAL 4,374sq.ft. 21.6% of 36,013 sq.ft. pad 12.1% 19.0% 76.5% of 4,940 sq.ft. pad 45% of 1,000 sq.ft. pad None. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. CURRENTLY PROPOSED Additions to further encroach into the side yard setbacks by 340 sq,ft, Residence Garage Stable Service Yard 3006 sq.ft. 527 sq.ft. 450 sq.ft. 96 sq.ft. TOTAL 4,079 sq.ft 11.3% 18.3% 73.8% of 4,940 sq.ft. pad 39.3% of 1,144 sq.ft. pad None. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. ZC No. 658 CC 4/28/03 STABLE (minimum 450 sa. ft.) and CORRAL (minimum N/A 550 sa. ft.) STABLE ACCESS N/A ACCESSWAY VIEWS PLANTS AND ANIMALS ZC No. 658 CC 4/28/03 Existing from Middleridge Lane N/A N/A Future, across from main Future, across from main residence. From Middleridge Lane Existing from Middleridge Lane Planning Commission review Planning Commission review residence. From Middleridge Lane -future Existing from Middleridge Lane Planning Commission condition Planning Commission condition BOLTON ENGINEERING CORPORATION 707 Silver Spur Rd., Suite 201 Rolling Hills Estates, CA 90274 phone (310) 544-6010 title: Properties nearby to #17 Middleridge Lane North Watts #9 Middleridge Lane North House 3187 sq. ft. Garage 380 sq. ft. Johnson #7 Middleridge Lane North House 3302 sq. ft. Garage 630 sq. ft. Tilles #5 Middleridge Lane North House 3704 sq. ft. Garage 648 sq. ft. Pertchi #15 Middleridge Lane North House 3101 sq. ft. Garage 660 sq. ft. Moore #11 Middleridge Lane North House 3443 sq. ft. Garage 420 sq. ft. Gales #19 Middleridge Lane North House 2970 sq. ft. Garage 456 sq. ft. Kamali #21 Middleridge Lane North House " 3120 sq. ft. Garage 400 sq. ft. S March 12, 2003 Planning Commission City of Rolling Hills No. 1 Portuguese Bend Road Rolling Hills, CA 90274 By MAR 13 2003 CITY OF ROLLING HILLS Today my wife and I met with the architect to go over the plans for additions to the home of Mr. and Mrs. John Post, our next door neighbors, at 17 N. Middleridge Lane. As long as the property lines between our two properties are marked clearly and the new addition of the Post home does not encroach on the easement, we have no objection to the present plans nor to the original plans. The side of our house opposite the Post's addition consists of bathrooms and bedrooms where the view is not a significant matter, and we presume the same can be said for them and their addition of bedrooms. We welcome the addition to their house so as to meet the needs of their growing family. Sincerely, • • 1"Donald M.Gales 19 N. Middleridge Lane Rolling Hills, CA 90274 Matthew and Angela McConaughy 15 Middleridge Lane North Rolling Hills, Ca 90274 March 12, 2003 Dear Rolling Hills Planning Commission: This letter is concerning the proposed project at the Post residence at 17 Middleridge Lane. We have had an opportunity to review the proposed plans in detail. After this review, we are strongly in favor of this plan, and believe that it will have a positive impact on our neighborhood and our property. We urge the members of the Rolling Hills Planning Commission to approve the original plans as submitted. Since r• I. .. ,.r. e Matthew McConaughy Angela McConaughy • • 3-13-2003 City of Rolling Hills Planning Department Dear Sirs: During recent conversations with John Post a resident on our street I became aware that the Planning Department has some reservations about granting requests for a variance to extend the existing footprint of the house into setbacks. This has been allowed on just about every home on our street. As a resident of Rolling Hills for 13 years I fully support the maintaining of standards as have been set by codes and restrictions. However it would seem arbitrary to prevent the Post residence from benefiting from what has been uniformly allowed throughout our street. I fully support efforts at the Post residence to enhance the value of homes on our street by allowing them to update, modernize and expand their home. Sincerely, Robert W. Moore 11 Middleridge Lane North 541-0818 • RESOLUTION NO. 2003-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS THAT WOULD ENCROACH INTO THE REQUIRED SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR) IN ZONING CASE NO. 658, (POST). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Application was duly filed by Mr. and Mrs. Post with respect to real property located at 17 Middleridge Lane North, Rolling Hills (Lot 5-MR) requesting a 999 square foot addition to an existing 2,007 square foot residence, of which 340 square feet would encroach into the required side yard setbacks. With the additions the house will be 3,006 square feet. Section 2. The Planning Commission conducted duly noticed public hearings to consider the applications on December 17, 2002, January 21, 2003, February 18, 2003, March 18, 2003 and at a field trip visit on February 8, 2003. 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 the Planning Commission having reviewed, analyzed and studied said proposal. The applicants were in attendance at the hearings. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Section 17.16.120 is required because it states that every lot in the RAS-1 zone shall have a side yard of not less than 20 feet from the side property line. The applicant is requesting a Variance to encroach 8 feet for a total of 252 square feet into the north side yard setback, and 8 feet for a total of 88 square feet into the south side yard setback to for a total encroachment of 340 square feet at an existing single-family residential development. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone because the lot is divided by a roadway and the area of the lot where the additions are proposed is small in size in comparison to the average lots in the City. The lot size and configuration, together with the existing development on the lot creates a difficulty in meeting this Code requirement. • • The existing legal nonconforming residence was built with the residence encroaching up to 10 feet into the side yard setbacks and 20 feet into the front yard setback. The existing residence and proposed additions are modest in size. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question. Strict application of the Zoning Ordinance would deprive the property owner of the right and benefits enjoyed by similarly situated properties in the same vicinity and zone. The encroachment permits the use of the lot to the extent allowed for other properties in the vicinity. The Variance will permit the development of the property in a manner similar to development patterns on surrounding properties. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Development in the side yard will allow the remaining portion of the lot to remain undeveloped, and would minimize grading. The structural lot coverage and the total impervious lot coverage are within the requirements of the City. The residential building pad coverage exceeds the City's guidelines of 30%. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 658 to encroach into the side yard setbacks, (north and south), to construct a 999 square foot addition at an existing single family residential development, of which 340 square feet will encroach into the side yards setbacks, as indicated on the development plan dated March 31, 2003, submitted with this application and incorporated herein by reference as Exhibit A, and subject to the following conditions: A. The Variance approval shall expire within one year from the effective date of approval as defined in Section 17.38.070(A), unless otherwise extended pursuant to the requirements of this section. B. It is declared and made a condition of the Variance, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, 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 Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A and dated March 31, 2003, except as otherwise provided in these conditions. RESOLUTION NO. 2003-07 • • E. The property on which the project is located shall contain an area of minimum of 1,000 square feet to provide an area meeting all standards for a stable (450 square feet) and corral (550 square feet) with vehicular access thereto. F. The property owners shall comply with the requirements of the Lighting Ordinance of the City of Rolling Hills, (ORDINANCE NO. 287) pertaining to lighting on said property. G. The property owners shall comply with the requirements of Section 17.16.190 of the Zoning Ordinance pertaining to roof covering. H. Utility lines serving subject property shall be placed underground. I. Structural lot coverage shall not exceed 4,079 square feet or 11.3% in conformance with lot coverage limitations. J. Total lot coverage of structures and paved areas shall not exceed 6,613 square feet or 18.3% in conformance with total lot coverage limitations. K. The disturbed area of the lot shall not exceed 8,800 square feet or 24.4% in conformance with disturbed area limitations. L. Residential building pad coverage on the 4,940 square foot residential building pad shall not exceed 3,629 square feet or 73.5%; coverage on the 1,144 square foot future stable pad shall not exceed 450 square feet or 39.3%. M. There shall be no grading of the site, except for the future stable. N. The existing topography, flora and natural features of the lot shall be retained to the greatest extent feasible. O. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. P. During construction, conformance with local ordinances and engineering practices so that people or property are not exposed to landslides, mudflows, erosion, or land subsidence shall be required. Q. 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, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. R. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be RESOLUTION NO. 2003-07 • followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. S. 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. T. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. U. 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) related to solid waste. V. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water in an approved manner. W. The drainage plan shall be approved by the Planning Department and the L.A. County Building Division, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner. X. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of a building permit. Y. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. Z. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance approval, pursuant to Section 17.38.060, or the approval shall not be effective. AA. All conditions of this Variance approval, that apply, must be complied with prior to the issuance of a building permit from the County of Los Angeles. AB. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modifications to the property which would constitute additional structural development or additional lot disturbance shall require the filing of a new application for discretionary review and approval by the Planning Commission. RESOLUTION NO. 2003-07 • • PASSED, APPROVED AND ADOPTED THIS 15th DAY OF APRIL 2003. ATTEST: EVIF; HANKINS, C1.lAIRWOMAN eT . MARILYN KE1ZN, DEPUTY CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2003-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS THAT WOULD ENCROACH INTO THE REQUIRED SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR) IN ZONING CASE NO. 658, (POST). was approved and adopted at a regular meeting of the Planning Commission on April 15, 2003 by the following roll call vote: Commissioners DeRoy, Margeta, Sommer, Witte and Chairwoman Hankins. AYES: NOES: None. ABSENT: None . ABSTAIN: None . and in compliance with the laws of California was posted at the following: Administrative Offices. tea, ., l .. k A„_, DEPUTY CITY CLERK RESOLUTION NO. 2003-07 6 74 City iof1L. DPP DATE: APRIL 15, 2003 TO: FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of 999 square foot additions, of which 340 square feet would encroach into the required side yard setbacks at an existing single-family residence. BACKGROUND 1. The Planning Commission at the March 18, 2003 meeting, directed staff to prepare a Resolution of approval regarding the above request in Zoning Case No. 658 with standard conditions including the requirement that any future development on the property be reviewed by the Planning Commission through the Site Plan Review process. The vote was 3-2. 2. The applicant submitted revised dimensions for the existing house. According to the engineer, the size of the existing house is 2,007 square feet with 527 square foot garage; not 2,393 square foot house with 440 square foot garage, as previously reported. With the proposed addition the house will be 3,006 square feet, which is in line with the properties in the vicinity. The assessor's records show that the house is 1,864 square feet in size, excluding the garage. 3. With the revised dimensions of the residence, the structural and total lot coverage as well as all the other development standards meet the code requirements, and have not been compromised. Staff incorporated the new dimensions and calculations into the resolution of approval, which is attached. 4. The applicant's representative prepared a comparison table of properties in the vicinity and the size of each house, obtained from several different sources, which is attached. Printed on Recycled Paper. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2003-07, approving Zoning Case No. 658. BOLTON ENGINEERING CORPORATION 707 Silver Spur Rd., Suite.201 Rolling Hills Estates, CA 90274 phone (310) 544-6010 'title: Properties nearby to #17 Middleridge Lane North Watts #9 Middleridge Lane North House 3187 sq. ft. Garage 380 sq. ft. Johnson #7 Middleridge Lane North House 3302 sq. ft. Garage 630 sq. ft. Tilles #5 Middleridge Lane North House 3704 sq. ft. Garage 648 sq. ft. Pertchi #15 Middleridge Lane North House 3101 sq. ft. Garage 660 sq. ft. Moore #11 Middleridge Lane North House 3443 sq. ft. Garage 420 sq. ft. Gales #19 Middleridge Lane North House 2970 sq. ft. Garage 456 sq. ft. Karnali #21 Middleridge Lane North House 3120 sq. ft. Garage 400 sq. ft. • • Matthew and Angela McConaughy 15 Middleridge Lane North Rolling Hills, Ca 90274 March 12, 2003 Dear Rolling Hills Planning Commission: This letter is concerning the proposed project at the Post residence at 17 Middleridge Lane. We have had an opportunity to review the proposed plans in detail. After this review, we are strongly in favor of this plan, and believe that it will have a positive impact on our neighborhood and our property. We urge the members of the Rolling Hills Planning Commission to approve the original plans as submitted. Since a Matthew McConaughy. Angela McConaughy 3-13-2003 City of Rolling Hills Planning Department Dear Sirs: During recent conversations with John Post a resident on our street I became aware that the Planning Department has some reservations about granting requests for a variance to extend the