888, Construct a pool, walls, light, Staff ReportsTO:
FROM:
•
City
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ol,eo 1f.9 J4i14
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
Agenda Item No.: 6D
Mtg. Date: 02,/16/16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 888 (RESOLUTION NO. 2016-
02)
17 MIDDLERIDGE LANE NORTH (LOT 5-MR)
RA-S-1, 1.28 ACRES (GROSS)
MR. AND MRS. JOHN POST
BOLTON ENGINEERING
SEPTEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The applicants, Mr. and Mrs. John Post request a Site Plan Review for a 1,055
square foot addition with 1,260 square foot basement, varying heights, but not to
exceed 5' high retaining walls, 492 square foot swimming pool with a spa, 100 square
foot covered porch, 180 square foot trellis; all of which require 1,510 cubic yards of
grading (incl. 150 c.y. for future stable and excavation from pool and basement); and
Variances to encroach with the entire front addition (395 sq.ft.) into the front 30'
setback, with 120 sq.ft. of the 660 sq. foot side addition into the side yard setback,
including with the basement below, with 125 sq.ft. new basement proposed under a
portion of the existing residence; to encroach with the walls and basement light well
into the side setback; to exceed .the 2.5'required average height of retaining walls and
to exceed the maximum permitted disturbance of the lot. Additionally, stairs and not
to exceed 3' high wall along the stairs will be constructed in the south side yard setback
to gain access into the rear of the pool area, construction of which is compliant with the
Zoning Ordinance and is allowed in setbacks.
The property received a condition with past approvals that any additional construction
or grading on the lot be reviewed and approved by the Planning Commission.
2. At the October 20, 2015 Planning Commission meeting, the Planning
Commission directed staff to prepare a Resolution approving the project subject to
Printed on Recycled Paper
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removal of the stairs and wall from the north easement area and also suggested that
the applicant reduce the encroachment of the new addition along the north side of the
house to match the footprint of the existing encroachment.
3. The applicants submitted a revised plan complying with the Planning
Commission's request to remove the stairs and wall from the north easement
area and the encroachment of the new addition along the north side of the house
now matches the footprint of the existing encroachment.
A " no further development without Planning Commission review" condition is
included in the resolution.
4. It is recommended that the Planning Commission review and consider the
attached Resolution No. 2016-02 for adoption.
02.
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RESOLUTION NO. 2016-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW
FOR A SUBSTANTIAL ADDITION, GRADING, SWIMMING POOL,
PORCH, TRELLIS, AND WALLS AND VARIANCES FOR
ENCROACHMENT WITH PORTIONS OF THE ADDITIONS, WALLS
AND A LIGHTWELL INTO SETBACKS, TO EXCEED THE MAXIMUM
PERMITTED DISTURBED AREA OF THE LOT AND TO EXCEED 2.5'
AVERAGE HEIGHT OF WALLS IN ZONING CASE NO. 888 AT 17
MIDDLERIDGE LANE NORTH, (LOT 5-MR), IN THE OVERLAY
ZONING DISTRICT-OZD-1, (POST).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. John Post for a Site
Plan Review for a 1,055 square foot addition with 1,260 square foot basement, varying
heights, but not to exceed 5' high retaining walls, 492 square foot swimming pool with a
spa, 100 square foot covered porch, 180 square foot trellis; 1,510 cubic yards of grading
(incl. 150 c.y. for future stable and excavation from the pool and basement); and
Variances to encroach with the front addition (395 sq.ft.) into the front 30' setback, with
120 sq.ft. of the 660 sq. foot side addition into the side yard setback, including with the
basement below, with 125 sq.ft. basement proposed under a portion of the existing
residence; to encroach with the walls and basement light well into the side setbacks; to
exceed the 2.5'required average height of retaining walls and to exceed the maximum
permitted disturbance of the lot. Additionally, stairs and not to exceed 3' high wall along
the stairs will be constructed in the south side yard setback to gain access into the rear of
the pool area, construction of which is compliant with the Zoning Ordinance.
The property received a condition with past approvals that any additional construction
or grading on the lot be reviewed and approved by the Plaruling Commission.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on September 15, 2015, and at a field trip and at their regular
meeting on October 20, 2015, and on January 19, 2016. The applicants were notified of
the public hearings in writing by first class mail. Evidence was heard from all persons
interested in affecting said proposal and from members of the City staff. The Planning
Commission reviewed, analyzed and studied said proposal. The applicants and their
representatives were in attendance at the meetings of the Planning Commission. Several
neighbors testified in support of the project.
Section 3. The property is located in the RAS-1 Overlay Zoning District
(OZD-1) of the City. The OZD-1 was established within the RAS-1 Zoning District to
ZC No. 888
allow modernization, reconstruction, or enlargement of homes located on unique lots
generally characterized by steep terrain, smaller than typical lots in the City, smaller
than typical homes in the City, lots that are divided by a road and lots where
redevelopment of the existing home is difficult due to setback requirements.
Properties in the OZD-1 are allowed a reduced front yard setback for locating primary
structures including attached garages to 30' from the roadway easement line. In
addition, an existing encroachment of not more than 10' into the side setback may be
reconstructed; however, any new construction must comply with the 20' side yard
setback requirement.
Section 4. The Planning Commission finds that the project qualifies as a Class
3 Exemption, pursuant to Section 15303 of the CEQA (California Environmental Quality
Act) Guidelines and is therefore categorically exempt from environmental review.
Section 5. Section 17.46.030 of the Zoning Ordinance requires a development
plan to be submitted for Site Plan Review and approval before any structure, (with
exceptions), may be constructed. Section 17.46.020.A of the Municipal Code requires a
Site Plan Review for an addition exceeding 999 square feet, for grading, and walls
higher than 3 feet. With respect to the Site Plan Review applications for the
improvements subject to the requirements of the above listed Section, the Planning
Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan and
surrounding uses because the proposed project complies with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The construction of the additions will occur in
an area previously graded and disturbed and new earthwork will be confined to
creating a larger pad for the construction of the pool and related retaining walls to
accommodate the building pad and access thereto. The lot size is adequate to
accommodate the new addition and related walls and the pool and not look
overdeveloped.
B. The development plan substantially preserves the natural and undeveloped state
of the lot because minimal grading is required for the pad to construct the swimming
pool and related terraced areas and the additions will utilize the existing level area of
the lot. 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 will not adversely affect or be materially detrimental to the adjacent uses,
buildings, or structures because the proposed improvements will be constructed on a
portion of the lot which is least intrusive to surrounding properties, will be screened
and landscaped with shrubs and trees and is of sufficient distance from nearby
ZC No. 888
2 ®
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residences so that the proposed project will not impact the view or privacy of
surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale and mass
with the site, the natural terrain and surrounding residences. The proposed project is
consistent with the scale of homes in the surrounding RA-S-1, OZD-1 similarly zoned
neighborhood. The proposed project entails additions to the living area with a
basement, a trellis, swimming pool, pool equipment area, and terraced walls, all of
which are common improvements throughout the City. The project' site, with the
development, will be within the allowed structural coverage (17% proposed, max.
permitted 20%) and total coverage of the lot (32% proposed/35% maximum permitted).
D. The development plan generally follows natural contours of the site to the
maximum extend practicable to accomplish groomed and usable areas of the lot.
Natural drainage courses will not be affected by the project. Minimal grading is
proposed and therefore existing drainage channels are not anticipated to be impacted.
