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497, Construct a 1770 sq ft barn wi, Staff ReportsCi,y ol ie0m4 Jh// • INCORPORATED JANUARY 24, 1957 NO, 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 AGENDA ITEM 7-C MEETING DATE 1/24/94 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 497 Mr. and Mrs. Bernard Howroyd, 7 Maverick Lane (Lot RESOLUTION NO. 725: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK OF AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. The attached resolution memorializes the City Council's concurrance with the Planning Commission's findings regarding the subject case on January 10, 1994. RECOMMENDATION It is recommended that the City Council approve Resolution No. 725. ®Printe)d qn Rr- :yr.k d P,i D RESOLUTION NO. 725 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. THE CITY COUNCIL OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS, FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft, and corral area that requires grading. During the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993 and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission approved the Site Plan Review for a stable and corral on a lower pad pursuant to. Resolution No. 93-27 and denied the Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space pursuant to Resolution No. 93-28 on September 7, 1993. Section 3. The City Council received and filed Planning Commission Resolutions No. 93-27 and 93-28 on September 13, 1993. Section 4. Subsequently, the applicants appealed the denial of the Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space. Section 5. The City Council conducted a duly noticed public hearing to consider the appeal of the Variance on October 25, 1993, November 22, 1993, and January 10, 1994, and at a field trip visit on December 11, 1993. Section 6. Evidence was heard from all persons interested in affecting said proposal, and from members of the City staff and the City Council, having reviewed, analyzed and studied said proposal regarding the Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space. RESOLUTION NO. 725 PAGE 2 Section 7. The City Council finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 8. Section 17.38.010(A) permits approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.120(B)(1) is required to construct a garage addition to the residence in the thirty-five (35) foot side yard setback. The applicant is requesting a garage addition that will encroach up to a maximum of fourteen (14) feet into the side yard setback. The City Council finds: A. There are no exceptional and extraordinary circumstances and conditions applicable to the property and the intended use that apply generally to the other property in'the same vicinity and zone. The Variance is not necessary because the existing house includes a garage which has been illegally converted to residential living space and the building pad coverage for this project on the upper residential pad would be 84.2% which the Commission finds excessive and exceeds the building pad coverage of mos properties in the vicinity so that the proposed expansion is not appropriate for the property. B. This Variance is not necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because approximately two-thirds of the present house encroaches into the front and side yard setbacks and additional encroachments would exacerbate the amount of residential structure within setback areas. C. The granting of this Variance will be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone in which the property is located because the proposed project does not minimize structural coverage on the pad, leaves little open space between property lines and would result in further overdevelopment of the building pad. This would make the proposed garage structure more visually prominent on the building pad than appropriate for the existing development pattern of the City. Section 9. Based upon the foregoing findings, the City Council hereby denies the request for a Variance approval for the construction of a new garage in Zoning Case No. 497. RESOLUTION NO. 725 PAGE 3 PASSED, APPROVED AND ADOPTED THIS 24TH DAY OF JANUARY, 1994. JODY MURDOCK, MAYOR ATTEST: MARILYN KERN,, DEPUTY CITY CLERK The foregoing Resolution No. 725 entitled: A RESOLUTION OF THE omgloemmrOF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. was approved and adopted at a regular meeting of the City Council on January 24, 1994 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Cu• • y o/ R0//4 AGENDA ITEM 7-B HEARING DATE: JANUARY 10, 1994 TO: ATTENTION: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA UNGAR, PRINCIPAL PLANNER ZONING CASE NO. 497 7 MAVERICK LANE (LOT 28-A-SK) RAS-2, 2.91 ACRES MR. AND MRS. BERNARD HOWROYD MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING OCTOBER 16, 1993 AN APPEAL OF A PLANNING COMMISSION DENIED REQUEST FOR A VARIANCE TO CONSTRUCT A GARAGE IN THE SIDE YARD SETBACK IN ZONING CASE NO. 497. BACKGROUND 1. The City Council viewed a staking of the proposed project on December 11, 1993. 2. The Council requested that staff show the setbacks and easements and distance of the existing buildings and their distances to the adjacent property to the west (Brogden). Attached is an enlarged drawing showing that the Howroyd residence is approximately 28 feet from the property line at the front portion of the west side yard and approximately 21 feet from the property line at the rear portion of the west side yard. The wall in the Howroyd's side yard near the rear portion of the west side yard is approximately 3 feet from the rear of the garage and continues 18 feet to the property line. The Brogden house is 15 feet from the property line. The Brogden house encroaches 20 feet into the 35.foot side yard setback and is approximately 43 feet from the Howroyd residence and 37 feet from the brick wall at the Howroyd residence at the front portion of the lot. 3. A Table documenting Planning Commission Action for the 10 existing residences on Maverick Lane is attached. 4. The applicants are appealing a Planning Commission denied request for a Variance to construct a garage addition into the side yard setback as delineated on the attached appeal form. The Planning Commission did approve Site Plan Review for a new stable with loft and corral area in a separate resolution. Pr nted On PP:Ir; Fed PaPFar ZONING CASE NO. 410 PAGE 2 • This action was received and filed by the City Council on September 13, 1993. 5.. The Planning Commission approved attached Resolution No. 93-28 -denying the Variance to construct the garage in the side yard setback on September 7, 1993. 