existing footprint of the house into setbacks. This has been allowed on just about every home on our street. As a resident of Rolling Hills for 13 years I fully support the maintaining of standards as have been set by codes and restrictions. However it would seem arbitrary to prevent the Post residence from benefiting from what has been uniformly allowed throughout our street. I fully support efforts at the Post residence to enhance the value of homes on our street by allowing them to update, modernize and expand their home. Sincerely, Robert W. Moore 11 Middleridge Lane North 541-0818 • .r4xi3frs March 12, 2003 Planning Commission City of Rolling Hills No. 1 Portuguese Bend Road Rolling Hills, CA 90274 By MAR 13 2003 CITY OF ROLLING HILLS Today my wife and I met with the architect to go over the plans for additions to the home of Mr. and Mrs. John Post, our next door neighbors, at 17 N. Middleridge Lane. As long as the property lines between our two properties are marked clearly and the new addition of the Post home does not encroach on the easement, we have no objection to the present plans nor to the original plans. The side of our house opposite the Post's addition consists of bathrooms and bedrooms where the view is not a significant matter, and we presume the same can be said for them and their addition of bedrooms. We welcome the addition to their house so as to meet the needs of their growing family. Sincerely, t-Donald M. Gales 19 N. Middleridge Lane Rolling Hills, CA 90274 RESOLUTION NO. 2003-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS THAT WOULD ENCROACH INTO THE REQUIRED SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR) IN ZONING CASE NO. 658, (POST). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. Application was duly filed by Mr. and Mrs. Post with respect to real property located at 17 Middleridge Lane North, Rolling Hills (Lot 5-MR) requesting a 999 square foot addition to an existing 2,007 square foot residence, of which 340 square feet would encroach into the required side yard setbacks. With the additions the house will be 3,006 square feet. Section 2. The Planning Commission conducted duly noticed public hearings to consider the applications on December 17, 2002, January 21, 2003, February 18, 2003, March 18, 2003 and at a field trip visit on February 8, 2003. 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 the Planning Commission having reviewed, analyzed and studied said proposal. The applicants were in attendance at the hearings. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption, Existing Facilities, and is therefore categorically exempt from environmental review under the California Environmental Quality Act. Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Section 17.16.120 is required because it states that every lot in the RAS-1 zone shall have a side yard of not less than 20 feet from the side property line. The applicant is requesting a Variance to encroach 8 feet for a total of 252 square feet into the north side yard setback, and 8 feet for a total of 88 square feet into the south side yard setback to for a total encroachment of 340 square feet at an existing single-family residential development. With respect to this request for a Variance, the Planning Commission finds as follows: A. There are exceptional and extraordinary circumstances and conditions applicable to the property that do not apply generally to the other property or class of use in the same zone because the lot is divided by a roadway and the area of the lot where the additions are proposed is small in size in comparison to the average lots in the City. The lot size and configuration, together with the existing development on the lot creates a difficulty in meeting this Code requirement. • • The existing legal nonconforming residence was built with the residence encroaching up to 10 feet into the side yard setbacks and 20 feet into the front yard setback. The existing residence and proposed additions are modest in size. B. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question. Strict application of the Zoning Ordinance would deprive the property owner of the right and benefits enjoyed by similarly situated properties in the same vicinity and zone. The encroachment permits the use of the lot to the extent allowed for other properties in the vicinity. The Variance will permit the development of the property in a manner similar to development patterns on surrounding properties. C. The granting of the Variance would not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located. Development in the side yard will allow the remaining portion of the lot to remain undeveloped, and would minimize grading. The structural lot coverage and the total impervious lot coverage are within the requirements of the City. The residential building pad coverage exceeds the City's guidelines of 30%. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 658 to encroach into the side yard setbacks, (north and south), to construct. a 999 square foot addition at an existing single family residential development, of which 340 square feet will encroach into the side yards setbacks, as indicated on the development plan dated March 31, 2003, submitted with this application and incorporated herein by reference as Exhibit A, and subject to the following conditions: A. The Variance approval shall expire within one year from the effective date of approval as defined in Section 17.38.070(A), unless otherwise extended pursuant to the requirements of this section. B. It is declared and made a condition of the Variance, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation, 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 Buildings and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in the Permit, or shown otherwise on an approved plan. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A and dated March 31, 2003, except as otherwise provided in these conditions. RESOLUTION NO. 2003-07 2 • • E. The property on which the project is located shall contain an area of minimum of 1,000 square feet to provide an area meeting all standards for a stable (450 square feet) and corral (550 square feet) with vehicular access thereto. F. The property owners shall comply with the requirements of the Lighting Ordinance of the City of Rolling Hills, (ORDINANCE NO. 287) pertaining to lighting on said property. G. The property owners shall comply with the requirements of Section 17.16.190 of the Zoning Ordinance pertaining to roof covering. H. Utility lines serving subject property shall be placed underground. I. Structural lot coverage shall not exceed 4,079 square feet or 11.3% in conformance with lot coverage limitations. J. Total lot coverage of structures and paved areas shall not exceed 6,613 square feet or 18.3% in conformance with total lot coverage limitations. K. The disturbed area of the lot shall not exceed 8,800 square feet or 24.4% in conformance with disturbed area limitations. L. Residential building pad coverage on the 4,940 square foot residential building pad shall not exceed 3,629 square feet or 73.5%; coverage on the 1,144 square foot future stable pad shall not exceed 450 square feet or 39.3%. M. There shall be no grading of the site, except for the future stable. N. The existing topography, flora and natural features of the lot shall be retained to the greatest extent feasible. O. During construction, dust control measures shall be used to stabilize the soil from wind erosion and reduce dust and objectionable odors generated by construction activities in accordance with South Coast Air Quality Management District, Los Angeles County and local ordinances and engineering practices. P. During construction, conformance with local ordinances and engineering practices so that people or property are not exposed to landslides, mudflows, erosion, or land subsidence shall be required. Q. 