The project construction will not be located in a canyon or on existing slopes that exceed
25%.
E. The proposed development is sensitive and not detrimental to the convenience
and safety of circulation for pedestrians and vehicles because the proposed
development will utilize the existing driveway approach.
F. The project conforms to the requirements of the California Environmental
Quality Act (CEQA) and is exempt pursuant to Section 15303 of the CEQA Guidelines.
G. The project preserves much of the existing vegetation including trees and will
supplement these elements with drought -tolerant landscaping. A landscaping plan will
be filed with the City.
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 is required from RHMC Sections 17.16.190F and 17.16.060(B)
because the project exceeds the allowed maximum average of wall height of 2.5-feet and
the walls and basement light well would be located in side yard setback.
Additionally, a Variance to Section 17.17.030 is required because it states that every lot in
the RAS-1, OZD-1 zone shall have a front setback of not less than 30 feet from the
roadway easement and for new construction, 20 feet from the side property line. The
applicants request a Variance to construct an 395 square foot addition that would
encroach into the front 30' setback; 120 square feet of the 660 square foot addition to
ZC No. 888
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encroach into the side setback, including the basement, and in addition, 125 square feet of
the basement proposed under a portion of the existing residence would encroach into the
side setback.
A Variance to Section 17.060.070B is also required because the maximum disturbed area is
not to exceed 40% and this project is proposed to exceed maximum disturbance with
50.41%.
With respect to this request for Variances, the Planning Commission finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to this property that do not apply generally to the other properties in the same
zone. The lots along Middleridge are narrow and are divided by the road, leaving very
small building pads for construction. For development purposes the road easement plus
additional 10' parallel to the road is deducted from the size of the lot; and for
Middleridge Lane properties that condition exists on both sides of the road, leaving a
smaller net lot area than lots where the road does not intersect the properties. Therefore
the disturbed area of the lot is measured against a smaller portion of the lot. The
exceedance of disturbance of the lot will result from future construction of the stable and
corral and is not related to the current project. The property is exceptional in that the
existing rear slope of the property is very steep, up to 1.5:1 slope, and in order to gain flat
area in the rear, retaining walls must be used, as typical grading methods would not
work in this condition. Additionally, in order to gain some back yard and to "catch" the
steep slope, the terraced walks with planters and retaining walls are necessary.
Otherwise a very tall wall would be required.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other properties in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same zone. The encroachment permits the use of the
lot to the extent allowed for other properties with similar lot configurations. The side
encroachment will be along the line of the current encroachment of the residence. The
property is located in the Overlay District of the City, where it has been determined the
lots are difficult to develop due to their configuration, size or steepness, and therefore
the front setbacks were reduced and side setback encroachment with existing structures
could remain and/or be reconstructed. The new addition along the line of the existing
encroachment will not be more intrusive or make the side look overdeveloped than
exists.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located. Development in the front setback is in line with some
of the other properties along Middleridge Lane North and is in line with the existing
ZC No. 888 4 ("-D;
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side setback encroachment. The structural lot coverage and the total impervious lot
coverage are within the requirements of the City. The area of additions or pool would
not impair views.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed additions, pool and walls to create a patio area
will be orderly, attractive and shall protect the rural character of the community. The
proposed project will not encroach into potentially future equestrian uses on the
property. A suitable stable and corral area exists on the site.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The structural lot coverage and the total
impervious lot coverage are within the requirements of the City.
F. 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.
Section 7. Based upon the foregoing findings the Planning Commission hereby
approves the Site Plan Review and Variance application in Zoning Case No. 888 for a
1,055 square foot addition with a 1,260 square foot basement, varying heights, but not to
exceed 5' high retaining walls, 492 square foot swimming pool with spa, 100 square foot
covered porch, and trellis; all of which require 1,510 cubic yards of grading; and
Variances to encroach with the front addition (395 square feet), into the front 30'
setback, with 120 square feet of the 660 square foot new addition and new basement,
and 125 square foot basement addition, under the existing residence; to encroach with
the walls and basement light well into the side setback; to exceed the 2.5' required
average height of the retaining walls and to exceed the maximum permitted
disturbance of the lot. Additionally, stairs and not to exceed 3' wall along the stairs will
be constructed in the south side yard setback to gain access into the rear of the pool
area, construction of which is compliant with the Zoning Ordinance.
A. The conditions of approval specified herein shall be printed on all
construction plans and shall be available at the construction site at all times.
B. The Site Plan Review and Variances approvals shall expire within two
years from the effective date of approval if construction pursuant to this approval has
not commenced within that time period, as required by Sections 17.46.080(A) and
17.38.070(A) of the Rolling Hills Municipal Code, or the approval granted is otherwise
extended pursuant to the requirements of those sections.
ZC No. 888
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C. It is declared and made a condition of the approval, that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
hereunder shall lapse; provided that the applicants have 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.
D. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Outdoor Lighting Ordinance, unless otherwise set forth in this approval,
or shown otherwise on an approved plan. All existing overhead utility lines serving the
subject property shall be undergrounded pursuant to Section 17.27.030.
E. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated February 2nd, 2016. Prior to submittal of final working
drawings to the Building and Safety Department for issuance of grading and/or
building permits, the plans for the project shall be submitted to City staff for
verification that the final plans are in compliance with the plans approved by the
Planning Commission.
F. The licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building and/ or grading permit for this project
shall execute a Certificate of Construction stating that the project will be constructed
according to this Resolution and any plans approved therewith.
G. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA).
H. Grading for the project shall not exceed a total of 1,510 cubic yards of cut
and fill, which includes future grading for a stable. No grading at this time shall be
conducted in the area set aside for a future stable. 585 cubic yards of dirt may be
exported from the excavation of the pool and basement. The resulting slopes shall not
exceed 2:1 gradient.
I. The proposed basement shall not exceed 1,260 square feet and shall meet
all requirements of the Los Angeles County Building Code for basements, including exit
doors and provision for light and ventilation.
ZC No. 888
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A minimum of four -foot path and/or walkway, which does not have to be
paved, shall be provided around the entire perimeter of the structure, including the
basement. The basement light well wall shall not be exposed more than 5' above grade.
J. Structural lot coverage shall not exceed 6,388 square feet or 17.3% of the
net lot area, in conformance with the zoning ordinance limit of 20%. Total lot coverage
of structures and paved areas shall not exceed 11,850 square feet, or 32.1 %, which is in
conformance with the zoning ordinance limit of 35 %.
K. The new infinity pool and spa shall not exceed 492 square feet in total
area. The pool equipment shall be screened; if by a solid wall, the wall shall not exceed
4 feet in height at any point from finished grade. Sound attenuating equipment shall be
installed to dampen the sound. The swimming pool and the spillway shall utilize the
most quiet and technologically advanced equipment to dampen the sound.
L. The disturbance of the net lot area shall not exceed 18,623 square feet of
surface area or 50.4%.
M. Residential building pad coverage on the new 7,920 square foot residential
building pad shall not exceed 5,758 square feet or 72.7%, which includes the
encroachment into the reduced front yard setback.
N. Should 5,000 square feet or, more of existing landscaping be altered or new
landscaping introduced, the applicant shall be required to conform to the City of
Rolling Hills Water Efficient Landscape Ordinance, Chapter 13.18 of the Municipal
Code.
