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946, Addition of a new Porte cocher, Staff Reports• • eat, 06 Rea.ea9 qe€4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 5A Mtg. Date: 11-26-18 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: JULIA STEWART, SENIOR PLANNER YOLANTA SCHWARTZ, PLANNING DIRECTOR THRU: ELAINE JENG, CITY MANAGER SUBJECT: RESOLUTION NO. 2018-14. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW AND VARIANCES TO ALLOW A RESIDENTIAL ADDITION, A NEW PORTE COCHERE AND NEW ABOVE GRADE DECK TO ENCROACH INTO SETBACKS, AND WAIVE THE REQUIREMENT OF STABLE AND CORRAL SET ASIDE AREA IN ZONING CASE NO. 946 AT 2 EL CONCHO LANE, LOT 7-GF, (RICK BOOS/CLINT PATTERSON). APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ATTACHMENT ZONING CASE NO. 946 2 EL CONCHO LANE (LOT 7-GF) RAS-1, 1.05 ACRES (GROSS) CLINT PATTERSON RAYMOND MEDAK, ARCHITECT AUGUST 9, 2018 Resolution No. 2018-14 RECOMMENDATION AND PROTECT DESCRIPTION Recommendation It is recommended that the City Council receive and file this report or provide other direction to staff. Proposed Project ZC NO. 946 2 El Concho Lane 1 • • The applicant is proposing a residential addition and remodel, a new porte cochere, a new above grade outdoor deck to the rear of the residence, and a waiver to the stable and corral set aside requirement. No grading is proposed for the project. Site Plan Review The applicant is requesting a Site Plan Review for a raised deck of 9 linear feet from the house, 190 square feet to the rear of the residence, which is proposed to be 24-30 inches above grade. Variances The applicant is requesting Variances: 1) Allowing construction of a 685 residential addition to the existing residence which will encroach 15 feet into the front yard setback, addition of a new porte cochere (290 s.f. roof area, 135 s.f. supporting structure area) located at a changed entry point to the residence and will encroach 12 feet into the front yard setback; 2) to encroach an 8 square foot portion of the raised deck into the side yard setback, and; 3) waiving the requirement for a stable and corral set aside area. Planning Commission Review A public hearing was opened by the Planning Commission at its regular evening meeting on August 21, 2018. The Planning Commission visited the subject property on September 25, 2018 and continued the hearing to their regular evening meeting on that same day. At that time, the Planning Commission directed staff to prepare a resolution of approval. On October 23, 2018, the Planning Commission approved the resolution. The Planning Commissioners asked questions regarding the reason for the small encroachment into the side setback by the raised deck but the Commissioners were satisfied that it was necessary in order to provide access to and from the residence by the stairs attached to the deck which was the cause of the encroachment. One resident expressed support for the project and the improvements that would be made, in particular to the front exterior portion of the existing residence. Approval of the resolution was unanimous by the Commissioners present at the meeting. BACKGROUND Demolition No demolition is proposed beyond that which is needed for the construction of the residential and deck additions. Zoning and Land Size The property is zoned RAS-1 and the gross lot area is, 1.05 gross acres. 3,920 square feet is the size of the roadway easement. The net lot area of the lot is 36,153 square feet or 1.05 acres. The lot is located near the intersection of Georgeff Road and El Concho Lane. Driveway and Motor Court The applicants have an existing legal non -conforming circular driveway and do not propose any changes to the layout pattern or driveway aprons. ZC No. 946 2 El Concho Lane 2 • • Past Property Approval Previously approved improvements on the property include a residence and attached garage with a deck to the rear of the house. MUNICIPAL CODE COMPLIANCE Grading No grading is proposed for the project. Disturbance The existing disturbance of the lot is 10,685 square feet or 29.6%. The project is proposed to be constructed entirely within the previously disturbed area. Thus, there is no change in disturbance. Height The finished height of the highest existing residence ridgeline is to remain at 17 feet 5 5/8 inches. Drainage There will be no change to the existing drainage plan which allows for slope infiltration. There is no grading required for the new raised deck. The new raised deck is attached to the residence and new landscaping will be planted to the rear of the deck. The area under the deck will remain permeable assisting with natural drainage. Even though a raised deck is being added to the property, drainage courses on the perimeters of the property will not change. However, the proposed project is still subject to Los Angeles County review for any additional drainage requirements. Lot Coverage The existing structural coverage on the lot is 3,417 square feet or 9.5%. The proposed overall structural net lot coverage will be 4,427 square feet or 12.2% (20% max. permitted). The total lot coverage (structural and flatwork) is proposed to be 7,632 square feet or 21.1% (35% max. permitted). The residential building pad is 4,618 square feet. The total pad structural coverage is proposed to be 4,429 square feet or 95.9% (30% guideline). Walls No new walls are included in the proposed project. Utility Lines/ Septic Tank All utility lines to the residence shall be placed underground. The existing septic tank is located on the south side of the lot. Any changes to the septic system will be reviewed by the Los Angeles County Public Health department. Stable variance request The applicants request a variance to waive the requirement for a set aside area for a stable ZC No. 946 2 El Concho Lane 3 • • and corral. Regardless of the wavier for the set aside location being granted, there is no feasible location for a stable set aside area on the property relative to the residence that complies outright with the municipal code and public health code. All locations for a set aside area would require a discretionary action. The contingency for a stable and corral set aside area was in the front yard setback. If the applicants had built a stable and corral in that area, they would also have required a variance. If it was constructed in the front yard setback it would have been located in close proximity to the roadway easement and neighboring residence. This option could have disturbed other residents. Neighbors who attended the field visit were not in favor of putting it in the front yard setback. The Planning Commission agreed that the size of the development pad, topography on the property, the presence of a blue line stream in the rear of the lot, and configuration of the lot do not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. General Non -conforming Conditions Large portions of the existing residence and attached garage were originally constructed in the front setback area and are legal non -conforming conditions on the property. Justification from Applicant The Applicant states: Site Plan Review - "The new owners of the property wish to bring this 1964 home up to today's standards. The existing house was constructed with a 30-foot front yard setback and due to topographical constraints, a sloped building pad was graded approximately 75 feet from the private road. A fair amount of the existing building footprint lies between the 50-foot front yard setback and the 30-foot front yard setback. In this area, most of the proposed remodeling and construction will occur, which includes: - Master bedroom and bath remodel - Addition of 9 skylights throughout the residence - Relocating the main entry of the house along with adding a new entry/porte cochere over a new entry and existing driveway location - The existing layout included an interior patio that is within the structural roofline of the residence (shell), which is proposed to be fully enclosed and conditioned, habitable floor area ZC No. 946 2 El Concho Lane 4 • • - An interior shower addition, which lies outside of the structural roofline (building footprint - building shell). The shower is kite shaped and roughly 6' X 4' equaling 24 square feet - A raised deck off the living room along with 4 - 36 inch wide steps from the deck to the Northerly side yard. These steps would allow egress from the living room and the proposed raised deck. - Also proposed is the resurfacing of the existing paved driveway with a stamped concrete. One issue of concern is that the existing driveway has two curb cuts/entrances, which the owners wish to maintain, yet the newer Planning Code does not permit such drive -through driveways. - Also a License Agreement is being requested for the future location of the 450 square foot stable and 550 square foot corral requirement. Due to topographical reasons, there is no realistic space for the future equine requirements, within the setback requirements. The only option available, that is flat enough and that would have vehicular access, is situated in the South East corner of the lot, where the corral and stable would rest in the front yard setback and 10 feet into the side yard setback (not resting upon the easement). After a discussion with the Planning Staff, it was concluded that a License Agreement would be a more rational choice over requesting a Variance. Regardless of the Planning Commission's decision, it must be realized that this lot is handicapped, when it comes to the equine location requirements; and will most likely never have the possibility of maintaining any horses in the future. The proposed project is compatible with respect to the residential use and architectural style within the General Plan, but not the current zoning codes. Code inconsistencies exist due to the structure having been built under older Planning Codes, such as a 30- foot front yard setback in lie of a 50-foot front yard setback. This inconsistency exists within many other older homes along El Concho Lane and Georgeff Road in the immediate neighborhood. The proposed project preserves the existing contours of the topography. NO grading is proposed. This is achieved by keeping the remodel and addition within the existing building footprint. The requested entry/porte cochere fills a void created by the angulations of the existing home and provides symmetry without disturbing any contours of the existing grade, since it will all be located adjacent to the existing driveway. All existing trees are to remain, along with enhanced planted vegetation in existing planters. Special care will be used in maintaining the native vegetation of the hillside along the westerly canyon. Site drainage is to remain as it has been for the past 50+ years without any signs of erosion. The proposed project does NOT involve any site grading. All existing contours of the property are to remain. The only soil removal requires is that underneath newly placed pad foundations and the foundations for the 24 square foot shower addition. All spoils will be distributed underneath the large under floor space of the home minimizing labor shall not require the export of unwanted fill soil. The approximate amount of cut ZC No. 946 2 El Concho Lane 5 • • for the foundation is 3 cubic yards. Foundation depths will be determined on an individual basis due to soil and bedrock conditions, once exposed. The proposed development preserves the entire westerly sloping hillside with native landscaping which provides the appearance of the high chaparral, rural character of the neighborhood. The sparsely vegetated and dying or overgrown front yard landscaping will be replaced and integrated with more luscious and colorful vegetation that will provide a visual barrier between the private street and driveway and the residence behind it. All trees are to remain and all existing natural drainage is also to remain. The proposed development does not maximize the lot coverage potential. Most of the remodeling and addition will be done within the confinement of the existing structural shell. Proposed 24 square foot share addition to the external shell and the construction of a raised deck above grade next to the living room. Otherwise, the natural existing state of the lot remains untouched. The proposed development is to be primarily constructed within the confines of the existing shell. Therefore the size, scale and mass of the structure is already existing and readily visible. The addition of the entry porte cochere will add balance, symmetry and harmony to the front facade of the residence. This roof structure shall be placed beyond the old 30-foot front yard setback requirement and will maintain the same lower roof height of the existing garage and roof slope. The proposed development is smaller in scale and size than most of the surrounding neighborhood, and this is achieved by enclosing the interior patio, thus maintaining present mass, size and proportioning. The proposed development, deck and stairs do encroach along the northerly setback line for 12 inches in order to provide egress from the raised deck and living room. The existing setbacks are similar to those of the neighboring properties. The proposed development is sensitive to vehicular and pedestrian circulation by maintaining the existing 2 curb cuts. This feature would allow of the convenience of temporary parking in froth of the entry for guests along with the unloading of goods and at the same time allow egress from the existing 3-car garage for members of the household. The present large trees, which are to remain, will provide shade and a visual barrier along with landscaping from the private street. The proposed development is mostly within the confines of the existing residence/shell. There are no significant newly created impacts by this proposed addition/remodel to the local fauna, animals and other environmental conditions. Mitigation measures will be taken to encourage more vegetation, thereby providing shelter for the local animals. All site drainage will remain as is, which shows no signs of erosion after 50+ years. The existing large evergreen trees will provide shade upon the driveway mitigating the amount of heat and glare reflecting off the hardscape and maintaining an annual supply of fresh air, which deciduous trees do not offer". Variances - ZC No. 946 2 El Concho Lane • . "Exceptional and extraordinary circumstances apply to this lot topographically. By this, it is not meant that the lot is extremely steep, but that the present topography does not truly allow for any additions beyond the existing building footprint. Most of the proposed remodel/addition is being constructed in the zone between the grandfathered 30-foot front yard setback and in newer code requirement of a 50-foot front yard setback. Due to previously mentioned topographical issues, the only true means of upgrading the 50+ year old house, is to take advantage of the open air interior patio space, and make it a habitable floor area, which lies mostly within the "20 foot wide zone" between the two varying front yard setbacks. Surrounding residences do not have the hardship of a very limited size of a graded building pad area and would have the potential to expand beyond the existing building footprint, which this lot does not have the luxury of. Many homeowners along El Concho Lane and Georgeff Road enjoy some type of deck projecting from their living room providing them with a magnificent view of the South Bay and many of the structures also fall under the same dilemma of having their homes constructed within the "20 foot wide zone" of the two different front yard setbacks. The non -granting of this variance would deny the subject property owners similar property rights of the neighbors in the surrounding area. The granting of this variance would not interfere with any neighbors' existing views. Nor does the granting present any material damage to the health, welfare and safety of the public. Most of the addition occurs within the existing footprint. The entrance porte cochere will add harmony and symmetry to the front facade of the structure. The residence has been virtually untouched since its construction in 1964 and has become a slight blight to the neighborhood due to the