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, objectionable odors, landslides, mudflows, erosion, or land subsidence shall be required. R. During construction, the Erosion Control Plan containing the elements set forth in Section 7010 of the 1996 County of Los Angeles Uniform Building Code shall be RESOLUTION NO. 2003-07 3 • • followed to minimize erosion and to protect slopes and channels to control stormwater pollution as required by the County of Los Angeles. S. 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. T. During and after construction, all parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. U. 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) related to solid waste. V. During and after construction, all soil preparation, drainage, and landscape sprinklers shall protect the building pad from erosion and direct surface water in an approved manner. W. The drainage plan shall be approved by the Planning Department and the L.A. County Building Division, to include any water from any site irrigation systems and that all drainage from the site shall be conveyed in an approved manner. X. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of a building permit. Y. The working drawings submitted to the County Department of Building and Safety for plan check review shall conform to the development plan described in Condition D. Z. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance approval, pursuant to Section 17.38.060, or the approval shall not be effective. AA. All conditions of this Variance approval, that apply, must be complied with prior to the issuance of a building permit from the County of Los Angeles. AB. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills Municipal Code, any modifications to the property which would constitute additional structural development or additional lot disturbance shall require the filing of a new application for discretionary review and approval by the Planning Commission. RESOLUTION NO. 2003-07 4 • • PASSED, APPROVED AND ADOPTED THIS 15th DAY OF APRIL 2003. EVIE HANKINS, CHAIRWOMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2003-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF ADDITIONS THAT WOULD ENCROACH INTO THE REQUIRED SIDE YARD SETBACKS AT AN EXISTING SINGLE FAMILY RESIDENCE AT 17 MIDDLERIDGE LANE NORTH, (LOT 5-MR) IN ZONING CASE NO. 658, (POST). was approved and adopted at a regular meeting of the Planning Commission on April 15, 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices. RESOLUTION NO. 2003-07 DEPUTY CITY CLERK 5 DATE: TO: FROM: • • Ci1 ` Rolling JUL 7.13 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com MARCH 18, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required side yard setbacks at an existing single-family residence. BACKGROUND 1. The Planning Commission visited the subject property on February 8, 2003 and viewed the silhouette for this project. 2. At the February 18, 2003 meeting, the Commission expressed concern with the portion of the proposed addition, which would encroach into the northerly setback. The applicant requested continuation of the public hearing, so that a revised plan may be submitted for Commission's consideration. 3. The applicant has revised the request and re -checked the calculations of the proposed structures. The applicant is proposing to construct 1,003 square foot additions to the existing 2,393 square foot residence for a total of 3,396 square foot house/garage. The applicant deleted the previously proposed 70 sq.ft. addition to the garage. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 252 square feet of the addition would encroach into the side yard setback. At the south side of the residence approximately 88 square feet of the addition would encroach into the side yard setback. A total of 340 square feet is proposed to encroach into the setbacks. Previously, 418 square feet encroachment was proposed. 4. The proposed addition on the northerly side will encroach one foot further into the side yard setback than the current encroachment of the existing garage. ZC No. 658 1 Ping. Comm. 3/13/03 Printed on Recycled Paper. The addition on the southerly side of the house is proposed to be located in the rear of the existing encroachment. 5. A 450 square foot future stable and corral are proposed across from the main residence off of Middleridge Lane North. 6. A Variance is required for the proposed encroachment. A total of 1,900 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. Subject home was built in 1955. 7. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 8. The proposed additions will be located in the area of the existing driveway and patio, and no additional disturbance or grading will be required for this project, except for the stable, if constructed. 9. Currently, access to the garage is taken from the rear of the garage over a driveway partially located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron, and widen the driveway to be in line with the garage. This will eliminate 1,254 square feet of hardscape in the side and rear of the house. However, approximately 888 square feet of the proposed addition will be located in place of the current driveway in the rear. Staff has determined that the Traffic Commission's review would not be necessary, because the driveway approach will remain in the same location. 10. The structural lot coverage proposed is 4,382 square feet (which includes 3,396 sq.ft. house, 440 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 12.2% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,916 square feet or 19.2% of the net lot area, (35% permitted). The current total lot coverage is 7,025 square feet or 19.5%. The difference is in the hardscape. 11. The 4,940 square foot existing residential building pad will have proposed coverage of 3,932, square feet or 79.6%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage; however, the portion of the pad located in the setbacks is not counted as building pad area. The future stable pad coverage is proposed to be 45%. 12. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). ZC No. 658 2 Ping. Comm. 3/13/03 • • 13. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by placing the proposed addition seven fee into the side yard setback, the applicant will gain approximately 252 square feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 14. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the staff report and provide direction to staff. ZC No. 658 3 Ping. Comm. 3/13/03 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS OWNER RESIDENCE NET LOT (excl. road) 22 Middleridge Lane Kashyap 2,004 38,400 North 23 Middleridge Lane Houske 2,454 42,253 North 21 Middleridge Lane Kamali 2,844 53,140 North 19 Middleridge Lane Gales 1,761 49,223 North 9 Middleridge Lane Watts 2,937 49,660 North 11 Middleridge Lane Moore 3,240 50,530 North I 15 Middleridge Lane Pertschi 2,896 43,996 I North I AVERAGE 2,590 46,743 I 17 Middleridge Lane Post Existing 2,7 . 