6. The applicants requested Site Plan Review for a 1,294 square foot stable with loft and corral area that requires grading. During the public hearing process, another application was duly filed requesting a Variance to construct a 540 square foot garage that would encroach up to 14 feet into the 35 foot side yard setback on the separate residential building pad. 7. The Planning Commission approved the stable with loft and corral area that requires grading but, denied the Variance for a garage addition in Resolution No. 93-28 for the following reasons: (1) the existing house includes a garage which has been illegally converted to residential living space, (2) the building pad coverage for this project would be 84.2% which the Planning Commission found excessive and exceeds the building pad coverage of most properties in the vicinity, (3) additional encroachments would exacerbate the amount of residential structure within setback areas, and (4) the proposed project does not minimize structural coverage on the pad, leaving little open space between property lines and would result in further overdevelopment of the building pad. 8. The Site Plan Review approving the proposed stable requires that the existing garage which has been converted to residential living space to be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit for the approved stable and corral from the County of Los Angeles. 9. The structural lot coverage approved is 5.9% and the total lot coverage approved is 9.6%. (The proposed structural coverage with the garage denied by the Planning Commission was 6.9% and the total lot coverage proposed was 14.7%). 10. The proposed stable pad coverage is 28% and existing residential pad coverage is 70.5% for a total pad coverage of 54.3%. (The proposed residential pad coverage with the garage denied by the Planning Commission was 84.2% for a total pad coverage -of 63.5%) . RECOMMENDATION It is recommended that the City Council review the proposed plans, open the public hearing, and take public testimony. f`1-=--- 7o' 6 7 • . City0/ Rolling ill INCORPORATED JANUARY 24, 1957 PLANNING COMMISSION ACTION ITEMS IN THE VICINITY OF 7 MAVERICK LANE ZONING CASE NO. 497 REQ. REQ. LOT BLDG. FRONTAGE SIDE FRONT SIZE AREA BETWEEN ADDRESS ZONE SETBACK SETBACK ACRES SQ.FT. SETBACKS ACTION 11 Caballeros RA-S-1 2C' 50' 1.30 3,840 165' (Barr) 4 Maverick L. RA-S-1 20' 50' 1.10 6,392 15E' (Virtue) 6 Maverick L. RA-S-1 20' 50' 1.09 3,028 128' (Salisbury) 8 Maverick L. RA-S-2 (Dessy) 9 Maverick L. RA-S-2 (Cornell). 35' 50' 2.8E 3,364 35' 35' 50' 4.05 3,040 50' 7 Maverick L. RA-S-2 35' 50' 2.91 3,640 100' (Howroyd) 5 Maverick L. 'RA-S-2 35' 50' 2.58 2,617 60' (Brogde :) 3 Maverick L. RA-S-2 35' 50' 2.52 2,855 72' (Makita) NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS. CALIF. 90274 (310) 377•1521 FAX; 13101377.7288 12/8/90 Variances approved to encroach into the front yard 36', no further than existing encroachments which are 14' from road easements within 50' front yard setback, and to encroach 2' into the 20' side yard setback for residential additions. *2/21/92 Building permits obtained. Project almost complete but, no call for final inspection has been made. 12/28/61 Variance approved to encroach 5' into the 20' side yard setback for residential addition. *4/18/62 ?inal Inspection. 4/6/91 Varia.^.ces approved to encroach acaximu of 27' into the 50' front yard setback, and 11' into the 35' side yard setback, and Site Plan Review for infill residential additions and a subterranean garage. *4/6/92 Extension granted for one year. *4/6/93 Variance and Site Plan Review Permits Expired. ZONING CASE NO. 497 PAGE 2 REQ. REQ. LOT BLDG. FRONTAGE SIDE FRONT SIZE AREA BETWEEN ADDRESS ZONE SETBACK SETBACK ACRES SQ.FT. SETBACKS 1 Maverick L. RA-S-2 35' 50' 2.49 3,081. 82' (Hirsaidi) 9 Caballeros RA-S-2 35' 50' 2.26 2,390 (Arman, formerly Siu) Compiled 12/8/93 by L.M.Ongar ACTION 4/7/90 Variance approved to encroach 1' into 35' side yard setback for diagonal 35' retaining wall jointly with 9 Caballeros Road (Siu). *4/7/91 Extension granted for one year. *4/7/92 Variance Permits Expired. 9/19/89 Variance approved to encroach 5' into existing side yard setback, less than existing nonconforming 10' encroachment; and Varian:e denied to encroach 30' into 50' front yard setback. *9/19/90 Variance Permit Expired. 70' 4/7/90 Variance approved to encroach 4' into 35' side yard setback for addition to residence, Variance approved for diagonal 35' retaining wall which encroaches 7' within the side yard setback from the property line jointly with 1 Maverick Lane (Hirsaidi), and Site Plan Review for additions. *4/7/91 Extension granted for one year. *4/7/92 Variance and Site Plan Review Permits Expired. • C'4 0/ Ro tlin • OCT 061993 gg��CITY OF ROLLING Mils s AP REQUEST FOR ISEXL""........_....... _..,_.� JANUARY 24, I431 RTUOUESE 8ENO ROAD ING MILLS, CALIF 90274 (213) 377.1s21 FAX (213) 377.7281) APPLICATION FILE NO. .ON1 e5P511.� 411 PROPERTY ADDRESS: ? }. ve.,44 1- km 04-1-f tNiv f- -I L.LS OWNER: .4 _5E1_611, I hereby request appeal of the decision, of the Planning Commission on the above referenced application(s) for the following reasons: ,/'77 SIGNED ./aziLv DATE: 1 •' . C13 FEE: g 33 •??3 (Two-thirds of original application fee) • • The Howroyd's request for a side yard building setback encroachment should be granted because of exceptional conditions to the property. Maverick Lane is a very unusual road in the city of Rolling Hills in that the properties on the west side of the road are zoned RAS-1 and the properties on the east side, (the Howroyds are on this side), is zoned RAS-2. The more restrictive side yard setbacks the Howroyd's have to respect, (RAS-2 zone), are Tess for their neighbors in the RAS•1 zone, who ironically have wider properties. Therefore, the Howroyd's property is being denied rights possessed by other properties in the same vicinity. It is also interesting to note that many homes built on Maverick Lane currently have encroachments into side yard setbacks. RESOLUTION NO. 93-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft, and corral area that requires grading. During 7the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993, and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission approved the Site Plan Review for a stable and corral on a lower pad pursuant to Resolution No. 93-27. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Section 17.38.010(A) permits approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.120(B)(1) is required to construct a garage addition to the residence in the thirty-five (35) foot side yard setback. The applicant is requesting a garage addition that will encroach up to a maximum of fourteen (14) feet into the side yard setback. The Planning Commission finds: A. There are no exceptional and extraordinary circumstances and conditions applicable to the property and the intended use that apply generally to the other property in the same vicinity and zone. The Variance is not necessary because the existing house includes a garage which has been illegally converted to residential living space and the building pad coverage for this project on the upper residential pad would be 84.2% which the Commission finds excessive and exceeds the building pad coverage of most properties RESOLUTION NO. 93-28 PAGE 2 in the vicinity so that the proposed expansion is not appropriate for the property. B. This Variance is not necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because approximately two-thirds of the present house encroaches into the front and side yard setbacks and additional encroachments would exacerbate the amount of residential structure within setback areas. C. The granting of this Variance will be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone in which the property is located because the proposed project does not minimize structural coverage on the pad, leaves little open space between property lines and would result in further overdevelopment of the building pad. This would make the proposed garage structure more visually prominent on the building pad than appropriate for the existing development pattern of the City. Section 4. Based upon the foregoing findings, the Planning Commission hereby denies the request for a Variance approval for the construction of a new garage in Zoning Case No. 497. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OFSEPTEMBER, 1993. ) &? • 1 <<---r HAIR EVIE HANKI1iS, ACTINd ATTEST: .k MARILYN KE , DEPUTY CITY CLERK The foregoing Resolution No. 93-28 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. RESOLUTION NO. 93-28 PAGE 3 was approved and adopted at an adjourned regular meeting of the Planning Commission on September 7, 1993 by the following roll call vote: AYES: NOES: ABSENT: Commissioners Frost, Raine and Acting Chairman Hankins None Commissioner Lay ABSTAIN: Commissioner Roberts e ol ie0m -AIL INCORPORATED JANUARY 24, 1957 AGENDA ITEM 2-B MEETING DATE 12/11/93 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: tZONING CASE NO. 497 Mr. and Mrs. Bernard Howroyd, 7 Maverick Lane (Lot 28-SK) AN APPEAL OF A PLANNING COMMISSION DENIED REQUEST FOR A VARIANCE TO CONSTRUCT A GARAGE IN THE SIDE YARD SETBACK IN ZONING CASE NO. 497. ZONING & SIZE: RAS-2, 2.91 ACRES PUBLISHED: OCTOBER 16, 1993 BACKGROUND 1 Staff prepared the attached Table showing the zone, required side yard setbacks, required front yard setbacks, lot size acreage, square feet of building area, the frontage between side setbacks, and Planning Commission Action for the 10 existing residences on Maverick Lane. 2. The applicants are appealing a Planning Commission denied request for a Variance to construct a garage in the side yard setback as delineated on the attached appeal form. The Planning Commission did approve Site Plan Review for a new stable with loft and corral area. 3. The Planning Commission approved attached Resolution No. 93-28 on September 7, 1993. 4. The applicants requested Site Plan Review for a 1,294 square foot stable with loft and corral area that requires grading. During the public hearing process, another application was duly filed requesting a Variance to construct a 540 square foot garage that would encroach up to 14 feet into the 35 foot side yard setback on the separate residential building pad. 5. The Planning Commission approved the stable with loft and corral area that requires grading but, denied the Variance for a garage addition in Resolution No. 93-28 for the following reasons: (1) the existing house includes a garage which has been illegally converted to residential living space, (2) the building pad coverage for this project would be 84.2% which the Planning Commission found excessive and exceeds the building pad coverage of most properties in the vicinity, (3) • • ZONING CASE NO. 497 PAGE 2 additional encroachments would exacerbate the amount of residential structure within setback areas, and (4) the proposed project does not minimize structural coverage on the pad, leaving little open space between property lines and would result in further overdevelopment of the building pad. 6. The Site Plan Review approving the proposed stable requires that the existing garage which has been converted to residential living space to be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit for the approved stable and corral from the County of Los Angeles. 7. The structural lot coverage approved is 5.9% and the total lot coverage approved is 9.6%. (The proposed structural coverage with the garage denied by the Planning Commission was 6.9% and the total lot coverage proposed was 14.7%). 8. The proposed stable pad coverage is 28% and existing residential pad coverage is 70.5% for a total pad coverage of 54.3%. (The proposed residential pad coverage with the garage denied by the Planning Commission was 84.2% for a total pad coverage of 63.5%). RECOMMENDATION It is recommended that the City Council review the proposed plans, open the public hearing, and take public testimony. ofielinv • PLANNING COMMISSION ACTION ITEMS IN THE VICINITY OF 7 MAVERICK LANE ZONING CASE NO. 497 REQ. REQ. LOT BLDG. FRONTAGE SIDE FRONT SIZE AREA BETWEEN ADDRESS ZONE SETBACK SETBACK ACRES SQ.FT. SETBACKS ACTION INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377.7288 11 Caballeros RA-S-1 20' 50' 1.30 3,840 165' (Barr) 4 Maverick L. RA-S-1 20' 50' 1.10 6,392 156' (Virtue) 6 Maverick L. RA-S-1 20' 50' 1.09 3,028 128' 12/8/90 Variances approved to encroach into the (Salisbury) front yard 36', no further than existing encroachments which are 14' from road. easements within 50' front yard setback, and to encroach 2' into the 20' side yard setback for residential additions. *2/21/92 Building permits obtained. Project almost complete but, no call for final inspection has been made. 12/28/61 Variance approved to encroach 5' into the 20' side yard setback for residential addition. *4/18/62 Final Inspection. 8 Maverick L. RA-S-2 35' 50' 2.86 3,364 35' (Dessy) 9 Maverick L. RA-S-2 35' 50' 4.05 3,040 50' (Cornell) 7 Maverick L. RA-S-2 35' 50' 2.91 3,640 100' 4/6/91 Variances approved to encroach arnaxi^num (Howroyd) of 27' into the 50' front yard setback, and 11' into the 35' side yard setback, and Site Plan Review for infill residential additions and a subterranean garage. *4/6/92 Extension granted for one year. *4/6/93 Variance and Site Plan Review Permits Expired. 5 Maverick L. RA-S-2 35' 50' 2.58 2,617 60' (Brogden) 3 Maverick L. RA-S-2 35' 50' 2.52 2,855 72' (Makita) ZONING CASE NO. 497 PAGE 2 ADDRESS REQ. REQ. LOT BLDG. FRONTAGE SIDE FRONT SIZE AREA BETWEEN ZONE SETBACK SETBACK ACRES SQ.FT. SETBACKS 1 Maverick L. RA-S-2 35' 50' 2.49 3,081 (Mirsaidi) 9. Caballeros RA-S-2 35' 50' 2.26 2,390 (Arman, formerly Siu) Compiled 12/8/93 by L.M.Ungar ACTION 82' 4/7/90 Variance approved to encroach 1' 35' side yard setback for diagonal retaining wall jointly with 9 Caballeros (Siu). *4/7/91 Extension granted for one year. *4/7/92 Variance Permits Expired. into 35' Road 9/19/89 Variance approved to encroach 5' into existing side yard setback, less than existing nonconforming 10' encroachment; and Variance denied to encroach 30' into 50' front yard setback. *9/19/90 Variance Permit Expired. 70' 4/7/90 Variance approved to encroach 4' into 35' side yard setback for addition to residence, Variance approved for diagonal 35' retaining wall which encroaches 7' within the side yard setback from the property line jointly with 1 Maverick Lane (Mirsaidi), and Site Plan Review for additions. *4/7/91 Extension granted for one year. *4/7/92 Variance and Site Plan Review Permits Expired. eit1 0/ Rollin JANUARY 24, 1937 RTUGUESE BEND ROAD OCT 0 6 1993 LNG MILLS, CALIF 90274 (213) 377.1521 FAX (213) 377.7288 CITY OF ROLLING HILLS Byy REQUEST FOR APPAL............-.......--•_._... APPLICATION FILE NO. /-0141W, c%Aa 411 1(f tkli cox, 1 t4 sive `(ii.•D PROPERTY ADDRESS: 7 {.tt/VALc-.K.� 1+11.LS OWNER: _AA • 4 (3eg.kvin, I hereby request appeal of the decision of the Planning Commission on the above referenced application(s) for the following reasons: SIGNED DATE: I .21. 