lack of any type of maintenance and deferred TLC. The granting of this variance will definitely enhance the immediate neighborhood and would also improve property values, which in turn brings more tax revenue to the City of Rolling Hills. If the variance is granted, the project will conform with all portions of the County of Los Angeles hazardous waste management practices, by complying with the County's requirements for recycling, demolition and construction materials. For instance, all concrete and asphalt is to be disposed of at an appropriately allocated site for specify material recycling purposes. The project is also committed to reusing and recycling the existing redwood siding from the existing patio fence, gates, garage doors and walls of the interior patio to create a uniform wood siding wall above a stucco base along the front facade in order to maintain the desired ranch style of architecture that exists in the immediate neighborhood. The granting of this variance would be consistent with the City's General Plan because of most of the remodel/ addition is being done under the existing roofline,, which does not challenge the merits of the General Plan. Since the existing structure has been untouched for the past 50+ years, any improvement to enhance the residence within its existing shell, is consistent with the City's General Plan". ZC No. 946 2 El Concho Lane 7 • • Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. City Council Review When reviewing a resolution of approval for a development application, the City Council must consider whether the proposed project meets the criteria for a Site Plan Review and Variances, as written below. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 1, Section 15301. SITE PLAN REVIEW RA-S- 1 ZONE SETBACKS Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from rear easement line STRUCTURES STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) Residential GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded ZC No. 946 2 El Concho Lane 8 Project Summary EXISTING SINGLE FAMILY RESIDENCE WITH GARAGE. Residence Garage Entryway/Port. Stable Service Yard Raised Deck TOTAL 2,709 sq.ft. 629 sq.ft 0 sq.ft. 0 sq.ft. 80 sq.ft. 0 sq.ft. 9.5% or 3,417 s.f. of the net lot area of 36,153 19.6% or 7,089 s.f. 74% or 3,417 s.f. of pad area of 4,618 s.f. Unknown II PROPOSED OVERALL TOTAL SINGLE FAMILY RESIDENCE WITH GARAGE AND RESIDENTIAL ADDITION Residence Garage Entryway/Port. Stable Service Yard Raised Deck 3,394 sq.ft. 629 sq.ft. 135 sq.ft. 0 sq.ft 80 sq.ft. 190 sq.ft. 3,418 sq.ft + TOTAL 4,428 sq.ft 12.2% or 4,427 s.f. of the net lot area of 36,153 21.1% or 7,632 s.f. 95.9% or 4,429 s.f. of the pad area of 4,618 s.f. None 29.6% or 10,685 s.f. of the net lot area of 36,153 29.6% or 10,685 s.f. of the net lot area of 36,153 slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SO.FT. & 550 SOFT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS None N/A Existing driveway approach N/A N/A Requesting a waiver Requesting a waiver Existing driveway approach Planning Commission review Planning Commission review SITE PLAN REVIEW CRITERIA 11.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the, health, safety and welfare of the citizens of Rolling Hills. 11.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 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. 946 2 El Concho Lane 9 • • CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. SOURCE: City of Rolling Hills Zoning Ordinance ZC No. 946 2 El Concho Lane 10 • • RESOLUTION NO. 2018-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW AND VARIANCES TO ALLOW A RESIDENTIAL ADDITION, A NEW PORTE COCHERE AND NEW ABOVE GRADE DECK TO ENCROACH INTO SETBACKS, AND WAIVE THE REQUIREMENT FOR STABLE AND CORRAL SET ASIDE AREA IN ZONING CASE NO. 946 AT 2 EL CONCHO LANE, LOT 7-GF, (RICK BOOS/CLINT PATTERSON). 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 the property owners Clint Patterson and Rick Boos with respect to real property located at 2 El Concho Lane, Rolling Hills (Lot 7-GF) requesting a Site Plan Review for construction of a raised 190 square foot deck located in the rear of the residence, which is proposed to be 24-30 inches above grade and Variances allowing construction of the following: the raised deck to encroach 8 square feet into the side yard setback; the 685 square foot residential addition to the existing residence to encroach 15 feet into the front yard setback; the addition of a new porte cochere (290 s.f. roof area, 135 s.f. supporting structure area) located at a changed entry point to the residence to encroach 12 feet into the front yard setback; and waiver of the requirement for a stable and corral set aside area. The applicant also applied for other miscellaneous improvements. Section 2. The Planning Commission conducted a duly noticed public hearing on August 21, 2018 at its regular evening meeting. On September 25, 2018, the Planning Commission conducted a duly noticed public hearing by viewing the project in the field by opening the hearing to enable brief public testimony and continuing the meeting to the evening meeting of the Planning, Commission on that same date. At the September 25, 2018 evening meeting, the Planning Commission provided direction to staff to prepare a resolution of approval for the proposed project. Neighbors within a 1,000-foot radius were notified of the public hearings and a notice was published in the Peninsula News on August 9, 2018 and September 13, 2018. The applicants and their agents were notified of the public hearings and the applicants and agents were in attendance at the hearings. Evidence was heard and presented from all persons interested in affecting said proposal, and from members of the City staff. At the field trip several neighbors were present, but there were no objections .to the proposed project. Rather, one resident provided to City staff a recommendation of support for the project. Section3. The property is zoned RAS-1 and the gross lot area is 1.05 acres. The net lot area is 0.83 acres or 36,153 square feet, which is considered legal Resolution No. 2018-14 1 • • nonconforming. The existing property is currently improved with an existing 2,709 square foot house with a 629 square foot garage and a circular driveway. Section 4. The Planning Commission finds that the project is exempt from the California Environmental Quality Action (CEQA) pursuant to Class 1, Section 15301 of the CEQA guidelines. Section 5. Site Plan Review. Section 17.46.020(A)(1) of the Rolling Hills Municipal Code permits approval for construction of any new building or structure such as a raised deck under Site Plan Review. The Planning Commission must consider applications for Site Plan Review and may, with such conditions as are deemed necessary, approve a project which complies with the required findings under RHMC Chapter 17.46. With respect to the requests for Site Plan Review, the Planning Commission finds as follows: A. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance. The proposed raised deck is consistent with the General Plan because it supports the residential use. It is a deck attached to a residence and a typical element included in the architecture used for residential uses in the City. The proposed raised deck is compatible with the existing land uses as it reinforces the residential character of the neighborhood and is largely unseen from the roadway easement as it is located primarily behind the residence. B. The project substantially preserves the natural and undeveloped state of the lot minimizing building coverage. The proposed raised deck substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. The raised deck is open and not an enclosed structure. The raised deck will not cause the property to exceed the permitted lot coverages of the buildable area and does not require any grading. Because the deck is raised it eliminates the need for additional grading on the lot, in case the applicants would like to have a larger usable flat area in the rear. The property is largely unimproved slope and will remain in this condition. C. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences. The raised deck is harmonious in scale and mass with the site. The raised deck is consistent with the scale of the neighborhood when compared to other residences in the vicinity of said lot. The raised deck takes into consideration the visibility from the roadway easement. A small portion of the new raised deck in the side setback is visible from the roadway easement and will be located under the existing roofline. The deck size is only 6% of the size of the improved residence so the scale is harmonious with the mass of the house, the site, the natural terrain, and surrounding residences. D. 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). Resolution No. 2018-14 • • There is no grading required for the new raised deck. The new raised deck is attached to the residence and new landscaping will be planted to the rear of the deck. The area under the deck will remain permeable assisting with natural drainage. Even though a raised deck is being added to the property, drainage courses on the property will not be affected. E. The grading on the property has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area. No grading is proposed for this is project. F. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course. No grading is proposed for this project. G. 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. There will be no changes to the property as it relates to native vegetation and mature trees. Vegetation will be planted adjacent to the building to help screen the raised deck. H. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles. The raised deck will not cause any changes to the existing driveway apron. There is ample parking in the garage and there is parking for guests on site. I. The project conforms to the requirements of CEQA; as previously stated, the project is exempt from CEQA, Class 1, Section 15301 of the CEQA guidelines. Section 6. Variances. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of Variances granting relief from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity or zone. Variances from the requirements of Section 17.16.120 (structures cannot be located in the side yard setback), Section 17.16.110 (structures cannot be located in the front setback), and Section 17.16.170 (stable and corral site required) of the Zoning Ordinance is required.. With respect to the aforementioned request for variances, the Planning Commission finds as follows: A. There are exceptional or extraordinary circumstances and conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone. Resolution No. 2018-14 3 • • The natural slope of the subject property, the location of the building pad, the existence of a blue line stream that traverses the property in the rear, and the shape of the lot constrain development. The building pad was created towards the front of the lot when the original house was constructed, and any addition would require a variance. The building pad is small and the descending slope in the rear starts within only 10-12 feet of the residence, not allowing for a reasonably sized back yard. As a result, the 190 square foot raised deck is on the side of the residence under the eaves and it encroaches 8 square feet into the side yard setback. The raised deck is hardly distinguishable from the residence when looking at the structure from the side. At the time the residence was originally constructed the front yard setback requirement was 30 feet to the roadway easement. In 1981 the code changed to require a 50-foot front yard setback. Therefore, any work done on the front portion of the residence will be located in the front setback area and requires a variance. The majority of the existing house is already located within the 50' required front yard setback, as it was constructed to meet the previously required 30' front yard setback. As a result, the 685 residential addition encroaches 15 feet into the front yard setback and the new porte cochere encroaches 12 feet into the front yard setback. The contingency for a stable and corral set aside area was in the front yard setback. If the applicants had built a stable and corral in that area, they would also have required a variance. If it were constructed in the front yard setback it would have been located in close proximity to the roadway easement and neighboring residence. This option could have disturbed other residents. Neighbors who attended a field trip hearing to the property were not in favor of locating equestrian uses in the front yard setback. The size, topography, the presence of a blue line stream in the rear of the property and configuration of the lot do not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. B. The variances are necessary for the preservation and enjoyment of a substantial property rights possessed by other properties in the same vicinity and zone but which is denied to the property in question. The variance to allow the addition to .the residence and new porte cochere in the front yard setback is necessary to the preservation of the Applicant's property right since portions of the house are already located in the front yard setback due to a legal nonconforming condition. The ability to remodel and enhance the entry is an amenity enjoyed by most property owners in the City. The residential addition is located within Resolution No. 2018-14 4 • • the setback area because it is construction being conducted within the original home footprint, which was built when the setback requirement was different. The small building pad on the property prevents any additions from being placed in the rear. Therefore the raised deck has to be located toward the side of the property to provide the Applicant with enjoyment of the outside. The raised deck slightly encroaches into the side yard setback to provide this amenity enjoyed by other residences. Other than placement of the stable and corral set aside area being in the front yard area, the applicants Looked into possible placement toward the rear of the property. Access, due to steep topography, would have required extensive grading and the proximity to the blue line stream would make it impossible to access the stable from the adjacent bridal trail. Other properties that have development constraints were granted variance for stable and corral set aside. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or, construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. C. The granting of the variances would not be materially detrimental to the public welfare or injurious to the properties or improvements in such vicinity. The residential addition and new porte cochere in the front yard setback will not be detrimental to the public welfare or injurious to the properties or improvements in the vicinity because the condition of the residence would be improved by the addition and porte cochere. The encroachments into the front yard setback are slight and do not make access to and from the property more difficult or dangerous. It will not negatively affect drainage or traffic circulation to and from the property. The 8 square foot encroachment of the raised deck into the side yard setback will not be detrimental to the public welfare or injurious to the properties or improvements in the vicinity because the deck is very small, located in the rear of the residence and not visible from other properties in vicinity and only minimally visible from the street. The variance from the stable and corral set aside will not be detrimental to the public, on the contrary, it will be beneficial to the public welfare and other properties because by not constructing a stable and corral, there will be no grading on the lot, if the uses were to be placed in the rear, or the other option would be to place the uses on the corner of the property in the front setback, close to the road and to a neighboring property. D. In granting the variances, the spirit and intent of the Zoning Ordinance will be observed. Resolution No. 2018-14 5 • • The residential addition and porte cochere in the front yard setback, although require a variance are allowed structures in the Zoning