O. The applicant shall submit to the City two copies of a landscaping and
irrigation plan prior to obtaining grading permit. All backfilled and graded areas as
well as the slope between the walls shall be vegetated utilizing to the greatest extent
feasible medium to large size native and drought resistant plants. Plants shall be
utilized, which are consistent with the rural character of the community and meet the
fire department requirements for fire resistant plants. Any trees and shrubs used in the
landscaping scheme for this project shall be planted in a way that will not result in a
hedge like screening and as not to impair views of neighboring properties but to screen
the project site.
P. Pursuant to Section 17.17.030, 60% of the remaining front yard area shall
be landscaped, as defined in Section 17.12.250 of the Zoning Ordinance and such area
shall be shown on the plans as landscaped area.
Q. Minimum of 50% of the construction material spoils shall be recycled and
diverted. The hauler shall provide the appropriate documentation to the City.
ZC No. 888 7(
R. There shall be no dumping of any debris, trash, soil spoils, construction
materials or any other matter anywhere on the property. Further, perimeter easements
and trails, if any, shall remain free and clear of any improvements including, but not be
limited to, driveways, fences -including construction fences, grading, stairs,
landscaping, irrigation and drainage devices, play equipment, parked vehicles, building
materials, debris and equipment, except if permitted by the Rolling Hills Community
Association.
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 construction, trucks shall not park, queue and/or idle at the project
site or in the adjoining right-of-way before or after the permitted hours of operations.
To the maximum extent possible, staging of equipment and parking of vehicles during
construction shall be on site.
U. If required by the City's drainage engineer, the applicant shall submit a
detailed drainage plan. This project may be subject to the requirements of the City's
Low Impact Development portion of the Storm Water Management and Pollution
Control ordinance triggered where 10,000 square feet or more of impervious surface is
reconstructed or added and/or the project is deemed hillside development.
V. No drainage device may be located in such a manner as to contribute to
erosion or in any way affect an easement, trail or adjacent properties. The energy
dissipaters, if required, shall be designed in such a manner as to not cross over any
equestrian trails or easements. The drainage system(s) shall not discharge water onto a
trail, shall incorporate earth tone colors, including in the design of the dissipater and
shall be screened from any trail and neighbors views to the maximum extent
practicable, without impairing the function of the drainage system.
W. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department requirements for the
installation and post construction maintenance of stormwater drainage facilities, and
their Best Management Practices (BMP's) related to solid waste and storm water
management, including erosion control measures.
X. The property owners shall comply with the LA County Public Health
Department requirements pertaining to septic sewer systems.
ZC No. 888 8
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Y. During construction, conformance with the air quality management
district requirements shall be complied with, so that people or property are not exposed
to undue vehicle trips, noise, dust, and objectionable odors.
Z. The property owner and/or his/her contractor/applicant shall be
responsible for compliance with the no -smoking provisions in the Municipal Code.
AA. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard_definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions.
AB. The property on which the project is located shall contain a stable and
corral or a set aside area to provide an area meeting all standards for a stable, corral
with access thereto.
AC. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading, height or structural development shall require the
filing of a new application for approval by the Planning Commission.
AD. Until the applicants execute and record an Affidavit of Acceptance of all
conditions of this Site Plan Review and Variances approvals, as required by the
Municipal Code, the approvals shall not be effective.
AE. All conditions of the Site Plan Review and Variance approvals, that
apply, shall be complied with prior to the issuance of building permit.
PASSED, APPROVED AND ADOPTED THIS 16 DAY OF FEBRUARY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in Section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section
1094.6
ZC No. 888 9
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2016-02 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW FOR A SUBSTANTIAL
ADDITION, GRADING, SWIMMING POOL, PORCH, TRELLIS, AND WALLS AND
VARIANCES FOR ENCROACHMENT WITH PORTIONS OF THE ADDITIONS,
WALLS AND A LIGHTWELL INTO SETBACKS, TO EXCEED THE MAXIMUM
PERMITTED DISTURBED AREA OF THE LOT AND TO EXCEED 2.5' AVERAGE
HEIGHT OF WALLS IN ZONING CASE NO. 888 AT 17 MIDDLERIDGE LANE
NORTH, (LOT 5-MR), IN THE OVERLAY ZONING DISTRICT-OZD-1, (POST).
was approved and adopted at a regular meeting of the Planning Commission on
February 16, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
HEIDI LUCE
CITY CLERK
ZC No. 888
Zo 1
City
Q Ie /ling J41116 INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
Agenda Item No.: 7D
Mtg. Date: 1/19/16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
BACKGROUND
ZONING CASE NO. 888
17 MIDDLERIDGE LANE NORTH (LOT 5-MR)
RA-S-1, 1.28 ACRES (GROSS)
MR. AND MRS. JOHN POST
BOLTON ENGINEERING
SEPTEMBER 3, 2015
1. The Planning Commission opened a public hearing in this case at their
September 15, 2015 meeting and visited the property on October 20, 2015.
2. At the October 20, 2015 Planning Commission meeting, the Planning
Commission directed staff to prepare a Resolution approving the project subject to
removal of stairs and wall from the north easement area and also suggested that the
applicant reduce the encroachment of the new addition along the north side of the
house to follow the footprint of an existing encroachment on that side of the house.
3. The applicants requested continuance of the project so that they can study their
options.
4. They have recently submitted a revised plan, showing modifications to the
previously requested terraced areas in the rear of the house and eliminating two of the
four originally requested retaining walls forming the rear terraces; but are requesting
to keep the proposed addition along the north side of the house which projects 2.5 feet
beyond an encroachment of the existing house and to keep the retaining wall in the
north side yard setback and easement. The wall would allow for a walkway around the
north side of the house and the basement light well on the west side of the house to the
lower level where a patio and pool are proposed.
ZC NO.888
Printed on Recycled Paper
•
5. The applicants applied to the RHCA Board for license agreement to be able to
locate the retaining wall in question in the easement. The RHCA Board considered this
request on January 14, 2016 but will most likely not render a decision until mid to late
February.
6. Pursuant to the California Permit Streamlining Act, a decision on this case must
be rendered at tonight's meeting and the Resolution adopted within 30-days. (The next
Planning Commission meeting is on Feb. 16th, which is 28 days from Jan 19th.).
The Planning Commission and the applicant have the following options:
• Approve the request subject to the RHCA approval of the encroachment into the
easement. If the RHCA approves the encroachment, no other action would be
required. If they deny the encroachment, the applicant could submit a revised
plan to staff, without the encroachment. Staff would then be able to approve it
as a minor modification to the project, providing that it is a lesser project than
what the Commission approved. A condition to that effect could be stipulated in
the Resolution of approval.
• Deny the project, in which case the applicant could not re -apply for the same or
similar request within one year of the denial date, (Section 17.30.040). The
applicant could also appeal the Planning Commission's decision to the City
Council within 30-days of the decision. The fee for the appeal would be 2/3 of
the original application fee.
• Approve some aspects of the development but not approve others. In this case
the applicant would not be able to re -apply for the denied portion of the project
for one-year. As in the above scenario, the applicant could appeal to the City
Council the entire decision of the Planning Commission or just the part that was
denied.
• The applicant could withdraw the request; wait for the RHCA decision and then
re -apply to the Planning Commission. In this case there wouldn't be a time
restriction for re -applying, however the applicant would be required to pay the
application fee again.
7. A condition exists on this property from previous discretionary approvals,
which requires that the Planning Commission review any development on the
property.