49 223 I North Proposed 3,396 ' The above calculations do not include garages or other structures on site. ZC No. 658 4 Ping. Comm. 3/13/03 ZONING CASE NO. 658 SITE PLAN REVIEW RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES (Site Plan Review required if size of structure increases by at least 1,000 sq. ft. and has the effect of increasing the size of the structure by more than 25% in a 36- month period). STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (30% maximum guideline) BARN PAD COVERAGE GRADING Site plan review required if excavation and/or fill or combination thereof is more than 3 feet in depth and covers more than 2,000 sq. ft., must be balanced on site DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Stable Service Yard TOTAL 8.1% 19.5% 2393sq.ft. 440.sq.ft 0 sq.ft 96 sq.ft. PREVIOUSLY PROPOSED Additions to further encroach into the side yard setbacks, for a total of 418 sq.ft.. Residence Garage Stable Service Yard 3318sq.ft 510sq.ft. 450sq.ft. 96sq.ft CURRENTLY PROPOSED Additions to further encroach into the side yard setback by 340 sq,ft, Residence Garage Stable Service Yard 2,929sq.ft TOTAL 4,374sq.ft. TOTAL 12.1% 19.1% 12.2% 19.2% 3396 sq.ft. 440 sq.ft. 450 sq.ft. 96 sq.ft. 4,382 sq.ft 59.3% 79.5% of 4,940 sq.ft. pad 79.6% of 4,940 sq.ft. pad N/A 21.6% of 36,013 sq.ft. pad 45% of 1,000 sq.ft. pad 45% of 1,000 sq.ft. pad None. Grading will be None. Grading will be required required for stable, if built. for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. ZC No. 658 5 Ping. Comm. 3/13/03 24.4% of 36,013 sq.ft. net lot area and it includes future stable. STABLE (minimum 450 sa. ft.) and CORRAL (minimum N/A 550 sa. ft.) STABLE ACCESS N/A ACCESSWAY VIEWS PLANTS AND ANIMALS Existing from Middleridge Lane N/A N/A Future, across from main residence. From Middleridge Lane Existing from Middleridge Lane Planning Commission review Planning Commission review ZC No. 658 6 Ping. Comm. 3/13/03 Future, across from main residence. From Middleridge Lane -future Existing from Middleridge Lane Planning Commission review Planning Commission review • March 12, 2003 Planning Commission City of Rolling Hills No. 1 Portuguese Bend Road Rolling Hills, CA 90274 111(MIR MAR 13 2003 By CITY OF ROLLING HILLS Today my wife and I met with the architect to go over the plans for additions to the home of Mr. and Mrs. John Post, our next door neighbors, at 17 N. Middleridge Lane. As long as the property lines between our two properties are marked clearly and the new addition of the Post home does not encroach on the easement, we have no objection to the present plans nor to the original plans. The side of our house opposite the Post's addition consists of bathrooms and bedrooms where the view is not a significant matter, and we presume the same can be said for them and their addition of bedrooms. We welcome the addition to their house so as to meet the needs of their growing family. Sincerely,. •4el. • Donald M. Gales 19 N. Middleridge Lane Rolling Hills, CA 90274 DATE: TO: FROM: • City • opeoffin9 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com FEBRUARY 18, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required side yard setbacks at an existing single family residence. BACKGROUND 1. The Planning Commission visited the subject property on February 8, 2003 and viewed the silhouette for this project. 2. The applicant is proposing to construct 925 square foot additions to an existing 2,393 square foot residence and 70 square foot addition to the existing 440 square foot garage for a total of 3,828 square foot house/garage. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 330 square feet of the addition would encroach into the side yard setback. At the south side of the residence 88 square feet of the addition would encroach into the side yard setback. A total of 418 square feet is proposed to encroach into the setbacks. A 450 square foot future stable is proposed across from the main residence off of Middleridge Lane North. 3. A Variance is required for the proposed encroachment. A total of 1,900 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. Subject home was built in 1955. 4. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is ZC No. 658 1 Ping. Comm. 2/18/03 yJ Printed on Recycled Paper. 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 5. The proposed additions will be located in the area of the existing driveway and patio, and no additional disturbance or grading will be required for this project, except for the stable, if constructed. 6. Currently, access to the garage is taken from the rear of the garage over a driveway partially located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron, partially located in the easement, and move the driveway to be in line with the garage. This will eliminate 1,025 square feet of hardscape in the side and rear of the house. However, the proposed addition will be located in the place of the current driveway in the rear. Staff has determined that the Traffic Commission's review would not be necessary, because the driveway approach will remain in the same location. 7. The structural lot coverage proposed is 4,374 square feet (which includes 3,318 sq.ft. house, 510 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 12.1% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,884 square feet or 19.1% of the net lot area, (35% permitted). The current total lot coverage is 17.8%. 8. The 4,940 square foot residential building pad will have proposed coverage of 3,925 square feet or 79.5%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage, however, the portion of the pad located in the setbacks is not counted as building pad area. The future stable pad coverage is proposed to be 45%. 9. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). 10. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by moving the proposed addition seven feet, the applicant will gain approximately 252 square feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the staff report and provide direction to staff. ZC No. 658 2 Ping. Comm. 2/18/03 • • VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 11 Middleridge Lane North 15 Middleridge Lane North I AVERAGE 17 Middleridge Lane North OWNER RESIDENCE NET LOT (excl. road) Kashyap 2,004 38,400 Houske 2,454 42,253 Kamali 2,844 53,140 Gales 1,761 49,223 Watts 2,937 49,660 Moore 3,240 50,530 Pertschi 2,896 43,996 2,590 46,743 Existing 2,393 Post Proposed 3,318 49,223 The above calculations do not include garages or other structures on site. ZC No. 658 3 Ping. Comm. 2/18/03 ZONING CASE NO. 658 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) Future stable pad coverage GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Service Yard Total 8.1% PROPOSED Additions to further encroach into the side yard setbacks, for a total of 418 sq.ft.. 2393 sq.ft. Residence 440 sq.ft. Garage 96 sq.ft. Service Yard Future stable 2929sq.ft. Total 12.1% 17.8% 59.3% N/A 21.6% of 36,013 sq.ft. pad N/A N/A Existing from Middleridge Lane N. N/A N/A ZC No. 658 4 Ping. Comm. 2/18/03 19.1% 3318 sq.ft. 510 sq.ft. 96 sq.ft. 450 sq.ft 4374 sq.ft. 79.5% of 4,940 sq.ft. pad 45% of 1,000 sq.ft. pad None. Grading will be required for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future, across from main residence. Off of Middleridge Lane North. Driveway will be moved to be in line with garage. Driveway apron to remain the same. Planning Commission review Planning Commission review DATE: TO: ' FROM: FEBRUARY 18, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required side yard setbacks at an existing single family residence. BACKGROUND 1. The Planning Commission visited the subject property on February 8, 2003 and viewed the silhouette for this project. 