Ordinance. They will make the property more cohesive with the rural character of the neighborhood. The design of the improvements is orderly and attractive. The addition and porte cochere enhances the aesthetic nature of the home and are in concert with other properties in the City. The 8 square foot raised deck encroachment in the side yard setback will be within the spirit and intent of the Zoning Ordinance because it will provide the Applicant with space on the property to enjoy the outdoors despite the topography of the lot. The encroachment is minimal and will not affect the rural character of the community. The design of the improvement is orderly and attractive. The waiver to the stable and corral set aside area meets the intent of the Zoning Ordinance as it will prevent extensive grading and disturbance on the property. It will also preserve the environmentally sensitive nature of the site by protecting the blue line stream from any construction. The size, topography, the presence of a blue line stream in the rear of the property and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. E. The variances will not grant special privilege to the applicant. The addition to the residence and new porte cochere is restoring the condition of the property. Additionally, many properties in the area were constructed prior to 1981, when the front yard setback requirements changed from 30 feet to 50 feet and, therefore also encroach into the currently required 50-foot front yard setback. The size of the addition is smaller than or similar to other remodeled and new residences in the area. The raised deck in the side yard setback will allow the Applicant to enjoy the outside of the property despite the steep topography in the rear. Due to that topography, the raised deck must be located toward the side of the property and encroaches into the side yard setback. The waiver of the stable and corral set aside area in this case will not grant special privilege to the applicant. There are several properties in the City that do not lend themselves to construction of a stable and corral, and if they were forced to either set aside an area or construct such equestrian facilities it would requirelarge grading quantities and large disturbance of the lot. This would not meet the goal of the General Plan, which is to maintain to the maximum extent feasible the natural terrain of the lots. The size, topography, the presence of a blue line stream in the rear of the property and configuration of the lot does not support the construction of a stable and corral. By Resolution No. 2018-14 6 • • granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. F. The variances are consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities. The project site is not listed on the current State of California Hazardous Waste and Substances Sites List. It will not affect any existing hazardous waste management facilities. G. The variances are consistent with the General Plan of the City of Rolling Hills. The project is in line with the General Plan's requirement of low profile, low - density residential development with sufficient open space between surrounding structures. The addition to the residence, the porte cochere, and the raised deck do not raise the height of the structure and do not increase density. Even though the residence and the porte cochere improvements encroach into the front yard setback, there is still sufficient space in the setback to buffer the property's residential use from other neighboring residences. Further, even though the raised deck encroaches into the side yard setback, there is still sufficient space in the setback to buffer the property's residential use from other neighboring residences. These improvements will also allow the property owner to make greater use of the residence despite its topography and construction pursuant to an older code. Finally, even though the stable and corral set aside requirement is being waived, it is in line with the City's General Plan's goal to maintain to maximum extend feasible the natural terrain of the lots. The size, topography, the presence of a blue line stream in the rear of the property and configuration of the lot does not support the construction of a stable and corral. By granting this variance, the current or future property owners are not precluded from applying for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. The property owner is merely relieved from the obligation to identify and set aside an area for a stable and corral. Section 7., Based upon the foregoing findings, and the evidence in the record, the Planning Commission hereby approves Applicant's requests in Zoning Case No. 946 for Site Plan Review for a raised deck of 9 linear feet from the house, 190 square feet total located in the rear of the residence, which is proposed to be 24-30 inches above grade and Variances allowing construction of a 685 square foot residential addition to the existing residence which will encroach 15 feet into the front yard setback, addition of a new porte cochere (290 s.f. rood area, 135 s.f. supporting structure area) located at a changed entry point to the residence and will encroach 12 feet into the front yard Resolution No. 2018-14 7 • • setback, to encroach with an 8 square foot portion of the raised deck into the side yard setback, and waiving the requirement for a stable and corral set aside area, subject to the following conditions: A. This approval shall expire within two years from the effective date of approval unless the approval granted is otherwise extended pursuant to the requirements of RHMC Sections 17.46.080 and 17.38.070. B. If any condition of this resolution is violated, the entitlement granted by this resolution shall be suspended and the privileges granted hereunder shall lapse and upon receipt of written notice from the City, all construction work being performed, if any, on the subject property shall immediately cease, other than work determined by the City Manager or his/her designee required to cure the violation. The stop work order will be lifted once the Applicant cures the violation to the satisfaction of the City Manager or his/her designee. In the event that the Applicant disputes the City Manager or his/her designee's determination that a violation exists or disputes how the violation must be cured, the Applicant may request a hearing before the City Council. The hearing shall be scheduled at the next regular meeting of the City Council for which the agenda has not yet been posted, the Applicant shall be provided written notice of the hearing. The stop work order shall remain in effect during the pendency of the hearing. The City Council shall make a determination as to whether a violation of this Resolution has occurred. If the Council determines that a violation has not occurred or has been cured by the time of the hearing, the Council will lift the stop work order. If the Council determines that a violation has occurred and has not yet been cured, the Council shall provide the Applicant with a deadline to cure the violation; no construction work shall be performed on the property until and unless the violation is cured by the deadline, other than work designated by the Council to accomplish the cure. If the violation is not cured by the deadline, the Council may either extend the deadline at the Applicant's request or schedule a hearing for the revocation of the entitlements granted by this Resolution pursuant to Chapter 17.58 of the RHMC. C. All requirements of the Building and Construction Ordinance, the Zoning Ordinance, and of the zone in which the subject property is located must be complied with unless otherwise set forth in this permit, or shown otherwise on an approved plan. Construction fencing may be required. D. The lot shall be developed and maintained in substantial conformance with the site plan on file received on October 11, 2018 except as otherwise provided in these conditions. The working drawings submitted to the Department of Building and Safety for plan check review shall conform to the approved development plan. All conditions of the Site Plan Review and Variance approvals shall be incorporated into the building permit working drawings, and where applicable complied with prior to issuance of a grading or building permit from the building department. The conditions Resolution No. 2018-14 8 • • of approval of this Resolution shall be printed onto building plans submitted to the Building Department for review and shall be kept on site at all times. Any modifications and/or changes to the approved project, including resulting from field conditions, shall be discussed and approved by staff prior to implementing the changes. E. Prior to submittal of final working drawings to Building and Safety Department for issuance of 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. A 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. Structural lot coverage of the lot shall not exceed 4,427 square feet or 12.2% of the net lot area, in conformance with lot coverage limitations (20% maximum). The structural coverage on the building pad shall not exceed 4,429 square feet or 95.9%. The total lot coverage proposed, including structures and flatwork, shall not exceed 7,632 square feet or 21.1%, of the net lot area, in conformance with lot coverage limitations (35% max). H. There will be no grading for the project. The disturbed area of the lot, shall not exceed 29.6%. I. A minimum of five-foot level path and/or walkway, which does not have to be paved, shall be provided around the entire perimeter of all structures, or as otherwise required by the Fire Department. J. The property shall be granted relief from the stable and corral set aside area and the requirements of Section 17.16.170 shall be waived. However, granting the Variance so as to relieve the property owner from the obligation to identify and set aside an area for a stable and corral does not preclude the current or future property owners from applying to the City for approval to construct a stable and corral at a future date if a suitable location or construction plan is later identified. Resolution No. 2018-14 9 • • K. The finished roof height of the proposed improvements shall not exceed the height of the existing highest ridgeline, as indicated on the plans on file with the City stamp dated 10/11/18. L. The applicant shall enhance the existing landscaping on the property to adequately screen the raised deck from neighboring properties to the satisfaction of City staff and the Fire Department. Any new trees or shrubs, if planted, shall not at any time during growth be higher than the ridgeline of the residence M. The applicant shall comply with all requirements of the Lighting Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on said property, roofing and material requirements of properties in the Very High Fire Hazard Severity Zone. N. All utility lines to the residence shall be placed underground, subject to all applicable standards and requirements. O. A drainage plan, if required by the Building Department, shall be prepared and approved by City Staff prior to issuance of a construction permit. Such plan shall be subject to LA County Code requirements. P. If applicable, the new landscaping shall be subject to the requirements of the City's Water Efficient Landscape Ordinance (Chapter 13.18of the RHMC). Q. The setback lines and roadway easement lines in the vicinity of the construction for this project shall remain marked throughout the construction. The silhouette (story poles) shall be taken down and removed from the property immediately upon completion of the review process of the project. R. .Any construction facility, such as a construction fence, trailer/office or portable toilet must be authorized by City staff with such authorization being revoked at any point deemed necessary by City staff and such facilities to a maximum extent practicable, shall be located in a manner not visible from the street, except for a construction fence, and be in a location satisfactory to City staff. • S. Minimum of 65% of any construction materialsmust be recycled or diverted from landfills. The hauler of the materials shall obtain City's Construction and Demolition permits for waste hauling prior to start of work and provide proper documentation to the City. T. During construction, conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors shall be required. Resolution No. 2018-14 10 • • U. 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, when construction and mechanical equipment noise is permitted, so as not to interfere with the quiet residential environment of the City of Rolling Hills. V. The contractor shall not use tools that could produce a spark, including for clearing and grubbing, during red flag warning conditions. Weather conditions can be found at: http://www.wrh.noaa.gov/1ox/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. Should a red flag warning be declared and if work is to be conducted on the property, the contractor shall have readily available fire distinguisher. W. The property owners shall be required to conform with the Regional Water Quality Control Board and County Public Works Department Best Management Practices (BMP's) requirements related to solid waste, drainage and storm water drainage facilities management. Further the property owners shall be required to conform to the County Health Department requirements for a septic system. X. Prior to finalizing the project an "as constructed" set of plans and certifications, including certifications of ridgelines of the structure, shall be provided to the Planning Department and the Building Department to ascertain that the completed project is in compliance with the approved plans. In addition, any modifications made to the project during construction, shall be depicted on the "as built" plan. Y. Construction vehicles or equipment, employees vehicles, delivery trucks shall not impede any traffic lanes to the maximum extend practical; and if necessary to block traffic in order to aid in the construction, no more than a single lane may be blocked for a short period of time and flagmen utilized on both sides of the impeded area to direct traffic. Z. The applicant must screen the proposed deck by maintaining adequate landscaping to screen it from El Concho Lane and any new trees or shrubs, shall not at any time during growth be higher than the ridgeline of the existing ridgeline of the residence. AA. The applicant shall execute an Affidavit of Acceptance of all conditions of this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The affidavit shall be recorded together with the resolution. Resolution No. 2018-14 11 • • PASSED, APPROVED AND ADOPTED THIS 23RD DAYOFOCTOBER 2018. BRAD CHELF, CHAIRMAN ATTEST: 7vA YVETTE HALL, CITY CLERK Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. Resolution No. 2018-14 12 • • STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) ) §§ I certify that the foregoing Resolution No. 2018-14 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL FOR A SITE PLAN REVIEW AND VARIANCES TO ALLOW A RESIDENTIAL ADDITION, A NEW PORTE COCHERE AND NEW ABOVE GRADE DECK TO ENCROACH INTO SETBACKS, AND WAIVE THE REQUIREMENT FOR STABLE AND CORRAL SET ASIDE AREA IN ZONING CASE NO. 946 AT 2 EL CONCHO LANE, LOT 7-GF, (RICK BOOS/CLINT PAl"1'ERSON). was approved and adopted at a regular meeting of the Planning Commission on October 23, 2018 by the following roll call vote: AYES: CARDENAS, SEABURN, AND CHAIR CHELF. NOES: NONE. ABSENT: COOLEY AND KIRKPATRICK. ABSTAIN: NONE. and in compliance with the laws of California was posted at the following: Administrative Offices. YVETTE HALL, CITY CLERK Resolution No. 2018-14 13 • Gas ^b Rote&49 qeeed INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 8A Mtg. Date: 08-21-18 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JULIA STEWART, ACTING PLANNING DIRECTOR JOHN F. SIGNO, CONTRACT PLANNER APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 946 2 EL CONCHO LANE (LOT 7-GF) RAS-1, 1.05 ACRES (GROSS) CLINT PATTERSON RAYMOND MEDAK, ARCHITECT AUGUST 9, 2018 PROTECT DESCRIPTION AND BACKGROUND The Project The applicant is proposing a residential addition and remodel, a