Loading...
768, addition to SFR of less than 1, Staff ReportsDATE: TO: FROM: • C1t4 ol Rolling JJd/ • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377-7288 MARCH 17, 2009 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: OWNER: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 768 13 OUTRIDER ROAD, (LOT 94-A-EF) RA-S-1, 1.3 ACRES (GROSS) MRS. HANG JA YOO EUN SOO LEE, PROJECT MANAGER MARCH 5, 2009 REQUEST AND RECOMMENDATION Request for a Variance to exempt the property owner from the requirement that either a stable and corral be constructed or a set aside area for a future stable and corral be provided on a lot in order to construct a 629 square foot addition to an existing single family residence. It is recommended that the Planning Commission review the staff report, take public testimony, consider the criteria for granting a Variance and schedule a field trip. BACKGROUND 1. The property is zoned RAS-1 and consists of 1.3 acres gross (58,000 sq. ft.) and 42,176 sq.ft. net lot area for development purposes. The property is located at the end of a cul-de-sac and the development is accessed from Outrider Road via a long driveway. The lot has two street frontages, Outrider and Eastfield. The existing building pad and the residence is located in the rear of the lot, closer to Eastfield Drive than to Outrider Road. The property slopes upwards from the front to the rear, from 1020 elevation to 1070 elevation of the building pad in approximately 150 feet. 2. In August 2008, the applicant submitted an application for a new 3,854 square foot new residence with 440 square feet attached porches, 629 square foot garage, 3,874 square foot basement, 689 square foot swimming pool / spa, service yard, and barbeque area. The existing house was to be demolished and the driveway widened. Variances were also requested to locate the area for future stable in the front yard of the lot, to construct 5-foot walls in the front yard area and to exceed the maximum permitted disturbed area (53.1%). In order to enlarge the existing building pad area for the proposed residence and to create a pad for a ZC NO. 768 13 Outrider Printed on Recycled Paper • • future stable several 5-foot walls were proposed in front of the residence. Proposed grading was 2,725 cubic yards of cut and 2,725 cubic yards of fill, (5,500 c.y. total). 3. Recognizing the Planning Commission's concerns over the proposed development including the many Variances and grading, the applicant withdrew the application, for the new residence and grading and is now proposing to remodel and add 629 square feet to the existing residence. 4. Currently the property is developed with a 2,440 square foot residence, 400 square foot garage and 553 square foot swimming pool on an 8,267 square foot building pad area, and the disturbed area is 45% of the net lot, (40% max.). There is a retaining wall in the rear setback, which will remain as well as several existing stone retaining walls along the side and rear of the property in the rear and side yard setbacks. 5. No changes are proposed to the existing configuration of the lot, building pad or the structures, except for the 629 square foot addition, which is mostly under the existing roofline. No grading is proposed. 6. Pursuant to the Zoning Ordinance, any addition, new residence or construction of a pool or other accessory structure, requires that a stable/corral be constructed or an area for a future stable/corral be set -aside on the property. 7. Due to the location of the residence, in the rear of the lot, the only area for a future stable that could be set aside is in the front yard area, which would require a Variance approval. The applicant requests a Variance from the requirement that an area for a stable and corral be set aside. The applicant has no plans to construct a stable, nor wishes to grade the natural terrain of the lot to create a pad for a future stable. 8. Building records show that in 1960 a grading permit was issued, which expired, and in 1961 another grading permit was issued to correct and complete previous grading, which was completed in 1963. Permit for retaining walls was issued in 1962. A 2,703 square foot residence and 600 square foot pool were completed in 1963. In 2008 building permit was pulled for replacement of windows. MUNICIPAL CODE COMPLIANCE 9. The net lot area of the lot is 42,176 square feet. The structural lot coverage is proposed at 4,524 square feet or 11.0% of the net lot area, which includes all of the structures, (20% permitted). The total lot coverage proposed, including structures and flatwork is 10,675 square feet or 25.0% of the net lot area, (35% permitted). The driveway is over 4,200 square feet in area, which contributes to the total lot coverage. The applicant proposes to reduce approximately 148 square foot of hardscape and replace it with landscaping. 10. The residential building pad is 8,267 square feet. Coverage on this building pad will be 4,177 square feet or 50.5% (not including a portion of the porch). ZC NO.768 13 Outrider Currently the building pad coverage is 44.9%. The building pad will not be enlarged to accommodate the addition. 11. The property slopes in an easterly direction towards Outrider Road and all of the drainage is carried down -slope. No change to the drainage pattern is proposed. 12. Forty five (45%) percent of the lot was previously disturbed. At the time the property was graded there was no provisions for maximum disturbance. Therefore, the disturbance of 45% of the lot is legal, nonconforming. 13. In response for justification for the Variance request to be exempt from the requirement for a set aside area for the stable and corral, the applicant's agent states that due to the slope and configuration of the lot and the location of the building pad towards the rear of the lot, there is no room to set aside or construct a stable in the rear of the existing pad. He further states, that "with this Variance the project can be completed without increasing the disturbed area on the property, as the house addition is within the existing paved area. There be no change to grading, drainage and the, existing natural landscape and views will be preserved. As the front of the property will remain undisturbed, there will always be the option of building a stable/corral in the future". 