2. The applicant is proposing to construct 925 square foot additions to an existing 2,393 square foot residence and 70 square foot addition to the existing 440 square foot garage for a total of 3,828 square foot house/garage. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 330 square feet of the addition would encroach into the side yard setback. At the south side of the residence 88 square feet of the addition would encroach into the side yard setback. A total of 418 square feet is proposed to encroach into the setbacks. A 450 square foot future stable is proposed across from the main residence off of Middleridge Lane North. 3. A Variance is required for the proposed encroachment. A total of 1,900 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's, prior to City incorporation. Subject home was built in 1955. 4. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is ZC No. 658 1 Ping. Comm. 2/18/03 • • 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 5. The proposed additions will be located in the area of the existing driveway and patio, and no additional disturbance or grading will be required for this project, except for the stable, if constructed. 6. Currently, access to the garage is taken from the rear of the garage over a driveway partially located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron, partially located in the easement, and move the driveway to be in line with the garage. This will eliminate 1,025 square feet of hardscape in the side and rear of the house. However, the proposed addition will be located in the place of the current driveway in the rear. Staff has determined that the Traffic Commission's review would not be necessary, because the driveway approach will remain in the same location. 7. The structural lot coverage proposed is 4,374 square feet (which includes 3,318 sq.ft. house, 510 sq.ft. garage, a service yard and 450 sq. ft. future stable) or 12.1% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,884 square feet or 19.1% of the net lot area, (35% permitted). The current total lot coverage is 17.8%. 8. The 4,940 square foot residential building pad will have proposed coverage of 3,925 square feet or 79.5%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage, however, the portion of the pad located in the setbacks is not counted as building pad area. The future stable pad coverage is proposed to be 45%. 9. The disturbed area of the lot will be 8,800 square feet or 24.4% of the net lot area, which includes the future stable, (40% maximum permitted). 10. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by moving the proposed addition seven feet, the applicant will gain approximately 252 square feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the staff report and. provide direction to staff. ZC No. 658 2 Ping. Comm. 2/18/03 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that,do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 1 11 Middleridge Lane North 1 15 Middleridge Lane North I AVERAGE 17 Middleridge Lane North OWNER RESIDENCE NET LOT (excl. road) Kashyap 2,004 38,400 Houske 2,454 42,253 Kamali 2,844 53,140 Gales 1,761 49,223 Watts 2,937 49,660 Moore 3,240 50,530 Pertschi 2,896 43,996 2,590 46,743 Post Existing 2,393 49 223 Proposed 3,318 ' The above calculations do not include garages or other structures on site. ZC No. 658 3 Ping. Comm. 2/18/03 ZONING. CASE NO. 658 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) Future stable pad coverage GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Service Yard Total 8.1% 2393 sq.ft. 440 sq.ft. 96 sq.ft. PROPOSED Additions to further encroach into the side yard setbacks, for a total of 418 sq.ft.. Residence Garage Service Yard Future stable 2929sq.ft. Total 12.1% 17.8% 59.3% N/A 21.6% of 36,013 sq.ft. pad N/A N/A Existing from Middleridge Lane N. N/A N/A ZC No. 658 4 Ping. Comm. 2/18/03 19.1% 3318 sq.ft. 510 sq.ft. 96 sq.ft. 450 sq.ft 4374 sq.ft. 79.5% of 4,940 sq.ft. pad 45% of 1,000 sq.ft. pad None. Grading will be required for stable, if built. 24.4% of 36,013 sq.ft. net lot area and it includes future stable. Future, across from main residence. Off of Middleridge Lane North. Driveway will be moved to be in line with garage. Driveway apron to remain the same. Planning Commission review Planning Commission review •City 0/ Rollin DATE: FEBRUARY 8, 2003 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR • JUL 3A INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required side yard setbacks at an existing single family residence. BACKGROUND 1. The Planning Commission at the January 21, 2003 meeting scheduled a field visit to subject property for February 8, 2003. 2. The applicant is proposing to construct 925 square foot additions to an existing 2,393 square foot residence and 70 square foot addition to the existing 440 square foot garage for a total of 3,828 square foot house/garage. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 330 square feet of the addition would encroach into the side yard setback. At the south side of the residence 88 square feet of the addition would encroach into the side yard setback. A total of 418 square feet is proposed to encroach into the setbacks. (Previous proposal called for 70 square feet encroachment into the north side yard, for a total of 158 sq.ft. encroachment The proposed encroachment into the south side remains the same). 3. A Variance is required for the proposed encroachment. A total of 1,900 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the -required front and side yard setbacks. These homes were built in the early to mid 1950's and prior to City incorporation. Subject home was built in 1955. 4. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is ZC No. 658 1 Ping. Comm. 2/8/03 Field trip Printed on Recycled Paper. • • 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 5. The proposed additions will be located on existing concrete pads, and no additional disturbance or grading will be required for this project. 6. Currently, access to the garage is taken from the rear of the garage over a driveway located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron located in the easement, and move the driveway to be in line withthe garage. This will eliminate 1,025 square feet of hardscape in the side and rear of the house. However, the proposed addition will be located in the place of the current driveway in the rear. Staff has determined that the Traffic Commission's review would not be necessary, because the driveway approach will remain in the same location. 7. The structural lot coverage proposed is 3,924 square feet (which includes 3,318 sq.ft. house, 510 sq.ft. garage, and a service yard) or 10.9% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,434 square feet or 17.9% of the net lot area, (35% permitted). The current total lot coverage is 17.8%. 8. The 4,940 square foot residential building pad will have proposed coverage of 3,925 square feet or 79.5%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage, however, the portion of the pad located in the setbacks is not counted as building pad area. . 9. The disturbed area of the lot will be 7,800 square feet or 21.6% of the net lot area, (40% maximum permitted). 10. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by moving the proposed addition seven feet, the applicant will gain approximately 252 square feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 11. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission view the site. ZC No. 658 Ping. Comm. 2/8/03 Field trip 2 • • VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 11 Middleridge Lane North 15 Middleridge Lane North AVERAGE 17 Middleridge Lane North OWNER RESIDENCE NET LOT (excl. road) Kashyap 2,004 38,400 Houske 2,454 42,253 Karnali 2,844 53,140 Gales 1,761 49,223 Watts 2,937 49,660 Moore 3,240 50,530 Pertschi 2,896 43,996 2,590 46,743 Existing 2,393 Post Proposed 3,318 49,223 The above calculations do not include garages or other structures on site. ZC No. 658 Ping. Comm. 2/8/03 Field trip 3 ZONING CASE NO. 658 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC No. 658 Ping. Comm. 2/8/03 Field trip EXISTING Single family residence, which encroaches into the front and • side yard setbacks Residence Garage Service Yard Total 8.1% 2393 sq.ft. 440 sq.ft. 96 sq.ft. PROPOSED Additions to further encroach into the front and side yard setbacks, for a total of 418 sq.ft.. Residence Garage Service Yard 2929sq.ft. Total 10.9% 17.8% 59.3% N/A 21.6% of 36,013 sq.ft. pad N/A N/A Existing from Middleridge Lane N. N/A N/A 4 3318 sq.ft. 510 sq.ft. 96 sq.ft. 3924 sq.ft. 17.9% 79.5% of 4,940 sq.ft. pad None 21.6% of 36,013 sq.ft. pad Variance request, without a Site Plan, does not require stable location. N/A Driveway will be moved to be in line with garage. Driveway apron to remain the same. Planning Commission review Planning Commission review DATE: TO: FROM: Cu• y ./ k'0ff Jh/h JANUARY 21, 2003 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR • 7a INCORPORATED JANUARY 24, 1957 APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 658 (REVISED) 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required side yard setbacks at an existing single-family residence. BACKGROUND 1. The Planning Commission considered Zoning Case No. 658 at the December 17, 2002 Planning Commission Public hearing, at which time the Commission scheduled a field trip to the site for January 11, 2003. On January 8 2003, the applicant submitted a written request that the field trip be cancelled and to continue the public hearing to tonight's meeting, so that revisions to the proposal could be made. 2. The revisions include shifting a portion of the proposed addition seven feet at the north end of the existing house, which would result in further encroachment into the side yard setback than previously proposed; a more specific depiction of the location of the proposed driveway; and revisions to the area calculations of the existing driveway and patio. 3. The proposed revision does not affect the size of the addition. The applicant is proposing to construct 925 square foot additions to an existing 2,393 square foot residence and 70 square foot addition to the existing 440 square foot garage for a total of 3,828 square foot house/garage. The proposed additions are to be constructed at each end of the residence. At the north end of the residence, 330 square feet of the addition would encroach into the side yard setback. At the south side of the residence 88 square feet of the addition would encroach into the side yard setback. A total of 418 square feet is proposed to encroach into the setbacks. (Previous proposal called for 70 square feet encroachment into the north side yard, ZC No. 658 1 Ping. Comm. 1/21/03 Printed on Recycled Paper. for a total of 158 sq.ft. encroachment The proposed encroachment into the south side remains the same). 4. A Variance is required for the proposed encroachment. A total of 1,900 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's and prior to City incorporation. Subject home was built in 1955. 5. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net lot area for development purposes is 36,013 square feet. 6. The proposed additions will be located on existing concrete pads, and no additional disturbance or grading will be required for this project. 7. Currently, access to the garage is taken from the rear of the garage over a driveway located in the easement. The applicant is proposing to change out the garage door, so that access would be from the front of the structure. The applicant will utilize the existing driveway apron located in the easement, and move the driveway to be in line with the garage. This will eliminate 1,025 square feet of hardscape in the side and rear of the house. However, the proposed addition will be located in the place of the current driveway in the rear. Staff has determined that the Traffic Commission's review would not be necessary, because the driveway approach will remain in the same location. 8. The structural lot coverage proposed is 3,924 square feet (which includes 3,318 sq.ft. house, 510 sq.ft. garage, and a service yard) or 10.9% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,434 square feet or 17.9% of the net lot area, (35% permitted). The current total lot coverage is 17.8%. 9. The 4,940 square foot residential building pad will have proposed coverage of 3,925 square feet or 79.5%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage, however, the portion of the pad located in the setbacks is not counted as building pad area. 10. The disturbed area of the lot will be 7,800 square feet or 21.6% of the net lot area, (40% maximum permitted). 11. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. In addition, by moving the proposed addition seven feet, the applicant will gain approximately 252 square ZC No. 658 2 Ping. Comm.1/21/03 • • feet of yard area. The topography of the land is such that there is no adequate flat area on the lot. 12. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the staff report, take public testimony and provide direction to staff. ZC No. 658 3 Ping. Comm. 1/21/03 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY ' PROPERTIES ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 11 Middleridge Lane North 15 Middleridge Lane North AVERAGE 17 Middleridge Lane North OWNER RESIDENCE NET LOT (excl. road) Kashyap 2,004 38,400 Houske 2,454 42,253 Kamali 2,844 53,140 Gales 1,761 49,223 Watts 2,937 49,660 Moore 3,240 50,530 Pertschi 2,896 43,996 2,590 46,743 Post Existing 2,393 49 223 Proposed 3,318 ' The above calculations do not include garages or other structures on site. ZC No. 658 4 Ping. Comm. 1/21/03 ZONING CASE No. 658 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) RESIDENTIAL BUILDING PAD COVERAGE (Guideline maximum of 30%) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS CURRENT SUBMITTAL 1/21/03 EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Service Yard Total 8.1% PROPOSED Additions to further encroach into the front and side yard setbacks, for a total of 418 sq.ft.. 2393 sq.ft. Residence 440 sq.ft. Garage 96 sq.ft. Service Yard 2929sq.ft. Total 10.9% 17.8% 59.3% N/A 21.6% of 36,013 sq.ft. pad N/A N/A Existing from Middleridge Lane N. N/A N/A ZC No. 658 5 Ping. Comm. 1/21/03 3318 sq.ft. 510 sq.ft. 96 sq.ft. 3924 sq.ft. 17.9% 79.5% of 4,940 sq.ft. pad None 21.6% of 36,013 sq.ft. pad Variance request, without a Site Plan, does not require stable location. N/A Driveway will be moved to be in line with garage. Driveway apron to remain the same. Planning Commission review Planning Commission review VARIANCE `- ZONING CASE