new porte-cochere and entry, an extension to an existing outdoor deck to the rear of the residence, various other site improvements, and a waiver to the stable and corral set aside requirement. No grading is proposed for the project. Site Plan Review The applicant is requesting a Site Plan Review to construct a 685 square foot residential addition, remodel the 2,708 square foot existing residence, add a new porte cochere at a changed entry point to the residence, and enlarge a deck which will result in a raised portion of up to 21/2 feet above finished grade. Variance The applicant is requesting three Variances: 1) allowing the extension of a raised deck to have a small portion in the side setback; 2) encroaching into the front yard setback by enclosing a patio/atrium area and constructing a new porte cochere; and 3) waiving the ZC NO. 946 2 El Concho Lane 1/9 1 • • requirement for a stable and corral set aside area with the option of placing it in the front yard setback and area (which would also require a variance). Demolition No demolition is proposed beyond that which is needed for the construction of the residential and deck additions. Zoning and Land Size The property is zoned RAS-1 and the lot area is 1.05 gross acres. 0.09 acres is the roadway easement. The net lot area of the lot is 37,254 square feet or 0.86 acres. The lot is located near the intersection of Georgeff Road and El Concho Lane. Driveway and Motor Court The applicants have an existing legal non -conforming circular driveway and do not propose any changes to the layout pattern or driveway aprons. Past Property Approval Previously approved improvements on the property include a residence and attached garage with a deck to the rear of the house. MUNICIPAL CODE COMPLIANCE Grading No grading is proposed for the project. Disturbance The existing disturbance of the lot is estimated to be 16,927.7 square feet or 45.4%. The project is proposed to be constructed entirely within the previously disturbed area, therefore no waiver is required. However, should a waiver be granted to waive the stable/coral requirement, the disturbance of the lot will be less. Height The finished height of the highest existing residence ridgeline is to remain at 17 feet 5 5/8 inches. Drainage There will be no change to the existing drainage plan which allows for slope infiltration. However, the proposed project is subject to Los Angeles County review for any additional drainage requirements. Lot Coverage The existing structural coverage on the lot is 4,028 square feet or 10.8%. The proposed overall structural net lot coverage is 4,613 square feet or 12.4% (20% max. permitted). The total lot coverage (structural and flatwork) is proposed to be 7,898 square feet or 21.2% (35% max. permitted). ZC No. 946 2 El Concho Lane 2 2/9 The residential building pad is approximately 3,600 square feet, which excludes areas outside of the required 50 foot front yard setback. The total pad structural coverage is proposed to be 4,158 square feet or 115% (30% guideline). The total pad structural coverage is extreme because a large portion of the residence is located in the front yard setback; although the total size of the residence is included in the calculation, the area within the required 50 foot front yard setback is excluded in the size of the residential building pad. Walls No new walls are included in the proposed project. Utility Lines/ Septic Tank All utility lines to the residence shall be placed underground. The existing septic tank is located on the south side of the lot. Any changes to the septic system will be reviewed by the Los Angeles County Public Health department. General Non -conforming Conditions Large portions of the existing residence and attached garage were originally constructed in the front setback area and are legal non -conforming conditions on the property. justification from Applicant Site Plan Review The new owners of the property wish to bring this 1964 home up to today's standards. The existing house was constructed with a 30-foot front yard setback and due to topographical constraints, a sloped building pad was graded approximately 75 feet from the private road. A fair amount of the existing building footprint lies between the 50-foot front yard setback and the 30-foot front yard setback. In this area, most of the proposed remodeling and construction will occur, which includes: - Master bedroom and bath remodel - Addition of 9 skylights throughout the residence - Relocating the main entry of the house along with adding a new entry/porte cochere over a new entry and existing driveway location - The existing layout included an interior patio that is within the structural roofline of the residence (shell), which is proposed to be fully enclosed and conditioned, habitable floor area - An interior shower addition, which lies outside of the structural roofline (building footprint - building shell). The shower is kite shaped and roughly 6' X 4' equaling 24 square feet - A raised deck off the living room along with 4 - 36 inch wide steps from the deck to the Northerly side yard. These steps would allow egress from the living room and the proposed raised deck. ZC No. 946 2 El Concho Lane 3 3/9 • • - Also proposed is the resurfacing of the existing paved driveway with a stamped concrete. One issue of concern is that the existing driveway has two curb cuts/entrance, which the owners wish to maintain, yet the newer Planning Code does not permit such drive -through driveways. - Also a License Agreement is being requested for the future location of the 450 square foot stable and 550 square foot corral requirement. Due to topographical reasons, there is no realistic space for the future equine requirements, within the setback requirements. The only option available, that is flat enough and that would have vehicular access, is situated in the South East corner of the lot, where the corral and stable would rest in the front yard setback and 10 feet into the side yard setback (not resting upon the easement). After a discussion with the Planning Staff, it was concluded that a License Agreement would be a more rational choice over requesting a Variance. Regardless of the Planning Commission's decision, it must be realized that this lot is handicapped, when it comes to the equine location requirements; and will most likely never have the possibility of maintaining any horses in the future. The proposed project is compatible with respect to the residential use and architectural style within the General Plan, but not the current zoning codes. Code inconsistencies exist due to the structure having been built under older Planning Codes, such as a 30- foot front yard setback in lieu of a 50-foot front yard setback. This inconsistency exists within many other older homes along El Concho Lane and Georgeff Road in the immediate neighborhood. The proposed project preserves the existing contours of the topography. NO grading is proposed. This is achieved by keeping the remodel and addition within the existing building footprint. The requested entry/porte cochere fills a void created by the angulations of the existing home and provides symmetry without disturbing any contours of the existing grade, since it will all be located adjacent to the existing driveway. All existing trees are to remain, along with enhanced planted vegetation in existing planters. Special care will be used in maintaining the native vegetation of the hillside along the westerly canyon. Site drainage is to remain as it has been for the past 50+ years without any signs of erosion. The proposed project does NOT involve any site grading. All existing contours of the property are to remain. The only soil removal required is that underneath [the] newly placed pad foundations and the foundations for the 24 square foot shower addition. All spoils will be distributed underneath the large under floor space of the home minimizing labor [and] shall not require the export of unwanted fill soil. The approximate amount of cut for the foundation is [23] cubic yards. Foundation depths will be determined on an individual basis due to soil and bedrock