113 FEE: ¢ 33.123 (Two-thirds of original application fee) • The Howroyd's request for a side yard building setback encroachment should be granted because of exceptional conditions to the property. Maverick Lane is a very unusual road in the city of Rolling Hills in that the properties on the west side of the road are zoned RAS-1 and the properties on the east side, (the Howroyds are on this side), is zoned RAS-2. The more restrictive side yard setbacks the Howroyd's have to respect, (RAS-2 zone), are less for their neighbors in the RAS-1 zone, who ironically have wider properties. Therefore, the Howroyd's property is being denied rights possessed by other properties in the same vicinity. It is also interesting to note that many homes built on Maverick Lane currently have encroachments into side yard setbacks. RESOLUTION NO. 93-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft, and corral area that requires grading. During the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993, and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission approved the Site Plan Review for a stable and corral on a lower pad pursuant to Resolution No. 93-27. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Section 17.38.010(A) permits approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.120(B)(1) is required to construct a garage addition to the residence in the thirty-five (35) foot side yard setback. The applicant is requesting a garage addition that will encroach up to a maximum of fourteen (14) feet into the side yard setback. The Planning Commission finds: A. There are no exceptional and extraordinary circumstances and conditions applicable to the property and the intended use that apply generally to the other property in the same vicinity and zone. The Variance is not necessary because the existing house includes a garage which has been illegally converted to residential living space and the building pad coverage for this project on the upper residential pad would be 84.2% which the Commission finds excessive and exceeds the building pad coverage of most properties • • RESOLUTION NO. 93-28 PAGE 2 in the vicinity so that the proposed expansion is not appropriate for the property. B. This Variance is not necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because approximately two-thirds of the present house encroaches into the front and side yard setbacks and additional encroachments would exacerbate the amount of residential structure within setback areas. C. The granting of this Variance will be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone in which the property is located because the proposed project does not minimize structural coverage on the pad, leaves little open space between property lines and would result in further overdevelopment of the building pad. This would make the proposed garage structure more visually prominent on the building pad than appropriate for the existing development pattern of the City. Section 4. Based upon the foregoing findings, the Planning Commission hereby denies the request for a Variance approval for the construction of a new garage in Zoning Case No. 497. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF SEPTEMBER, 1993. ) y �vt EVIE HANKINS, ACTING" HAIR ATTEST: 1.1L:T N KE , DEPUTY CITY CLERK The foregoing Resolution No. 93-28 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. RESOLUTION NO. 93-28 PAGE 3 was approved and adopted at an adjourned regular meeting of the Planning Commission on September 7, 1993 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners Frost, Raine and Acting Chairman Hankins None Commissioner Lay Commissioner Roberts La. City O f O/1'.ngJ11/ INCORPORATED JANUARY 24, 1957 v v NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377.7258 Agenda Item No: 7-E Mtg. Date: 11/8/93 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: CRAIG R. NEALIS, CITY MANAGER SUBJECT: CONSIDERATION OF REQUEST BY APPLICANTS TO CONTINUE PUBLIC HEARINGS RELATIVE TO ZONING CASE NO. 480 (WACHS) 6 OUTRIDER ROAD (LOT 72-A-3F) AND ZONING CASE NO. 497 (HOWROYD) 7 MAVERICK LANE (LOT 28-SK). DATE: NOVEMBER 8, 1993 Attached to this staff report is correspondence from architect Criss C. Gunderson requesting the public hearings relative to the appeals in Zoning Cases No. 480 (Wachs, 6 Outrider Road) and Case No. 497 (Howroyd, 7 Maverick Lane) to a date after the Thanksgiving Holiday. At the October 25, 1993, City Council meeting, City Councilmembers scheduled public hearing field trips for these appeal cases for Saturday, November 13, beginning at 8:00 a.m. If members of the City Council wish to honor this request, it would be in order to select an additional date for these public hearings in the field and direct staff to administer these changes. CRN:mlk corres.cm\phcont.sta ®Pnnrej on gec,n.'.-1 P�;.... • city `Ip PG',.y JJ.'fFe INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 AGENDA ITEM 6 _B (310) 377-1521 MEETING DATE 10 / 2 5 / 93 FAX: (310) 377-7288 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 497 Mr. and Mrs. Bernard Howroyd, 7 Maverick Lane (Lot 28-SK) AN APPEAL OF A PLANNING COMMISSION DENIED REQUEST FOR A VARIANCE TO CONSTRUCT A GARAGE IN THE SIDE YARD SETBACK IN ZONING CASE NO. 497. BACKGROUND 1. The applicants are appealing a Planning Commission denied request for a Variance to construct a garage in the side yard setback as delineated on the attached appeal form. The Planning Commission did approve Site Plan Review for a new stable with loft and corral area. 2. The Planning Commission approved attached Resolution No. 93-28 on September 7, 1993. 3. The applicants requested Site Plan Review for a 1,294 square foot stable with loft and corral area that requires grading. During the public hearing process, another application was duly filed requesting a Variance to construct a 540 square foot garage that would encroach up to 14 feet into the 35 foot side yard setback on the separate residential building pad. 4. The Planning Commission approved the stable with loft and corral area that requires grading but, denied the Variance for a garage addition in Resolution No. 93-28 for the following reasons: (1) the existing house includes a garage which has been illegally converted to residential living space, (2) the building pad coverage for this project would be 84.2% which the Planning Commission found excessive and exceeds the building pad coverage of most properties in the vicinity, (3) additional encroachments would exacerbate the amount of residential structure within setback areas, and (4) the proposed project does not minimize structural coverage on the pad, leaving little open space between property lines and would result in further overdevelopment of the building pad. Printed on Recycled Paper. • r ti ZONING CASE NO. 497 PAGE 2 5. The Site Plan Review approving the proposed stable requires that the existing garage which has been converted to residential living space to be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit for the approved stable and corral from the County of Los Angeles. 6. The structural lot coverage approved is 5.9% and the total lot coverage approved is 9.6%. (The proposed structural coverage with the garage denied by the Planning Commission was 6.9% and the total lot coverage proposed was 14.7%). 7. The proposed stable pad coverage is 28% and existing residential pad coverage is 70.5% for a total pad coverage of 54.3%. (The proposed residential pad coverage with the garage denied by the Planning Commission was 84.2% for a total pad coverage of 63.5%). RECOMMENDATION It is recommended that the City Council review the proposed plans, take public testimony and continue the item to a scheduled field trip visit. Cry e` l2 fP.