8. The property is located in the OZD-1 District (Overlay RAS-1 Zone) and is
divided by Middleridge Lane North along 130 foot street frontage. The OZD-1 zoning
was established within the RAS-1 district to allow modernization, reconstruction or
enlargement of homes located on unique lots generally characterized by steep terrain,
smaller than typical lots and smaller than typical homes in the City, lots that are
divided by a road and lots where redevelopment is difficult due to setback
requirements.
ZC NO.888
cD.
Properties in the OZD-1 are allowed reduced front yard setback for locating primary
structures, including attached garages, of 30' from the roadway easement line,
(elsewhere in the City the front yard setback is 50' from the roadway easement line). In
addition, if the existing residence encroaches into the side yard setback by no more than
10', the structure may be reconstructed within the same footprint. However, any new
addition must comply with the 20' side yard setback requirement. Other requirements
of this zone include: only one driveway is permitted and 60% of the front yard area
must be landscaped (Chapter 17.17 of the Zoning Ordinance).
The gross lot area, including the street is 55,756 square feet, (1.28 acres), of which
approximately 22,520 square feet is located on the west side of Middleridge Lane
North; 40.3% of the gross lot area. The net lot area for development purposes is 36,943
square feet.
9. The subject property was originally developed with a 2007 square foot
residence and 527 square foot garage to up to 30' front yard setback. In 2003, with a
modification in 2004 a 1,153 square foot addition was approved with a Variance for
encroachment of portion of the addition into the front and side setbacks. In 2007 a
variance was granted to allow a trellis, seating wall and a barbeque to be located in
the side setback.
REQUEST AND MUNICIPAL CODE COMPLIANCE
10. The applicants request as follows: a Site Plan Review for a 1,055 square foot
addition to the existing residence, a 1,260 square foot basement, 100 square foot
covered porch, 240 square feet attached trellis, grading of 1,510 cubic yards of dirt to
construct a 492 square foot pool (including spa and infinity over -flow feature), varying
heights, but not to exceed 5' high retaining walls to create terraced areas in the rear of
the pool for patios. The grading includes 225 c.y. cut and fill for future stable/corral
and 585 cubic yards for basement and pool excavation, of which 460 c.y. would be
exported. The request for Variances includes encroachment with the entire front
addition (395 sq.ft.) into the front 30' setback and with 190 sq.ft. of the 660 sq. foot side
addition into the north side yard setback. A new basement is proposed under a portion
of the existing house, of which 125 square feet would encroach into the north side yard
setback (in line with existing house encroachment); and 190 square feet of the basement
would encroach into the same setback, and be located under the new addition. Further,
46 sq.ft. of the proposed light well would encroach 5.8' into the north side yard
setback, and portions of the retaining walls, including the retaining wall in the
easement, would also encroach into the north side yard setback. The retaining walls
vary in height, but not exceed 5'. However, they do not average out to 2.5' in height,
and therefore require a variance. With the future grading for the stable and corral the
disturbance of the lot would be 50.4%, which also requires a variance.
ZC NO.888
G
•
11. Although the property is located in the OZD-1 zone, a Variance is required for
the encroachment with the additions, because the front addition of 395 sq.ft. is
proposed to encroach between 16' to 19' into the reduced 30' front yard setback; the
side addition is proposed to encroach up to 7.8' into the north side yard setback, and
the new basement would encroach between 5' and 7.8' into the north side setback, for
a total of basement encroachment of 315 square feet.
Along the south side of the property, also in the setback, the applicants propose a
staircase connecting to the terraced patios below the swimming pool. The wall along
the stairs will not exceed 3'in height, which is permitted. Pursuant to the Zoning
Ordinance, walls that do not exceed 3' in height are permitted along driveways, stairs
and walkways.
12. The terraced patios below the swimming pool have been redesigned to include
two up to 5' high retaining walls between the terraces, rather than the previously
proposed 3, but lower walls.
13. A 450 square foot future stable and corral location and access thereto was
approved with the previous applications and is proposed across from the main
residence off of Middleridge Lane North. There exists a flat play area to the east of
the proposed location for the stable, which would not need grading or additional
disturbance for construction of a stable, except for the access. However, majority of
this area is located in the front setback. Therefore, a variance would be required for
locating a stable and corral there. If a stable is proposed in the future it would need
to go through a CUP review by the Planning Commission and the applicant could
decide at that time where to locate the stable and corral.
Pursuant to Section 17.16.010 a lot divided by an improved roadway, for
development purposes, has two front yard setbacks of 50' from the roadway
easement line; one on each side of the road.
14. With the additions and future stable the structural coverage on the net lot
would be 6,448 square feet or 17.45% and with the allowed deductions 6,188 square
feet or 16.75%, (max permitted 20%). The total lot coverage, structures and
hardscape, would be 11,558 square feet or 31.3%, (max. permitted 35%).
15. The residential building pad, outside the 30' front yard setback and with the
addition of the flat area behind the pool will be 7,920 square feet and the coverage
will be 5,398 square feet or 68.2%, which excludes the allowable deductions of the
trellis, barbeque and covered porch, (guideline - 30%). Currently the building pad
coverage on the existing 6,530 square foot residential building pad is 58.4%, and was
previously approved. The future stable pad would be 1,500 square feet and with a
450 square foot stable the coverage would be 30%.
ZC NO.888
•
16. Grading for this project would entail 585 cubic yards excavation of dirt for the
basement and pool, of which 460 cubic yards is proposed to be exported. Grading
for the future stable is shown as 225 cubic yards total. Additionally, 700 cubic yards
of grading, including over excavation and compaction is required for the yard areas
and walls, for a total of 1510 cubic yards of cut and fill.
17. The disturbed area of the lot is currently 44.7% and will increase to 50.4%,
which requires a variance. The resulting slopes behind the terraced yards will have
2:1 gradient.
18. Responding to the criteria to be satisfied for grant of a Variance, the
applicants' representative state in part that the proposed development is consistent
with most homes on Middleridge Lane North. The area is zoned OZD-1 because the
existing conditions do not conform to the general city zoning. The lots along
Middleridge lane are narrow and are divided by the road, leaving very small
building pads for construction. The existing rear slope is extremely steep, up to 1.5:1
slope, and means that in order to gain any flat area in the rear, retaining walls must
be used, as typical grading method would not work in this condition. In addition, in
order to gain some back yard and to "catch" the steep slope, the terraced walks with
planters and the retaining walls are necessary. Otherwise a very tall wall would be
required.
She states that the existing residence already encroaches into the side and front
setback and they're proposing to further encroach. Encroaching into setbacks is
necessary for any significant improvement of the property. With planters and
landscaping, the visual impact of the project will be lessened.
The applicants state that there already exists a staircase along the north side of the
yard and that they would be relocating it.
19. RHCA review and approval of the project is required.
20. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
21. The Planning Commission requested information regarding encroachments
of other homes along Middleridge Lane N. The applicant submitted information
showing that most of the homes along Middleridge Lane N. encroach to up to 30'
front yard setback (currently allowed in the OZD-1 district) and several encroach
further than the 30' from roadway easement. In addition, many encroach into the
side setbacks.
Recently, the Planning Commission approved additions in the front and side yard
setbacks at 23 Middleridge Lane N. The side addition was approved along an exiting
ZC NO. 888
• •
encroachment of up to 10'into the side setback and the front addition into the 30'
front yard setback. 269 square feet of the addition was approved to encroach 13'-15'
further than the allowed 30' front yard setback, and 210 square feet of proposed
living area and basement were approved to encroach up to 10' into the side yard
setback. Staff was informed that the applicant will not construct all of the addition
and has scaled down the project.
22. When reviewing a development application the Planning Commission should
consider whether the proposed project is consistent with the City's General Plan;
incorporates environmentally and aesthetically sensitive grading practices; preserves
existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; is in keeping with the desired
development pattern and character of the City; and otherwise preserves and protects
the health, safety and welfare of the citizens of Rolling Hills. The Planning
Commission must also consider the criteria for granting a Site Plan and Variances.
ZONING CASE NO. 888
SITE PLAN REVIEW &
VARIANCE
RA-S- 1 SETBACKS - OZD-1
Front: 30 ft. from rd. easmnt. line
Side: 20 ft. from side property line
Rear: 50 ft. from rear property line.
SPR required for additions, pool,
grading and walls;
Variance is required for
encroachment into setbacks, non-
conforming wall height & to
exceed max. permitted
disturbance
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.
STRUCTURAL LOT
COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
ZC NO.888
EXISTING
SINGLE FAMILY RESIDENCE
& GARAGE
Residence
Garages
Pool/spa
Pool equip.
Stable
Attch. Porch -
Service yard
Trellis
BBQ
Basement
TOTAL
N/A
3105 sq.ft.
615 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
96 sq.ft.
207 sq.ft.
53 sq.ft.
None
4,076 sq.ft.
11.03%; with deductions
10.33 % %
19.7% w/allowances
PROPOSED
ADDITIONS & POOL;
GRADING, RETAINING
WALLS
Residence
Garages
Pool/spa
Pool equip.
Stable -future
Attch porch -
Service yard
Trellis
BBQ
Attch trellis
Basement
4160 sq.ft.
615 sq.ft.
492 sq.ft.
35 sq.ft.
450 sq.ft.
100 sq.ft.
96 sq.ft
207 sq.ft
53 sq.ft.
240 sq.ft.
1260 sq.ft.
TOTAL 6,448 sq. ft.
Total of 1,510 c.y. of cut and
fill, incl. 585 c.y. excavation
for basement and pool. 225
c.y. for future stable. 700
c.y. over excavation and
compaction for the yard
and walls.
17.45% of 36,943 s.f. net lot
area; w/allowances 16.75%
31.3% or 11,558 sq.ft. of
•City 0/ Rolling -IVA
INCORPORATED JANUARY 24,
1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377.7288
Agenda Item No.: 4D
Mtg. Date: 10/20/15FT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 888
17 MIDDLERIDGE LANE NORTH (LOT 5-MR)
RA-S-1, 1.28 ACRES (GROSS)
MR. AND MRS. JOHN POST
BOLTON ENGINEERING
SEPTEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission opened a public hearing in this case at their
September 15, 2015 meeting and. scheduled a field trip to the property on October 20,
2015.
The applicants, Mr. and Mrs. John Post request a Site Plan Review for a 1,055 square
foot addition with 1,260 square foot basement, varying heights, but not to exceed 5'
high retaining walls, 492 square foot swimming pool with a spa, 100 square foot
covered porch; all of which require 1,485 cubic yards of grading (incl. 225 c.y. for
future stable and excavation from pool and basement); and Variances to encroach with
the entire front addition (395 sq.ft.) into the front 30' setback, with 190 sq.ft. of the 660
sq. foot side addition into the side yard setback, including with the basement, with 125
sq.ft. basement proposed under a portion of the existing residence; to encroach with
the walls and basement light well into the side setbacks; to exceed the 2.5'requied
average height of retaining walls and to exceed the maximum permitted disturbance of
the lot.
The property received a condition with past approvals that any additional construction
or grading on the lot be reviewed and approved by the Planning Commission.
Regardless of this condition, the proposed development would require discretionary
permit due to the size of the addition, grading and the variances.
ZC NO.888
Printed on Recycled Paper
• •
2. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the hearing to the evening
meeting of the Planning Commission.
BACKGROUND
3. The property is located in the OZD-1 District (Overlay RAS-1 Zone) and is
divided by Middleridge Lane North along 130 foot street frontage. The OZD-1 zoning
was established within the RAS-1 district to allow modernization, reconstruction or
enlargement of homes located on unique lots generally characterized by steep terrain,
smaller than typical lots and smaller than typical homes in the City, lots that are
divided by a road and lots where redevelopment is difficult due to setback
requirements.
Properties in the OZD-1 are allowed reduced front yard setback for locating primary
structures including attached garages of 30' from the roadway easement line,
(elsewhere in the City the front yard setback is 50' from the roadway easement line). In
addition, if the existing residence encroaches into the side yard setback by no more than
10', a structure may be reconstructed within the same encroachment footprint.
However, any new construction must comply with the 20' side yard setback
requirement. Other requirements of this zone include: only one driveway is permitted
and 60% of the front yard area must be landscaped (Chapter 17.17 of the Zoning
Ordinance).
The gross lot area, including the street is 55,756 square feet, (1.28 acres), of which
approximately 22,520 square feet is located on the west side of Middleridge Lane
North; 40.3% of the gross lot area. The net lot area for development purposes is 36,943
square feet.
4. The subject property was originally developed with a 2007 square foot
residence and 527 square foot garage to up to 30' front yard setback. In 2003, with a
modification in 2004 a 1,153 square foot addition was approved with a Variance for
encroachment of portion of the addition into the front and side setbacks. In 2007 a
variance wasgranted to allow a trellis, seating wall and a barbeque to be located in
the side setback.
MUNICIPAL CODE REQUIREMENTS
5. Although the property is located in the OZD-1 zone, a Variance is required for
the additions, because the front addition of 395 sq.ft. is proposed to encroach between
16' to 19' into the reduced 30' front yard setback and 190 sq.ft. of the 660 sq.ft. side
addition is proposed to encroach up to 7.8' into the north side yard setback. The
proposed basement underneath this addition would encroach the same amount into
the side setback. 125 square feet of a 600 square foot proposed basement under a
ZC NO.888
• •
portion of the existing house would also encroach up to 5 feet into the north side yard
setback, for a total of basement encroachment of 315 square feet.
Additional encroachment in the north side yard setback of 4.5 feet is proposed for
stairs to access the lower patio (behind the basement light well). Such stairs will
encroach 2.5' into the RHCA side easement, and will require approval from the
RHCA. Several up to 5'walls are also proposed along the north side of the house and
will encroach into the side yard setback; and 46 sq.ft. of the light well will encroach up
to 5.8' into the north side yard setback.
Along the south side of the property, the applicants propose several walls between 2-
3' in height along stairs that would encroach into the south side yard setback. These
stairs would connect to the terraced walkways behind the pool.
A Variance is also requested because the proposed walls would vary in height from
2.5' to 5', but will not meet the requirement that on the average walls must not exceed
2.5' in height.
`.'i
6. Additionally, proposed is a 390 square foot infinity swimming pool and 42
square foot spa, a new deck around the pool, a lower patio beyond the pool and
terraced areas with planters and walkways.
7. A 450 square foot future stable and corral location and access thereto was
approved with the previous applications and is proposed across from the main
residence off of Middleridge Lane North. There exists a flat play area to the east of
the proposed location for the stable, which would not need grading or additional
disturbance for construction of a stable, except for the access. However, majority of
this area is located in the front setback. Therefore, a variance would be required for
locating a stable and corral there. If a stable is proposed in the future it would need
to go through a CUP review by the Planning Commission and the applicant could
decide at that time where to locate the stable and corral.
Pursuant to Section 17.16.010 a lot divided by an improved roadway for
development purposes has two front yard setbacks of 50' from the roadway
easement line; one on each side of the road.
8. With the additions and future stable the structural coverage on the net lot
would be 5,963 square feet or 16.1% - with allowed deductions, (max permitted
20%). The total lot coverage, structures and hardscape, would be 12,054 square feet
or 32.6%, (max. permitted 35%).
The residential building pad, outside the 30' front yard setback and with the
addition of the flat area behind the pool will be 7,920 square feet and the coverage
will be 5,413 square feet or 68.35%, (guideline - 30%). Currently the building pad
ZC NO. 888
C�
• •
coverage on the existing 6,530 square foot residential building pad is 58.4%, and was
previously approved. The future stable pad would be 1,500 square feet and with a
450 square foot stable the coverage would be 30%.
9. Grading for this project would entail 585 cubic yards excavation of dirt for the
basement and pool, which is proposed to be exported. Grading for the future stable
is shown as 225 cubic yards total. Additionally, 675 cubic yards of grading,
including over excavation and compaction is required for the yard areas and walls,
for a total of 1,485 cubic yards of cut and fill.
10. The disturbed area of the lot is currently 44.7% and will increase to 50.4%,
which requires a variance. The resulting slopes behind the terraced yards will have
2:1 gradient.
11. Responding to the criteria to be satisfied for grant of a Variance, the
applicants' representative state in part that the proposed development is consistent
with most homes on Middleridge Lane North. The area is zoned OZD-1 because the
existing conditions do not conform to the general city zoning. The lots along
Middleridge lane are narrow and are divided by the road, leaving very small
building pads for construction. The existing rear slope is extremely steep, up to 1.5:1
slope, and means that in order to gain any flat area in the rear, retaining walls must
be used, as typical grading method would not work in this condition. In addition, in
order to gain some back yard and to "catch" the steep slope, the terraced walks with
planters and the retaining walls are necessary. Otherwise a very tall wall would be
required.
She states that the existing residence already encroaches into the side and front
setback and they're proposing to further encroach. Encroaching into setbacks is
necessary for any significant improvement of the property. With the planters and
landscaping, the visual impact of the project will be lessened.
The applicants state that there already exists a staircase along the north side of the
yard and that they would be relocating it.
12. RHCA review and approval of the project is required.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
14. The Planning Commission requested information regarding encroachments
of other homes along Middleridge Lane N. The applicant submitted information
showing that most of the homes along Middleridge Lane N. encroach to up to 30'
front yard setback (currently allowed in the OZD-1 district) and many also encroach
into side yard setbacks.
ZC NO. 888
• •
Recently, the Planning Commission approved additions in the front and side yard
setbacks at 23 Middleridge Lane N. The side addition was approved along an exiting
encroachment of up to 10'into the side setback and the front addition into the 30'
front yard setback. 269 square feet of the addition was approved to encroach 13-15'
further than the allowed 30' front yard setback, and 210 square feet of living area
and basement area were approved to encroach up to 10' into the side yard setback.
15. When reviewing a development application the Planning Commission should
consider whether the proposed project is consistent with the City's General Plan;
incorporates environmentally and aesthetically sensitive grading practices; preserves
existing mature vegetation; is compatible and consistent with the scale, massing and
development pattern in the immediate project vicinity; is in keeping with the desired
development pattern and character of the City; and otherwise preserves and protects
the health, safety and welfare of the citizens of Rolling Hills. The Planning
Commission must also consider the criteria for granting a Site Plan and Variances.
ZONING CASE NO. 888
SITE PLAN REVIEW &
VARIANCE
RA-S- 1 SETBACKS - OZD-1
Front: 30 ft. from rd. easmnt. line
Side: 20 ft. from side property line
Rear: 50 ft. from rear property line
SPR required for additions, pool,
grading and walls;
Variance is required for
encroachment into setbacks, non-
conforming wall height & to
exceed max. permitted
disturbance
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.
STRUCTURAL LOT
COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
ZC NO. 888
EXISTING
SINGLE FAMILY RESIDENCE
& GARAGE
Residence
Garages
Pool/ spa
Pool equip.
Stable
Attch. Porch -
Service yard
Trellis
BBQ
Basement
TOTAL
N/A
3105 sq.ft.
615 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
96 sq.ft.
207 sq.ft.
53 sq.ft.
None
4,076 sq.ft.
11.03%; with deductions
10.33%%
19.7% w/ allowances
PROPOSED
ADDITIONS & POOL;
GRADING, RETAINING
WALLS
Residence
Garages
Pool/spa
Pool equip.
Stable -future
Attch porch -
Service yard
Trellis
BBQ
Basement
TOTAL
4160 sq.ft.
615 sq.ft.
492 sq.ft.
50 ,sq.ft.
450.sq.ft.
100 sq.ft.
96 sq.ft
207 sq.ft`'
'53 -sq.ft.
1260 sq.ft.
6,223 sq. ft.
Total of 1,485 cy of cut and
fill, incl. 585 cy excavation
for basement and pool, to
be exported. 225 cy for
future stable. 675 cy over
excavation and compaction
for the yard and walls.
16.84% of 36,943 s.f. net lot
area; w/allowances 16.1%
32.6% or 12,054 sq.ft. of
36,943 sq.ft. net lot area;
•
•
BUILDING PAD COVERAGE
(30% max. -guideline) Residential
Stable -future
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
HOMES IN VICINITY:
Address
9 Middleridge Ln. N
11 Middleridge Ln. N
15 Middleridge Ln. N
19 Middleridge Ln. N.
21 Middleridge Ln. N.
22 Middleridge Ln. N
23 Middleridge Ln. N.
6,530 sq.ft. pad w/58.4%
coverage
1500.sq.ft pad w/30% coverage
44.7% previously disturbed
Future 450 sq.ft. and adj. corral
From Middleridge N.
Existing driveway
N/A
N/A
with allowances
7,920 sq.ft. pad w/ 5,413
sq.ft. or 68.35% coverage
1500.sq.ft pad w/30%
coverage
50.4%. proposed -
Variance requested
Future 450 sq.ft. and corral
From Middleridge N.
Existing driveway
Planning Commission
review
Planning Commission
review
Lot size (excl. road easement) House size
49,600 sq.ft.
50,530 sq.ft.
44,000 sq .ft.
49,220 sq.ft.
53,140 sq.ft.
37,030 sq.ft.
42,250 sq.ft.
17 Middleridge Ln. N 49,220 sq.ft.
2,937 sq.ft.
3,960 sq.ft.
3,101 sq.ft.
2,728 sq.ft
3,777 sq. ft
2,257 sq.ft.
Approved recently
3,837 sq.ft.
3,105 sq.ft. proposed 4,160
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
ZC NO.888 6 )
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive
grading practices; preserves existing mature vegetation; is compatible and consistent with the
scale, massing and development pattern in the immediate project vicinity; and otherwise
preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and policies of the general plan and
all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of the lot by minimizing
building coverage. Lot coverage requirements are regarded as maximums, and the actual
amount of lot coverage permitted depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding
residences;
4. The project preserves and integrates into the site design, to the greatest extent possible, existing
topographic features of the site, including surrounding native vegetation, mature trees, drainage
courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to minimize the amount
of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such
flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees and supplements these
elements with drought -tolerant landscaping which is compatible with and enhances the rural
character of the community, and landscaping provides a buffer or transition area between private
and public areas;
8. The project is sensitive and not detrimental to the convenient and safe movement of
pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental Quality Act.
ZC NO.888
• •
THIS PAGE INTENTIONALLY LEFT BLANK
J
ENCROACHMENT EXHIBIT: 17 Middleridge Lane North
ADDRESS LEGAL DESCRIPTION MAXIMUM ENCROACHMENT IN SETBACK (FT)
22 MIDDLERIDGE LANE NORTH LOT 1 TRACT 12866 ARCH PROJECTION
23 MIDDLERIDGE LANE NORTH LOT 2 TRACT 12866 NONE
21 MIDDLERIDGE LANE NORTH LOT 3 TRACT 12866 -22.4'
19 MIDDLERIDGE LANE NORTH LOT 4 TRACT 12866 - NONE
17 MIDDLERIDGE LANE NORTH LOT 5 TRACT 12866 PROPOSED 16' FROM RESIDENCE. 21.3' IN STBK
15 MIDDLERIDGE LANE NORTH LOT 6 TRACT 12866 "17.9'
11 MIDDLERIDGE LANE NORTH LOT 7 TRACT 12866 "15.4'
9 MIDDLERIDGE LANE NORTH LOT 8 TRACT 12866 -7.1'
7 MIDDLERIDGE LANE NORTH LOT 9 TRACT 12866 -12.1'
5 MIDDLERIDGE LANE NORTH LOT 10 TRACT 12866 -5.5'
3 MIDDLERIDGE LANE NORTH LOT 11 TRACT 12866 -11.1'
6 MIDDLERIDGE LANE NORTH LOT 12, 13, 14 TRACT 12866 -24.8' INTO 50' SETBACK
1 MIDDLERIDGE LANE NORTH LOT 15 TRACT 12866 -35' INTO 50' SETBACK
NOTE: ALL SHOWN ENCROACHMENT DIMENSIONS ARE APPROXIMATE AND TAKEN FROM A GOOGLE EARTH IMAGE.
PREVIOUS TOPOGRAPHIC SURVEYS IN THE AREA WERE USED TO CONFIRM THREE LOCATIONS ON MIDDLERIDGE LANE
NORTH HOWEVER ARCHITECTURAL OVERHANGS COULD VARY THE ENCROACHMENT DIMENSION.
Prepared by: Bolton Engineering Corp October 14, 2015
.041,47 ErErtf
OCT 15 2W5
City of Rolling Hills
By
TO:
• •
City al /eo//in,
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
Agenda Item No.: 8A
Mtg. Date: 9/15/15
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 888
17 MIDDLERIDGE LANE NORTH (LOT 5-MR)
RA-S-1, 1.28 ACRES (GROSS)
MR. AND MRS. JOHN POST
BOLTON ENGINEERING
SEPTEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The applicants, Mr. and Mrs. John Post request a Site Plan Review for a 1,055
square foot addition with 1,260 square foot basement, varying heights, but not to
exceed 5' high retaining walls, 492 square foot swimming pool with a spa, 100 square
foot covered porch; all of which require 1,485 cubic yards of grading (incl. 225 c.y. for
future stable and excavation from pool and basement); and Variances to encroach with
the entire front addition (395 sq.ft.) into the front 30' setback, with 190 sq.ft. of the 660
sq. foot side addition into the side yard setback, including with the basement, with 125
sq.ft. basement proposed under a portion of the existing residence; to encroach with
the walls and basement light well into the side setbacks; to exceed the 2.5'requied
average height of retaining walls and to exceed the maximum permitted disturbance of
the lot.
The property received a condition with past approvals that any additional construction
or grading on the lot be reviewed and approved by the Planning Commission.
Regardless of this condition, the proposed development would require discretionary
permit due to the size of the addition, grading and the variances.
2. It is recommended that the Planning Commission review the staff report, open
the public hearing, take public testimony and schedule a field trip to the property.
ZC NO.888
Printed on Recycled Paper
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BACKGROUND
3. The property is located in the OZD-1 District (Overlay RAS-1 Zone) and is
divided by Middleridge Lane North along 130 foot street frontage. The OZD-1 zoning
was established within the RAS-1 district to allow modernization, reconstruction or
enlargement of homes located on unique lots generally characterized by steep terrain,
smaller than typical lots and smaller than typical homes in the City, lots that are
divided by a road and lots where redevelopment is difficult due to setback
requirements.
Properties in the OZD-1 are allowed reduced front yard setback for locating primary
structures including attached garages of 30' from the roadway easement line,
(elsewhere in the City the front yard setback is 50' from the roadway easement line). In
addition, if the existing residence encroaches into the side yard setback by no more than
10', a structure may be reconstructed within the same encroachment footprint.
However, any new construction must comply with the 20' side yard setback
requirement. Other requirements of this zone include: only one driveway is permitted
and 60% of the front yard area must be landscaped (Chapter 17.17 of the Zoning
Ordinance).
The gross lot area, including the street is 55,756 square feet, (1.28 acres), of which
approximately 22,520 square feet is located on the west side of Middleridge Lane
North; 40.3% of the gross lot area. The net lot area for development purposes is 36,943
square feet.
4. The subject property was originally developed with a 2007 square foot
residence and 527 square foot garage to up to 30' front yard setback. In 2003, with a
modification in 2004 a 1,153 square foot addition was approved with a Variance for
encroachment of portion of the addition into the front and side setbacks. In 2007 a
variance was granted to allow a trellis, seating wall and a barbeque to be located in
the side setback.
MUNICIPAL CODE REQUIREMENTS
5. Although the property is located in the OZD-1 zone, a Variance is required for
the additions, because the front addition of 395 sq.ft. is proposed to encroach between
16' to 19' into the reduced 30' front yard setback and 190 sq.ft. of the 660 sq.ft. side
addition is proposed to encroach up to 7.8' into the north side yard setback. The
proposed basement underneath this addition would encroach the same amount into
the side setback. 125 square feet of a 600 square foot proposed basement under a
portion of the existing house would also encroach up to 5 feet into the north side yard
setback, for a total of basement encroachment of 315 square feet.
ZC NO.888
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Additional encroachment in the north side yard setback of 4.5 feet is proposed for
stairs to access the lower patio (behind the basement light well). Such stairs will
encroach 2.5' into the RHCA side easement, and will require approval from the
RHCA. Several up to 5'walls are also proposed along the north side of the house and
will encroach into the side yard setback; and 46 sq.ft. of the light well will encroach up
to 5.8' into the north side yard setback.
Along the south side of the property, the applicants propose several walls between 2-
3' in height along stairs that would encroach into the south side yard setback. These
stairs would connect to the terraced walkways behind the pool.
A Variance is also requested because the proposed walls would vary in height from
2.5' to 5', but will not meet the requirement that on the average walls must not exceed
2.5' in height.
6. Additionally, proposed is a 390 square foot infinity swimming pool and 42
square foot spa, a new deck around the pool, a lower patio beyond the pool and
terraced areas with planters and walkways.
7. A 450 square foot future stable and corral location and access thereto was
approved with the previous applications and is proposed across from the main
residence off of Middleridge Lane North. There exists a flat play area to the east of
the proposed location for the stable, which would not need grading or additional
disturbance for construction of a stable, except for the access. However, majority of
this area is located in the front setback. Therefore, a variance would be required for
locating a stable and corral there. If a stable is proposed in the future it would need
to go through a CUP review by the Planning Commission and the applicant could
decide at that time where to locate the stable and corral.
Pursuant to Section 17.16.010 a lot divided by an improved roadway for
development purposes has two front yard setbacks of 50' from the roadway
easement line; one on each side of the road.
8. With the additions and future stable the structural coverage on the net lot
would be 5,963 square feet or 16.1% - with allowed deductions, (max permitted
20%). The total lot coverage, structures and hardscape, would be 12,054 square feet
or 32.6%, (max. permitted 35%).
The residential building pad, outside the 30' front yard setback and with the
addition of the flat area behind the pool will be 7,920 square feet and the coverage
will be 5,413 square feet or 68.35%, (guideline - 30%). Currently the building pad
coverage on the existing 6,530 square foot residential building pad is 58.4%, and was
previously approved. The future stable pad would be 1,500 square feet and with a
450 square foot stable the coverage would be 30%.
ZC NO.888
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9. Grading for this project would entail 585 cubic yards excavation of dirt for the
basement and pool, which is proposed to be exported. Grading for the future stable
is shown as 225 cubic yards total. Additionally, 675 cubic yards of grading,
including over excavation and compaction is required for the yard areas and walls,
for a total of 1,485 cubic yards of cut and fill.
10. The disturbed area of the lot is currently 44.7% and will increase to 50.4%,
which requires a variance. The resulting slopes behind the terraced yards will have
2:1 gradient.
11. Responding to the criteria to be satisfied for grant of a Variance, the
applicants' representative state in part that the proposed development is consistent
with most homes on Middleridge Lane North. The area is zoned OZD-1 because
the existing conditions do not conform to the general city zoning. The lots along
Middleridge lane are narrow and are divided by the road, leaving very small
building pads for construction. The existing rear slope is extremely steep, up to
1.5:1 slope, and means that in order to gain any flat area in the rear, retaining walls
must be used, as typical grading method would not work in this condition. In
addition, in order to gain some back yard and to "catch" the steep slope, the
terraced walks with planters and the retaining walls are necessary. Otherwise a
very tall wall would be required.
She states that the existing residence already encroaches into the side and front
setback and they're proposing to further encroach. Encroaching into setbacks is
necessary for any significant improvement of the property. With the planters and
landscaping, the visual impact of the project will be lessened.
The applicants state that there already exists a staircase along the north side of the
yard and that they would be relocating it.
12. RHCA review and approval of the project will be required.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
14. 14. When reviewing a development application the Planning Commission
should consider whether the proposed project is consistent with the City's General
Plan; incorporates environmentally and aesthetically sensitive grading practices;
preserves existing mature vegetation; is compatible and consistent with the scale,
massing and development pattern in the immediate project vicinity; is in keeping
with the desired development pattern and character of the City; and otherwise
preserves and protects the health, safety and welfare of the citizens of Rolling
Hills. The Planning Commission must also consider the criteria for granting a Site
Plan and Variances.
ZC NO.888
ZONING CASE NO. 888
SITE PLAN REVIEW &
VARIANCE
RA-S- 1 SETBACKS - OZD-1
Front: 30 ft. from rd. easrnnt. line
Side: 20 ft. from side property line
Rear: 50 ft. from rear property line:
SPR required for additions, pool,
grading and walls;
Variance is required for
encroachment into setbacks, non-
conforming wall height & to
exceed max. permitted
disturbance
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.
STRUCTURAL LOT
COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
(30% maximum -guideline)
Residential
Stable -future
DISTURBED AREA
(40% maximum; any graded
building pad area, any remedial
grading (temporary disturbance),
any graded slopes and building
pad areas, and any non -graded
area where impervious surfaces
exist.)
STABLE (min. 450 SQ.FT.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
ZC NO.888
EXISTING
SINGLE FAMILY RESIDENCE
& GARAGE
Residence
Garages
Pool/spa
Pool equip.
Stable
Attch. Porch -
Service yard
Trellis
BBQ
Basement
TOTAL
N/A
3105 sq.ft.
615 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
0 sq.ft.
96 sq.ft.
207 sq.ft.
53 sq.ft.
None
4,076 sq.ft.
11.03%; with deductions
10.33 % %
19.7% w/allowances
6,530 sq.ft. pad w/58.4%
coverage
1500.sq.ft pad w/30% coverage
44.7% previously disturbed
PROPOSED
ADDITIONS & POOL;
GRADING, RETAINING
WALLS
Residence
Garages
Pool/spa
Pool equip.
Stable -future
Attch porch -
Service yard
Trellis
BBQ
Basement
4160 sq.ft.
615 sq.ft.
492 sq.ft.
50 sq.ft.
450 sq.ft.
100 sq.ft.
96 sq.ft
207 sq.ft
53 sq.ft.
1260 sq.ft.
TOTAL 6,223 sq. ft.
Total of 1,485 cy of cut and
fill, incl. 585 cy excavation
for basement and pool, to
be exported. 225 cy for
future stable. 675 cy over
excavation and compaction
for the yard and walls.
16.84% of 36,943 s.f. net lot
area; w/ allowances 16.1%
32.63% or 12,054 sq.ft. of
36,943 sq.ft. net lot area;
with allowances
7,920 sq.ft. pad w/ 5,413
sq.ft. or 68.35% coverage
1500.sq.ft pad w/30%
coverage
50.4% proposed -
Variance requested
Future 450 sq.ft. and adj. corral Future 450 sq.ft. and corral
From Middleridge N. I From Middleridge N.
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ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
HOMES IN VICINITY:
Address
9 Middleridge Ln. N
11 Middleridge Ln. N
15 Middleridge Ln. N
19 Middleridge Ln. N.
21 Middleridge Ln. N.
22 Middleridge Ln. N
23 Middleridge Ln. N.
17 Middleridge Ln. N
Existing driveway
N/A
N/A
Lot size (excl.
49,600 sq.ft.
50,530 sq.ft.
44,000 sq.ft.
49,220 sq.ft.
53,140 sq.ft.
37,030 sq.ft.
42,250 sq.ft.
49,220 sq.ft.
Existing driveway
Planning Commission
review
Planning Commission
review
road easement) House size
2,937 sq.ft.
3,960 sq.ft.
3,101 sq.ft.
2,728 sq.ft
3,777 sq. ft
2,257 sq.ft.
Approved recently
3,837 sq.ft.
3,105 sq.ft. proposed 4,160
VARIANCE REQUIREDFINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property rights
possessed by other properties in the same vicinity and zone but which is denied the property in
question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste
Management Plan relating to siting and siting criteria for hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
SITE PLAN REVIEW CRITERIA
17.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive
grading practices; preserves existing mature vegetation; is compatible and consistent with the
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scale, massing and development pattern in the immediate project vicinity; and otherwise
preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
17.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and policies of the general plan and
all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped state of the lot by minimizing
building coverage. Lot coverage requirements are regarded as maximums, and the actual
amount of lot coverage permitted depends upon the existing buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding
residences;
4. The project preserves and integrates into the site design, to the greatest extent possible, existing
topographic features of the site, including surrounding native vegetation, mature trees, drainage
courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site and to minimize the amount
of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such
flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature trees and supplements these
elements with drought -tolerant landscaping which is compatible with and enhances the rural
character of the community, and landscaping provides a buffer or transition area between private
and public areas;
8. The project is sensitive and not detrimental to the convenient and safe movement of
pedestrians and vehicles; and
9. The project conforms to the requirements of the California Environmental Quality Act.
ZC NO.888