conditions, once exposed. The proposed development preserves the entire westerly sloping hillside with native landscaping which provides the appearance of the high chaparral, rural character of the ZC No. 946 2 El Concho Lane 4 4/9 • • neighborhood. The sparsely vegetated and dying or overgrown front yard landscaping will be replaced and integrated with more luscious and colorful vegetation that will provide a visual barrier between the private street and driveway and the residence behind it. All trees are to remain and all existing natural drainage is also to remain. The proposed development does not maximize the lot coverage potential. Most of the remodeling and addition will be done within the confinement of the existing structural shell. Proposed 24 square foot addition to the external shell and the construction of a raised deck above grade next to the living room. Otherwise, the natural existing state of the lot remains untouched. The proposed development is to be primarily constructed within the confines of the existing shell. Therefore the size, scale and mass of the structure is already existing and readily visible. The addition of the entry porte cochere will add balance, symmetry and harmony to the front facade of the residence. This roof structure shall be placed beyond the old 30-foot front yard setback requirement and will maintain the same lower roof height of the existing garage and roof slope. The proposed development is smaller in scale and size than most of the surrounding neighborhood, and this is achieved by enclosing the interior patio, thus maintaining present mass, size and proportioning. The proposed development, deck and stairs do encroach along the northerly setback line for 12 inches in order to provide egress from the raised deck and living room. The existing setbacks are similar to those of the neighboring properties. The proposed development is sensitive to vehicular and pedestrian circulation by maintaining the existing 2 curb cuts. This feature would allow of the convenience of temporary parking in front of the entry for guests along with the unloading of goods and at the same time allow egress from the existing 3-car garage for members of the household. The present large trees, which are to remain, will provide shade and a visual barrier along with landscaping from the private street. The proposed development is mostly within the confines of the existing residence/shell. There are no significant newly created impacts by this proposed addition/remodel to the local fauna, animals and otherenvironmental conditions. Mitigation measures will be taken to encourage more vegetation, thereby providing shelter for the local animals. All site drainage will remain as is, which shows no signs of erosion after 50+ years. The existing large evergreen trees will provide shade upon the driveway mitigating the amount of heat and glare reflecting off the hardscape and maintaining an annual supply of fresh air, which deciduous trees do not offer". Variances "Exceptional and extraordinary circumstances apply to this lot topographically. By this, it is not meant that the lot is extremely steep, but that the present topography does not truly allow for any additions beyond the existing building footprint. Most of the proposed remodel/addition is being constructed in the zone between the grandfathered 30-foot front yard setback and in newer code requirement of a 50-foot front yard ZC No. 946 2 El Concho Lane 5 5/9 • • setback. Due to previously mentioned topographical issues, the only true means of upgrading the 50+ year old house, is to take advantage of the open air interior patio space, and make it a habitable floor area, which lies mostly within the "20 foot wide zone" between the two varying front yard setbacks. Surrounding residences do not have the hardship of a very limited size of a graded building pad area and would have the potential to expand beyond the existing building footprint, which this lot does not have the luxury of. Many homeowners along El Concho Lane and Georgeff Road enjoy some type of deck projecting from their living room providing them with a magnificent view of the South Bay and many of the structures also fall under the same dilemma of having their homes constructed within the "20 foot wide zone" of the two different front yard setbacks. The non -granting of this variance would deny the subject property owners similar property rights of the neighbors in the surrounding area. The granting of this variance would not interfere with any neighbors' existing views. Nor does the granting present any material damage to the health, welfare and safety of the public. Most of the addition occurs within the existing footprint. The entrance porte cochere will add harmony and symmetry to the front facade of the structure. The residence has been virtually untouched since its construction in 1964 and has become a slight blight to the neighborhood due to the lack of any type of maintenance and deferred TLC. The granting of this variance will definitely enhance the immediate neighborhood and would also improve property values, which in turn brings more tax revenue to the City of Rolling Hills. If the variance is granted, the project will conform with all portions of the County of Los Angeles hazardous waste management practices, by complying with the County's requirements for recycling, demolition and construction materials. For instance, all concrete and asphalt is to be disposed of at an appropriately allocated site for specify material recycling purposes. The project is also committed to reusing and recycling the existing redwood siding from the existing patio fence, gates, garage doors and walls of the interior patio to create a uniform wood siding wall above a stucco base along the front facade in order to maintain the desired ranch style of architecture that exists in the immediate neighborhood. The granting of this variance would be consistent with the City's General Plan because of most of the remodel/addition is being done under the existing roofline, which does not challenge the merits of the General Plan. Since the existing structure has been untouched for the past 50+ years, any improvement to enhance the residence within its existing shell, is consistent with the City's General Plan". Rolling Hills Community Association Review Rolling Hills Community Association will review this project at a later date. ZC No. 946 2 El Concho Lane 6 6/9 • i Planning Commission Responsibilities When reviewing a development application, the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review and Variances, as written below. Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) under Class 1, Section 15301. Project Summary SITE PLAN REVIEW 11 EXISTING I PROPOSED OVERALL TOTAL I RA-S- 1 ZONE SETBACKS SINGLE FAMILY RESIDENCE SINGLE FAMILY RESIDENCE Front: 50 ft. from front easement line WITH GARAGE. WITH GARAGE AND Side: 20 ft. from property line RESIDENTIAL ADDITION Rear: 50 ft. from rear easement line STRUCTURES Residence STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PADS (30% guideline) Residence, pool, other miscl. structures GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq.ft.) must be balanced on site. DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS ZC No. 946 2 El Concho Lane Garage Entryway/Port. Stable TOTAL 10.8% 12.4% 19.1% 21.2% 2,709 sq.ft. Residence 629 sq.ft Garage 0 sq.ft. Entryway/Port. 0 sq.ft. Stable 3,394 sq.ft. 629 sq.ft. 135 sq.ft. 456 sq.ft 3,338 sq.ft TOTAL 4,614 sq.ft 93% residence pad coverage 115% residence pad coverage (this includes the stable set aside) Unknown None 45.4% None N/A Existing driveway approach N/A IN/A 45.4% 450 s.f. future stable set aside; 550 s.f. Pathway from roadway access Existing driveway approach Planning Commission review Planning Commission review 7 7/9 • • SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; 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; ZC No. 946 2 El Concho Lane 8 8/9 • • F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. SOURCE: City of Rolling Hills Zoning Ordinance ZC No. 946 2 El Concho Lane 9 9/9