•ns JANUARY 24, 1957 •RTUGUESE BEND ROAD OCT 0 6 7993 ING HILLS, CALIF. 90274 (213) 377.1521 CIiY OF ROLLING FAX' (213) 377.7288 HILLS By REQUEST FOR APITAL------------ _------- --- APPLICATION FILE NO. /-DNI 4-11 1( 1 1oA Ifi4. 5 YA -7 Y i Le 4-4).44 N& H1 LLS OWNER: 4 • ge12 PROPERTY ADDRESS: I hereby request appeal of the decision of the Planning Commission on the above referenced application(s) for the following reasons: i (/, ,SIGNED (i/%64r✓ DATE: 1 •21• `113 FEE: T'33•1,3 (Two-thirds of original application fee) The Howroyd's request for a side yard building setback encroachment should be granted because of exceptional conditions to the property. Maverick Lane is a very unusual road in the city of Rolling Hills in that the properties on the west side of the road are zoned RAS-1 and the properties on the east side, (the Howroyds are on this side), is zoned RAS-2. The more restrictive side yard setbacks the Howroyd's have to respect, (RAS-2 zone), are less for their neighbors in the RAS-1 zone, who ironically have wider properties. Therefore, the Howroyd's property is being denied rights possessed by other properties in the same vicinity. It is also interesting to note that many homes built on Maverick Lane currently have encroachments into side yard setbacks. � � F s RESOLUTION NO. 93-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft, and corral area that requires grading. During the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993, and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission approved the Site Plan Review for a stable and corral on a lower pad pursuant to Resolution No. 93-27. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Section 17.38.010(A) permits approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.120(B)(1) is required to construct a garage addition to the residence in the thirty-five (35) foot side yard setback. The applicant is requesting a garage addition that will encroach up to a maximum of fourteen (14) feet into the side yard setback. The Planning Commission finds: A. There are no exceptional and extraordinary circumstances and conditions applicable to the property and the intended use that apply generally to the other property in the same vicinity and zone. The Variance is not necessary because the existing house includes a garage which has been illegally converted to residential living space and the building pad coverage for this project on the upper residential pad would be 84.2% which the Commission finds excessive and exceeds the building pad coverage of most properties RESOLUTION NO. 93-28 PAGE 2 in the vicinity so that the proposed expansion is not appropriate for the property. B. This Variance is not necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because approximately two-thirds of the present house encroaches into the front and side yard setbacks and additional encroachments would exacerbate the amount of residential structure within setback areas. C. The granting of this Variance will be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone in which the property is located because the proposed project does not minimize structural coverage on the pad, leaves little open space between property lines and would result in further overdevelopment of the building pad. This would make the proposed garage structure more visually prominent on the building pad than appropriate for the existing development pattern of the'City. Section 4. Based upon the foregoing findings, the Planning Commission hereby denies the request for a Variance approval for the construction of a new garage in Zoning Case No. 497. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF SEPTEMBER, 1993. / ) EVIE HANKIIfS,_ ACTING 6HAIR ATTEST: MARILYN KE s, DEPUTY CITY CLERK The foregoing Resolution No. 93-28 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE. FAMILY RESIDENCE IN ZONING CASE NO. 497. RESOLUTION NO. 93-28 PAGE 3 was approved and adopted at an adjourned regular meeting of the Planning Commission on September 7, 1993 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners Frost, Raine and Acting Chairman Hankins None Commissioner Lay Commissioner Roberts ZONING CASE NO. 497 PAGE 2 5. The Site Plan Review approving the proposed stable requires that the existing garage which has been converted to residential living space to be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit for the approved stable and corral from the County of Los Angeles. 6. The structural lot coverage approved is 5.9% and the total lot coverage approved is 9.6%. (The proposed structural coverage with the garage denied by the Planning Commission was 6.9% and the total lot coverage proposed was 14.7%). 7. The proposed stable 'pad coverage is 28% and existing residential pad coverage is 70.5% for a total pad coverage of 54.3%. (The proposed residential pad coverage with the garage denied by the Planning Commission was 84.2% for a total pad coverage of 63.5%). RECOMMENDATION It is recommended that the City Council review the proposed plans, open the public hearing, take public testimony and continue the item to a scheduled field trip visit, if desired. •City 0/ ihild INCORPORATED JANUARY 24, 1957 AGENDA ITEM '4A NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377.7288 MEETING DATE 9/13/93 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTENTION: CRAIG R. NEALIS, CITY MANAGER FROM: LOLA M. UNGAR, PRINCIPAL PLANNER SUBJECT: ZONING CASE NO. 497 Mr. and Mrs. Bernard Howroyd, 7 Maverick Lane (Lot 28-SK) RESOLUTION NO. 93-27: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A STABLE WITH LOFT AND CORRAL AREA THAT REQUIRES GRADING IN ZONING CASE NO. 497. RESOLUTION NO. 93-28: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT A GARAGE IN THE SIDE YARD SETBACK IN ZONING CASE NO. 497. BACKGROUND 1. The Planning Commission approved attached Resolution Nos. 93- 27 and 93-28 on September 7, 1993. 2. The applicants requested Site Plan Review for a 1,294 square foot stable with loft and corral area that requires grading. During the public hearing process, another application was duly filed requesting a Variance to construct a 540 square foot garage that would encroach up to 14 feet into the 35 foot side yard setback on the separate residential building pad. 3. The Planning Commission approved the stable with loft and corral area that requires grading in Resolution No. 93-27. The Planning Commission denied the Variance for a garage addition in Resolution No. 93-28 for the following reasons: additional encroachments would exacerbate the amount of residential structurewithin setback areas, the building pad coverage for this project would be 84.2% which the Planning Commission found excessive and exceeds the building pad coverage of most properties in the vicinity, and the proposed project does not minimize structural coverage on the pad, leaving little open space between property lines and would result in further overdevelopment of the building pad. it Printed on Recycled Paper. ZONING CASE NO. 497 PAGE 2 4. The Site Plan Review approving the proposed stable requires that the existing garage which has been converted to residential living space shall be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit for the approved stable and corral from the County of Los Angeles. 