NO. 658 PREVIOUSLY SUBMITTED- REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Service Yard Total 8.1% 19.5% RESIDENTIAL BUILDING PAD COVERAGE 59.3% (Guideline maximum of 30%) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A 17.4% N/A PROPOSED Additions to further encroach into the front and side yard setbacks, for a total of 158 sq.ft.. 2393 sq.ft. Residence 440 sq.ft. Garage 96 sq.ft. Service Yard 2929sq.ft. Total 10.9% N/A Existing from Middleridge Lane N. N/A N/A ZC No. 658 6 Ping. Comm. 1/21/03 19.0% 79.5% None 17.4% 3318 sq.ft. 510 sq.ft. 96 sq.ft. 3924 sq.ft. Variance request, without a Site Plan, does not require stable location. N/A Driveway apron and driveway will be moved 6-7 feet to the south. Planning Commission review Planning Commission review • 41!P g City 0/ I'OffIflL INCORPORATED JANUARY 24, 1957 . DATE: DECEMBER 17, 2002 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com ZONING CASE NO. 658 17 MIDDLERIDGE LANE NORTH (LOT 5-MR) RA-S-1, 1.28 ACRES (GROSS) MR. AND MRS. JOHN POST DOUGLAS MCHATTIE, BOLTON ENGINEERING DECEMBER 7, 2002 Request for a Variance to permit construction of additions that will encroach into the required front and side yard setbacks at an existing single family residence. BACKGROUND 1. The applicant is proposing to construct 995 square foot additions to an existing 2,833 square foot residence and garage for a total of 3,828 square feet house. The proposed additions are to be constructed at each end of the residence. At the north side of the residence, 70 square feet of the addition would encroach into the front and the side yard setbacks. At the south side ofthe residence 88 square feet of the addition would encroach into the side yard setback. A total of 158 square feet is proposed to encroach into the setbacks. 2. A Variance is required for the proposed encroachment. 2,202 square feet of the existing house encroach into the front and side yard setbacks. Most of the homes on Middleridge Lane N. encroach into the required front and side yard setbacks. These homes were built in the early to mid 1950's and prior to City incorporation. Subject home was built in 1955. 3. The property is located in the RAS-1 zone and is divided by Middleridge Lane N. along 130 feet street frontage. The gross lot area, including the street is 55,756 square feet, (1.28 acres). The net area excluding the street is 49,223 square feet, (1.13 acres), and the net lot area for development purposes is 36,013 square feet. 4. The proposed additions will be located on existing concrete pads, and no additional disturbance or grading will be required for this project. A portion of the ZC No. 658 Ping. Comm. 12/17/02 Printed on Recycled Riper. existing driveway, approximately 200 square feet, will be returned to landscaped state. 5. Currently, access to the garage is taken from the rear of the garage. Approximately 7 feet of the existing 16-foot wide driveway and 10 feet of the existing 24-foot driveway approach are located in the easement. The applicant is proposing to close off a portion of the driveway apron located in the easement, and widen the remainder of the driveway apron approximately 6 feet in the southerly direction, for a 24-foot wide approach. The driveway will also be moved, but will remain at 16 feet wide. This will eliminate 1,000 square feet of hardscape in the rear of the house, and 200 square feet from the easement. The applicant proposes to landscape the easement. Staff has determined that the Traffic Commission's review would not be necessary, because the width of the driveway and the apron will remain the same, just will be moved approximately 6 feet to the south. 6 The structural lot coverage proposed is 3,924 square feet (which includes 3,318 sq.ft. house, 510 sq.ft. garage, and a service yard) or 10.9% of the net lot area, (20% permitted). The total lot coverage proposed, including structures and flatwork is 6,835 square feet or 19% of the net lot area, (35% permitted). The current total lot coverage is 19.5%. With the elimination of 1,220 square foot driveway and some patio areas, the flatwork coverage has been reduced. 7. The 4,940 square foot residential building pad will have proposed coverage of 3,925 square feet or 79.5%. Currently, the building pad coverage is 59.3%. Most of the residence as well as the building pad are located in the setbacks. The entire residence is included in the calculations for residential building pad coverage, however, the portion of the pad located in the setbacks is not counted as building pad area. 8. The disturbed area of the lot will be 6,272 square feet or 17.4% of the net lot area, (40% maximum permitted). 9. Responding to the criteria to be satisfied for grant of a Variance, the applicant states that the remainder of the homes in the neighborhood encroach into setbacks and that the shape and location of the existing building pads prevent additions outside of the setbacks. The proposed addition will follow the line of current encroachments. 10. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the request and take public testimony. ZC No. 658 2 Ping. Comm. 12/17/02 VARIANCE REQUIRED FINDINGS A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; and B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; and C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; and D. That in granting the variance, the spirit and intent of this title will be observed; and E. That the variance does not grant special privilege; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the General Plan of the City of Rolling Hills. NEARBY PROPERTIES ADDRESS 22 Middleridge Lane North 23 Middleridge Lane North 21 Middleridge Lane North 19 Middleridge Lane North 9 Middleridge Lane North 11 Middleridge Lane North 15 Middleridge Lane North I AVERAGE 17 Middleridge Lane North OWNER RESIDENCE NET LOT (excl. road) Kashyap 2,004 38,400 Houske 2,454 42,253 Kamali 2,844 53,140 Gales 1,761 49,223 Watts 2,937 49,660 Moore 3,240 50,530 Pertschi 2,896 43,996 2,590 46,743 Existing 2,393 Post Proposed 3,318 49,223 The above calculations do not include garages or other structures on site. ZC. No. 658 3 Ping. Comm. 12/17/02 VARIANCE - ZONING CASE NO. 658 REVIEW CRITERIA RA-S-1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line STRUCTURES Site Plan Review required for grading requiring a grading permit, any new structure or if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period. STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) EXISTING Single family residence, which encroaches into the front and side yard setbacks Residence Garage Service Yard Total 8.1% 19.5% RESIDENTIAL & TOTAL BUILDING PAD 59.3% COVERAGE (Guideline maximum of 30%) GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft. must be balanced on site. DISTURBED AREA 40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. STABLE (450 SQ.FT. & 550 SQ.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC No. 658 Ping. Comm. 12/17/02 N/A 17.4% N/A PROPOSED Additions to further encroach into the front and side yard setbacks, for a total of 158 sq.ft.. 2393 sq.ft. Residence 440 sq.ft. Garage 96 sq.ft. Service Yard 2929sq.ft. Total 10.9% N/A Existing from Middleridge Lane N. N/A N/A 4 19.0% 79.5% None 17.4% 3318 sq.ft. 510 sq.ft. 96 sq.ft. 3924 sq.ft. Variance request, without a Site Plan, does not require stable location. N/A Driveway apron and driveway will be moved 6-7 feet to the south. Planning Commission review Planning Commission review