14. It will be required that all utility lines to the property be placed underground, that the roof material of the residence meet City and RHCA standards, that lighting ordinance provisions are met and that all other Zoning and Building Code provisions are met. CONCLUSION 15. This is a unique lot in that it has a double frontage and a driveway that is very long. The building pad and the residence sits in the rear, with no area further back for a stable and corral. The front of the lot is undisturbed, other than for the driveway and if a stable was to be constructed, it would have to be constructed in the front, which requires a Variance. 16. 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; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. In addition, the Commission must determine if the project meets the Variance criteria enclosed with this report. 17. In reviewing this application, the Commission should consider the topography of the property, the previously graded pad located at the rear of the property, which necessitated a very long driveway and the general size of the lot. ZC NO.768 13 Outrider • • 18. As stated earlier, the disturbance on this lot already exceeds the maximum permitted. Should this request be denied, additional grading and disturbance of the natural terrain would be required to set aside an area in the front yard, which also requires a Variance. This Variance, if granted, could only apply to the current proposal, with a condition that if in the future, additional grading is proposed to enlarge the building pad or when a new house is proposed, then the stable issue should be re- visited. 19. The 51% proposed residential building pad area coverage seems excessive, however it is a guideline and therefore, the Commission has discretion to approve it without requiring a Variance. The existing coverage on the building pad, 46.7%, also exceeds the maximum allowed by the guideline and the topographic nature of the lot makes it infeasible to comply strictly with the requirements of the Zoning Code. OTHER AGENCIES REVIEW 20. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). 21. The Rolling Hills Community Association Architectural Committee will review the project for architectural elements and design at a later date. ZC NO. 768 13 Outrider 4 ZONING CASE NO. 768 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 for new structures and 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) BUILDING PAD COVERAGE RESIDENTIAL (30% maximum guideline) STABLE 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 sa. ft.) and CORRAL (minimum 550 sa. ft.) STABLE ACCESS ACC ESSWAY VIEWS PLANTS AND ANIMALS EXISTING SINGLE FAMILY RESIDENCE & POOL Residence 2440 sq.ft Porches 678 sq.ft. Garage 400 sq.ft Stable 0 sq.ft. Service 0 sq.ft Pool 553 sq.ft Pool eqp. 32 sq.ft. PROPOSED ADDITION VARIANCE FROM REQUIRING STABLE/CORRAL Residence Garage Stable Service Pool/spa Pool eqpm. Porches Service Yd. 3069 sq.ft 400 sq.ft 0 sq.ft. 96 sq.ft 553 sq.ft. 32 sq.ft. 374 sq.ft 96 sq.ft. TOTAL 4,103 sq.ft. I TOTAL 4,524 sq.ft 10.0% 11.0% of 42,176 sq.ft. net lot area 24.9% 25.3% of 42,176 sq.ft. net lot area (reducing patio area) 45.0% of 8,267 sq.ft. 50.5% of 8,267 sq.ft. pad pad (excluding portion (excluding 347 sq.ft. of the of porch) porch) N/A 18,910 sq.ft. - 45% of lot was previously disturbed Existing from Outrider N/A N/A NONE 18,910 sq.ft. - 45% of lot was previously disturbed REQUEST FOR A VARIANCE N/A Existing from Outrider Planning Commission review Planning Commission review ZC NO. 768 13 Outrider NEARBY PROPERTIES For information purposes only ADDRESS 44 Eastfield 16 Outrider 14 Outrider 11 Outrider 19 Outrider AVERAGE 13 Outrider OWNER RESIDENCE in square feet Kunkle *3,183 Gardner 3,121 Sugiyama I * 4,350 Maussalli I 3,420 Woerz I 2,304 3,276 Joo Existing 2,440 Proposed 3,069 GROSS LOT AREA in sq.ft. (not incl. roadway easements) 35,720 98,450 135,470 52,270 28,310 70,044 51,400 SOURCE: Assessors' Records * City Records The above calculations do not include garages or basements CRITERIA FOR VARIANCES CONSTRUCTED or REMODELED Recently completed 1951/1974 2003 1952/1962 1953/1962 1962 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC NO.768 13 Outrider FROM : TO: SUBJECT; DATE: YOLANTA SCHWARTZ, PLANNING DIRECTOR EUN SOO LEE 13 OUTRIDER, ROLLING HILLS, CA FEBRUARY 13, 2009 I reviewed the plans and application forms and found the following deficiencies: • The vicinity map needs to be more detailed. • The building pad area is measured INSIDE THE SETBACKS, (so the portion on the colored plan in purple must follow the setback lines -even if the area outside of setbacks is flat). • The building pad area (per above) will need to be recalculated and changed on the application form. The building pad coverage number will change as well. • Show on plan pool equipment and include in the calculations • Show on plan trash keeping area and include in the calculations. It is required that every house has a minimum of 96 sq.ft. area for trash, enclosed by a 6-foot enclosure (wood or concrete) • Are the two areas called out on the plans as (E) Patio Coverage are covered porches or open to the sky? If covered porches, please include in the calculations in the line "Attached Covered Porches) • On the Sheet for "BUILDING PAD CALCULATIONS", you show 20 sq.ft. pool equipment. Include that number on the structures sheet. We don't allow deductions of pool eq. Only those structures that are not required by the City (i.e barbecue) could be deducted if they meet the criteria. • Are they planning to have a barbeque or outdoor kitchen. If yes, include it on this plan and include in the calculations, but then you could deduct it from the calculation. All the proposed and existing structures must be shown on the plan and on the application forms. (Not in front of the pool, has to be behind and to the side of the pool. • The sheet "CALCULATION OF LOT COVERAGE" shows deductions of 953 sq.ft.---this is wrong. Only detached structures such as barbecues, fountains, gazebos may be deducted. So you need to change this number as well. This submittal as presented does not have structures that are allowed to be deducted. • SUBMIT NEW CALCULATIONS PER THE ABOVE AND NEW COLORED PLAN WITH THE CORRECTED BUILDING PAD OUTLINE. If you have any questions, please call 310 377-1521.