5. Grading for the lower stable and corral project site will require 250 cubic yards of cut and 250 cubic yards of fill soil. (Grading would not have been required for the upper pad proposed garage addition). 6. The structural lot coverage approved is 5.9% and the total lot coverage approved is 9.6%. (The proposed structural coverage with the garage denied by the Planning Commission was 6.9% and the total lot coverage proposed was 14.7%). 7. The proposed stable pad coverage is 28% and existing residential pad coverage is 70.5% for a total pad coverage of 54.3%. (The proposed residential pad coverage with the garage denied by the Planning Commission was 84.2% for a total pad coverage of 63.5%). RECOMMENDATION It is recommended that the City Council receive and file Resolution Nos. 93-27 and 93-28. . • RESOLUTION NO. 93-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A STABLE WITH LOFT AND CORRAL AREA THAT REQUIRES GRADING IN ZONING CASE NO. 497. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft and corral area that requires grading. During the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate. from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993, and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission denied the Variance for an attached garage pursuant to Resolution No. 93-28. Section 3. Section 17.46.030 requires a development plan to be submitted for site plan review and approval before any building or structure may be constructed or any expansion, addition, alteration or repair to existing buildings may be made which involve changes to grading or an increase to the size of the building or structure by at least 1,000 square feet and has the effect of increasing the size of the building or structure by more than 25% in any 36-month period. Section 4. With respect to the Site Plan Review application, the Planning Commission makes the following findings of fact: A. The proposed development is compatible with the General Plan, the Zoning Ordinance and surrounding uses because the proposed structure complies with the General Plan requirement of low profile, low density residential development with sufficient open space between surrounding structures. The project conforms to Zoning Code setback and lot coverage requirements. The lot has a net square foot area of 109,197 square feet. The proposed stable (1,294 sq.ft.), existing residence (3,970 sq.ft.), existing garage (440 sq.ft.), existing swimming pool (623 sq.ft.), and existing service yard (96 sq.ft.) will have 6,423 square feet which constitutes 5.9% of the lot which is within the maximum 20% structural lot coverage requirement. The total lot coverage including paved areas and driveway will be 10,511 square feet which RESOLUTION NO. 93-27 PAGE 2 equals 9.6% of the lot, which is within the 35% maximum overall lot coverage requirement. Coverage on the lower stable pad will be 28% which is similar in size to several neighboring developments. B. The proposed development on the lower pad preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) because a minimum amount of grading is proposed and will only be done to provide approved drainage that will flow away from the proposed stable and corral, existing residence and existing neighboring residences. C. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls) because grading will only be done to provide approved drainage that will flow away from the proposed stable and corral, existing residence and existing neighboring residences. D. The proposed development preserves and integrates into the site design, to the maximum extent feasible, existing natural topographic features of the lot including surrounding native vegetation, mature trees, drainage courses, and land forms (such as hillsides and knolls). The area proposed for development of the stable and corral is partially graded and without significant vegetation. Thus, this project will not have a significant effect on natural topographic features and native vegetation. E. The development plan follows the natural contours of the site to minimize grading and the natural drainage courses will continue to the canyon which exists along the east side of this lot. F. The development plan incorporates existing large trees and native vegetation to the maximum extent feasible and, with the conditions attached to this approval, supplements it with landscaping that is compatible with and enhances the rural character of the community. G. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new structure will not cause the structural and total lot coverage to be exceeded. Further, the proposed project on a lower pad will have a buildable pad coverage of 28%. Significant portions of the lot will be left undeveloped so as to maintain trail access near the northern property line and scenic vistas across the northeasterly portions of the property. RESOLUTION NO. 93-27 PAGE 3 H. The proposed stable and corral is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximum will not be exceeded and the proposed project is consistent with the scale of other structures in the neighborhood. Grading shall be permitted only to restore the natural slope of the property. The ratio of the proposed structure to lot coverage is similar to the ratio found on several properties in the vicinity. I. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the proposed project will utilize Maverick Lane for access. Also, the existing driveway is located at the end of a cul-de-sac street which will therefore create little interference with traffic. J. The project conforms with the requirements of the California Environmental Quality Act and is categorically exempt from environmental review. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review application for Zoning Case No. 497 for a proposed stable with loft, and corral development as indicated on the development plan incorporated herein as Exhibit A and subject to the conditions contained in Section 6. Section 6. The Site Plan Review for a stable with loft, and corral that requires grading approved in Section 5 is subject to the following conditions: A. The Site Plan Review approval shall expire within one year from the effective date of approval as defined in Section 17.46.080(A). B. It is declared and made a condition of the Site Plan Review approval, that if any conditions thereof are violated, the Permit shall be suspended and the privileges granted thereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. 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 approved by Variance. D. The lot shall be developed and maintained in substantial conformance with the site plan on file marked Exhibit A except as otherwise provided in these conditions. RESOLUTION NO. 93-27 PAGE 4 E. Grading shall not exceed 250 cubic yards of cut soil and 250 cubic yards of fill soil. F. The stable with loft shall have no glazed openings and the loft area shall be limited in use to the storage of feed, tack, and stable equipment. G. All free-standing retaining walls incorporated into the project shall not be greater than 5 feet in height at any one point. H. The existing garage which has been converted to residential living space shall be reconverted to a garage to the satisfaction of the Building Official and the Planning Department prior to the issuance of a grading or building permit from the County of Los Angeles for the proposed stable. I. The building pad coverage for the stable and corral shall not exceed 28%. J. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills Planning Department staff for their review. Cut and fill slopes must conform to the City of Rolling Hills standard of 2 to 1 slope ratio. K. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. L. The working drawings submitted to the County Department of Building and Safety for plan check review and must conform to the development plan approved with this application. M. The applicant shall execute an Affidavit of Acceptance of all conditions of this Site Plan Review, or the approval shall not be effective. N. All conditions of this Site Plan Review approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. • • RESOLUTION NO. 93-27 PAGE 5 PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF SEPTEMBER, 1993. EVIE HAHKINS, `ACTING CHAIR ATTEST: MARILYN KERN, DEPUTY CITY CLERK The foregoing Resolution No. 93-27 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING SITE PLAN REVIEW APPROVAL FOR THE CONSTRUCTION OF A STABLE WITH LOFT AND CORRAL AREA THAT REQUIRES GRADING IN ZONING CASE NO. 497. was approved and adopted at an adjourned regular meeting of the Planning Commission on September 7, 1993 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: RESOLUTION NO. 93-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. and Mrs. Bernard Howroyd with respect to real property located at 7 Maverick Lane, Rolling Hills (Lot 28-SK) requesting Site Plan Review for a stable with loft, and corral area that requires grading. During the public hearing process another application was duly filed requesting a Variance to permit the construction of an attached garage in the side yard setback to an existing single family residence and convert an existing attached garage to residential living space on an upper pad separate from the lower stable pad. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Site Plan Review on May 18, 1993, and June 15, 1993. The Planning Commission conducted a duly noticed public hearing to consider the applications for Site Plan Review and Variance on July 20, 1993 and August 17, 1993, and at a field trip visit on August 10, 1993. The Planning Commission approved the Site Plan Review for a stable and corral on a lower pad pursuant to Resolution No. 93-27. Section 3. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 3 exemption provided by Section 15303 of the State CEQA Guidelines. Section 4. Section 17.38.010(A) permits approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances 'applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties. A Variance to Section 17.16.120(B)(1) is required to construct a garage addition to the residence in the thirty-five (35) foot side yard setback. The applicant is requesting a garage addition that will encroach up to a maximum of fourteen (14) feet into the side yard setback. The Planning Commission finds: A. There are no exceptional and extraordinary circumstances and conditions applicable to the property and the intended use that apply generally, to the other property in the same vicinity and zone. The Variance is not necessary because the existing house includes a garage which has been illegally converted to residential living space and the building pad coverage for this project on the upper residential pad would be 84.2% which the Commission finds excessive and exceeds the building pad coverage of most properties RESOLUTION NO. 93-28 PAGE 2 in the vicinity so that the proposed expansion is not'appropriate for the property. , B. This Variance is not necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, but which is denied to the property in question because approximately two-thirds of the present house encroaches into the front and side yard setbacks and additional encroachments would exacerbate the amount of residential structure within setback areas. C. The granting of this Variance will be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity or zone in which the property is located because the proposed project does not minimize structural coverage on the pad, leaves little open space between property lines and would result in further overdevelopment of the building pad. This would make the proposed garage structure more visually prominent on the building pad than appropriate for the existing development pattern of the City. Section 4. Based upon the foregoing findings, the Planning Commission hereby denies the request for a Variance approval for the construction of a new garage in Zoning Case No. 497. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF SEPTEMBER, 1993. EVIE HANKI17S, ACTIN ATTEST: MARILYN KERN, DEPUTY CITY CLERK The foregoing Resolution No. 93-28 entitled: 4/11(-1: CHAIR A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DENYING A REQUEST FOR A VARIANCE TO CONSTRUCT AN ATTACHED GARAGE IN THE SIDE YARD SETBACK TO AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 497. RESOLUTION NO. 93-28 PAGE 3 was approved and adopted at an adjourned regular meeting of the Planning Commission on September 7, 1993 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST • Cuy 0/ RJ/ ee • INCORPORATED JANUARY 24, 1957 AUGUST 17, 1993 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 ZONING CASE NO. 497 7 MAVERICK LANE (LOT 28-A-SK) RAS-2, 2.91 ACRES MR. AND MRS. BERNARD HOWROYD MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING MAY 8, 1993 The applicants request a Variance to construct a garage in the side yard setback and request Site Plan Review to construct a stable and corral that requires grading. BACKGROUND 1. The Planning Commission viewed a silhouette of the proposed garage on Tuesday, August 10, 1993. The request for Site Plan Review for a 1,294 square foot stable with loft, and corral area that requires grading was approved by the Commission on July 20., 1993. 2. The applicants request a Variance to construct a new 540 square foot garage that will encroach up to 14 feet into the southwest side yard setback. Currently the existing garage (which has been converted to residential living space) and the existing residence encroach into the same 35 foot side yard setback up to 17 feet. A brick wall encroaches up to 34 feet into the side yard setback at the southwest portion of the lot. The Planning Commission should address the legalization of the converted garage in any forthcoming resolution(s). 3. Plans include other residential additions in the area facing the pool which total 994 square feet (including the converted garage). 4. The existing house, attached garage, and swimming pool were constructed in 1960. Prior approvals by the Planning Commission included Variances to encroach into the front and side yard setbacks for construction of additions, and Site Plan Review approval for substantial additions that included a detached subterranean garage expired on March 17, 1993. 5. Grading for the proposed garage will not be required. 44. Printed on Recycled P er. ZONING CASE NO. 497 PAGE 2 6. The structural lot coverage proposed is 7,517 square feet or 6.9% and the total lot coverage proposed is 16,050 square feet or 14.70%. 7. The residential building pad will be 7,277 square feet with pad coverage of 84.2% because the majority of the existing residential structure encroaches into front and side yard setbacks. Overall building pad coverage of the residential and stable pads is 63.5%. 8. Access to the garage will be from the existing driveway. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. 010 e 0/ ie0m �aeP HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REOUEST INCORPORATED JANUARY 24, 1957 JULY 20, 1993 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 ZONING CASE NO. 497 7 MAVERICK LANE (LOT 28-A-SK) RAS-2, 2.91 ACRES MR. AND MRS. BERNARD HOWROYD MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING MAY 8, 1993 The applicants request a Variance to construct a garage in the side yard setback and request Site Plan Review to construct a stable and corral that requires grading. BACKGROUND 1. Since the last Planning Commission meeting on June 15, 1993, the applicants revised their request to include a request for a Variance to construct a new 540 square foot garage that will encroach up to 14 feet into the southwest side yard setback. Currently the existing garage (which has been converted to residential living space) and the existing residence encroach into the same 35 foot side yard setback up to 17 feet. A brick wall encroaches up to 34 feet into the side yard setback at the southwest portion of the lot. 2. Revised plans include a request for Site Plan Review for a 1,294 square foot stable with loft and corral area that requires grading. The prior proposal of a 1,770 square foot stable was reduced by 476 square feet. The proposed stable will be 62 feet long, 27 feet at its widest and 17 feet at its narrowest at the north and south. The Planning Commission had requested that the reduction of the stable be below 75 feet in length. The proposed stable will be 60 feet from the proposed garage and 170 feet from the closest residence to the northwest. 3. Revised plans include other residential additions in the area facing the pool which total 994 square feet and includes the converted garage. 4. The existing house, attached garage, and swimming pool were constructed in 1960. In April, 1991, the Planning Commission granted approvals in Zoning Case No. 444 at the subject site for Variances to encroach into the front and side yard setbacks for construction of additions, and Site Plan Review Printed on Recycled Paper. ZONING CASE NO. 497 PAGE 2 approval for substantial additions that included a detached subterranean garage. These approvals expired on March 17, 1993. 5. Grading for the project site will require 250 cubic yards of cut soil and 250 cubic yards of fill soil. 6. The structural lot coverage proposed is 7,517 square feet or 6.9% (20% permitted) and the total lot coverage proposed is 16,050 square feet or 14.70% (35% permitted). 7. The residential building pad will be 7,277 square feet with coverage of 84.2% (the majority of the structure encroaches into front and side setbacks). The building pad coverage for the proposed stable 4,560 square foot stable area is 28%. Overall building pad coverage of the residential and stable pads is 63.5%. 8. Access to the stable will be from the existing driveway. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST City INCORPORATED JANUARY 24, JUNE 15, 1993 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 ZONING CASE NO. 497 7 MAVERICK LANE (LOT 28-A-SK) RAS-2, 2.91 ACRES MR. AND MRS. BERNARD HOWROYD MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING MAY 8, 1993 The applicants request Site Plan Review to construct a stable and corral that will require grading. BACKGROUND 1. On June 3, 1993, the Planning Commission viewed a staking of the proposed stable and height of the roof ridge line at the subject property. At the time, Mr. Criss Gunderson, Architect, noted that a portion of the garage had been converted at the project site which is in violation of the Zoning Code. He said that the Rolling Hills Community Association Architectural Committee had recently denied a proposed new garage design and suggested that the present garage conversion to office space be reconverted to garage space. 2. The applicants are requesting Site Plan Review to construct a 1,770 square foot stable with loft and corral area that requires grading. 3. The existing house, attached garage, and a swimming pool were constructed in 1960. In April, 1991, the Planning Commission granted approvals in Zoning Case No. 444 at the subject site for Variances to encroach into the front and side yard setbacks for construction of additions, and Site Plan Review approval for. substantial additions that included a detached subterranean garage. These approvals expired on March 17, 1993. 4. Grading for the project site will require 250 cubic yards of cut soil and 250 cubic yards of fill soil. 5. The structural lot coverage proposed is 6,899 square feet or 6.3% (20% permitted) and the total lot coverage proposed is 16,638.square feet or 15.24% (35% permitted). Printed on Recycled Pa ZONING CASE NO. 497 PAGE 2 6. The building pad coverage for the proposed stable 4,560 square foot stable area is 39%. Overall building pad coverage of the residential and stable pads is 33.2%. 7. Access to the stable will be from the existing driveway. 8. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION 'It is recommended that the Planning Commission review the proposed plans and take public testimony. • • City 0/ /e0ffLflL JLLL/ INCORPORATED JANUARY 24, 1957 HEARING DATE: TO: FROM: APPLICATION NO. SITE LOCATION: ZONING & SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: REQUEST MAY 18, 1993 PLANNING COMMISSION LOLA UNGAR, PRINCIPAL PLANNER NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377-7288 ZONING CASE NO. 497 7 MAVERICK LANE (LOT 28-A-SK) RAS-2, 2.91'ACRES MR. AND MRS. BERNARD HOWROYD MR. DOUGLAS MCHATTIE, SOUTH BAY ENGINEERING MAY 8, 1993 The applicants request Site Plan Review to construct a stable and corral. DISCUSSION In reviewing the applicants' request under Title 17 (Zoning), staff would identify the following issues for evaluation: 1. The applicants are requesting Site Plan Review to construct a 1,770 square foot stable with loft and corral area that requires grading. 2. The existing house, attached garage, and a swimming pool were constructed in 1960. In April, 1991, the Planning Commission granted approvals in Zoning Case No. 444 at the subject site for Variances to encroach into the front and side yard setbacks for construction of additions, and Site Plan Review approval for substantial additions that included a detached subterranean garage. These approvals expired on March 17, 1993. 3. Grading for the project site will require 250 cubic yards of cut soil and 250 cubic yards of fill soil. 4. The structural lot coverage proposed is 6,899 square feet or 6.3% (20% permitted) and the total lot coverage proposed is 16,638 square feet or 15.24% (35% permitted). 5. The building pad coverage for the proposed stable 4,560 square foot stable area is 39%. Overall building pad coverage of the residential and stable pads is 33.2%. 6. Access to the stable will be from the existing driveway. Printed on Recycled F e PAGE 2 7. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony.