687, Addition to SFR & and enlarge , Staff Reportst
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C14 0/ RO//LZ ihfi
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377.1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
Agenda Item No.: 4A
Mtg. Date: 7/26/04
DATE: JULY 26, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 2004-17.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF AN ADDITION THAT WOULD ENCROACH
INTO THE NORTH SIDE YARD SETBACK AT AN EXISTING
SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 687, AT 11
EASTFIELD DRIVE, (LOT 54-EF), (WALLACE).
BACKGROUND
1. The Planning Commission adopted Resolution No. 2004-17, which is
attached, on July 20, 2004 at their regular meeting granting a request for a
Variance for encroachment with an addition at an existing new single family
residence at 11 Eastfield Drive. The vote was 5-0.
2. The applicants propose to construct 579 square feet of additions to the
existing 2,596 square foot residence, of which 188 square feet would encroach into
the north side yard setback, and to construct a new 925 square foot garage. When
completed, the residence will be 3,175 square feet with a 925 square foot garage.
3. In addition to the 2,596 square foot residence, the property is developed
with a 511 square foot garage, 627 square foot swimming pool, 600 square foot
hobby shop and 96 square foot service yard.
4. The encroachment into the northern 20-foot setback will vary from 4'6" to
9.0'. A total of 132 square feet of the existing residence already encroaches between
7' to 9' into this area, and was built with the original house. The proposed
encroachment will be located along the building line of the existing encroachment.
The height of the addition will follow the existing residence.
ZC NO. 687
CC 7/26/04
®PnniErl r.�n H!�rNrinri i',10(;1
• •
5. In November 1997, the Planning Commission approved a 1,138 square foot
addition, of which 117 square feet encroached into the northern side yard setback.
At the same time the Commission approved a conversion of an existing stable into
a hobby shop. The additions were not constructed, however the stable was
converted to a hobby shop.
6. Building permits show that the existing house was constructed in 1960. A
stable was built in the front yard area in 1962 and a swimming pool was built in
1968. In July 2002, the conversion of the stable into a hobby shop was completed.
7. A future 450 square foot stable with 550 square foot corral will be located at
the western portion of the building pad. Access to the stable will be from the
existing driveway, through the southerly side yard at a slope that is less than 25%.
This is the same location approved for a stable in 1997..
8. Responding to the criteria to be satisfied for grant of a Variance the
applicants' representative states that the proposed encroachment will not be more
severe than current encroachment and constitutes a small percentage of the home's
total size. In addition, he states that the proposed encroachment is positioned at
inside corners of existing footprint or is a natural extension of exiting facade.
9. No grading is required for this project. However, grading of 110 cubic yards
of cut and fill will be required for the stable, when built.
10. The existing driveway and driveway approach will remain. The access to
the garage will be taken from the front of the garage, rather than from behind the
garage, as is currently designed.
11. The property is located in the RAS-1 zone and is 2.19 acres gross in area,
(95,396 square feet). The net lot area is 79,896 square feet. The structural lot
coverage proposed is 5,873 square feet, which includes all of the structures or
7.35% of the net lot area, (20% permitted). The total lot coverage proposed,
including structures and flatwork is 17,056 square feet or 21.3% of the net lot area,
(35% permitted).
12. The existing residential building pad is 16,078 square feet and will have
coverage of 4,823 square feet or 30.0%. Currently, the building pad coverage is
23.8%. The stable pad will be 1,300 square feet with proposed coverage, if the
stable is built, of 34.6%. The existing hobby shop building pad is 1,820 square feet
with coverage of 33.0%. Combined building pad coverage will be 30.6%.
13. The disturbed area of the lot, including the future stable will be 31.0% of the
net lot area (40% maximum permitted).
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. A letter of support for this project is attached.
ZC NO. 687
CC 7/26/04
2
16. It is a condition of approval that all utility lines to the property be placed
underground.
17. The Rolling Hills Community Association will review the project at a later
date.
RECOMMENDATION
It is recommended that the City Council receive and file Resolution No. 2004-17
or provide other direction to staff.
ZC NO. 687
CC 7/26/04
3
•
ZONING CASE NO. 687
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL
FUTURE BARN COVERAGE
HOBBY SHOP PAD COVERAGE
COVERAGE (30% maximum guideline)
GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
surfaces exist.)
STABLE (minimum 450 so. ft.) and
CORRAL (minimum 550 sq. ft.)
STABLE ACCESS
ACCESS WAY
VIEWS
PLANTS AND ANIMALS
EXISTING I PROPOSED
Single family residence,
which encroaches into the
side yard setback
Residence
Garage
Stable
Service Yard
Pool
Hobby Shop
TOTAL
5.5%
17.4%
23.8%
33.0%
N/A
2596 sgft
511 sq.ft
0 sq.ft
96 sq.ft.
627 sq.ft.
600 sq.ft.
Addition, which would encroach
into the side yard setback
Residence 3175 sq.ft
Garage 925 sq.ft
Stable 450 sq.ft.
Service Yard 96 sq.ft
Pool 627 sq.ft.
Hobby Shop 600 sq.ft.
4,430 sq.ft TOTAL 5,873 sq.ft
7.35% of 79,896 sq.ft. net lot
area
21.3% of 79,896 sq.ft. net lot
area
30.0% of 16,078 sq.ft. pad
34.6% of 1,300 sq.ft. pad
33.0% of 1,820 sq.ft. pad
Combined — 30.6%
None
28.8% 31.0% or 24,767 sq.ft. (includes
future stable)
N/A
N/A
N/A
Existing from Eastfield
N/A
Future 450 sq.ft.
Future 550 sq.ft.
From driveway over southern
easement
Existing from Eastfield
Planning Commission condition
N/A Planning Commission condition
ZC NO. 687
CC 7/26/04
4
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling
Hills.
NEARBY. PROPERTIES
ADDRESS
7 Eastfield
9 Eastfield
13 Eastfield
12 Eastfield
8 Eastfield
10 Eastfield
AVERAGE
11 Eastfield
OWNER
Surprenant
Margolis
Farinsky
Leeuwenburg
Johnson
Butler
Wallace
RESIDENCE
In square feet
5,211
2,918
4,293
2,809
4,187
2,906
3,720
Existing 2,596;
Proposed 3,175
LOT AREA
(excl. road)
113,580
217,800
139,830
37,030
47,916
61,870
103,004
91,911
SOURCE: Assessors' Records/Department of Planning Records
The above do not include garages.
ZC NO. 687
CC 7/26/04
5
Robert and Lisa Margol.
9 Eastfield Drive
Rolling Hills, California 90274
May 22, 2004
Ms. Yolanta Schwartz
Planning Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
rar?
MAY 2 6 2004
CITY OF ROLLING HILLS
Re: Wallace Remodel/Addition Project C3y
Dear Ms. Schwartz:
At the request of Mr. And Mrs. `Wallace, we have reviewed the Site Plan for the
Wallace Remodel/Addition project that the Wallace's have submitted to the City for
Planning Commission review. We understand that the Wallace's are requesting approval
of a minor variance to encroach into the North side yard setback adjacent to our property.
Based on the Site Plan shared with us by Mr. Wallace, which we understand is the
Site Plan submitted with the Wallace's application for Planning Commission review. we
do not have any objections to the project as represented in the Site Plan.
Sincerely,
•
Robert and Lisa Margolis
coo
RESOLUTION NO. 2004-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF AN ADDITION THAT WOULD ENCROACH INTO
THE NORTH SIDE YARD SETBACK AT AN EXISTING SINGLE FAMILY.
RESIDENCE IN ZONING CASE NO. 687, AT 11 EASTFIELD DRIVE, (LOT
54-EF), (WALLACE).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Michael Wallace with
respect to real property located at 11 Eastfield Drive, Rolling Hills (Lot 54-EF)
requesting a 579 square foot addition along the northern portion of the existing
residence, of which 188 square feet would encroach into the setback. An addition to the
garage along the southern portion of the residence is also proposed for a total of 3,175
square foot residence and 925 square foot garage.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on May 18, 2004, June 15, 2004, and at a field trip visit on
June 15, 2004. The applicants were notified of the public hearings in writing by first
class mail. Evidence was heard and presented from all persons interested in affecting
said proposal and from members of the City staff and the Planning Commission having
reviewed, analyzed and studied said proposal. The applicant and his representative
were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. A Variance to Section 17.16.120 is required because it states that every
lot in the RAS-1 zone shall have a side yard of not less than 20 feet from the side
property line. The applicant is requesting a Variance to encroach between 4.5 feet to 7.5
feet into the required 20-foot north side yard setback, for a total of 188 square feet
encroachment. With respect to this request for a Variance, the Planning Commission
finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone because the t addition is proposed is small in size in comparison to
the average lots in the vicinity. The lot size and configuration, together with the existing
development on the lot creates a difficulty in meeting the side yard setback Code
requirement. The existing legal nonconforming residence was built with the residence
encroaching up to 8 feet into the side yard setback. The existing residence and proposed
additions are modest in size.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same vicinity and zone. The encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity. The Variance
will permit the development of the property in a manner similar to development
patterns on surrounding properties and will square off already existing encroachment.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located. Development in the side yard will allow the remaining
portion of the lot to remain undeveloped, would minimize grading and would follow
the existing line of encroachment. The structural lot coverage and the total impervious
lot coverage are within the requirements of the City. The residential building pad
coverage is also within the City's guidelines of 30%.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 687 to encroach 188 square feet into
the north side yard setback with an addition, subject to the following conditions:
A. The Variance approval shall expire within one year from the effective date
of approval as defined in Section 17.38.070, unless otherwise extended pursuant to the
requirements of this section.
B. It is declared and made a condition of the Variance that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given written notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A and dated July 13, 2004; except as otherwise
provided in these conditions.
E. The property on which the project is located shall contain an area of
minimum of 1,000 square feet to provide an area meeting all standards for a stable (450
square feet) and corral (550 square feet) with access thereto.
Reso. 2004-17
Wallace
2
• •
F. The property owners shall comply with the requirements of the Lighting
Requirements of the City of Rolling Hills, pertaining to lighting on said property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to roof covering.
H. Utility lines serving subject residence shall be placed underground.
I. Structural lot coverage shall not exceed 5,873 square feet or 7.35% in
conformance with lot coverage limitations.
J. Total lot coverage of structures and paved areas shall not exceed 17,056
square feet or 21.3% in conformance with total lot coverage limitations.
K. The disturbed area of the lot shall not exceed 24,767 square feet or 31.0% in
conformance with disturbed area limitations.
L. Residential building pad coverage on the 16,078 square foot residential
building pad shall not exceed 4,823 square feet or 30.0%; coverage on the 1,300 square
foot future stable pad shall not exceed 450 square feet or 34.6% and coverage on the
existing 1,820 square foot hobby shop pad shall not exceed 33.0%.
M. There shall be no grading of the site, except for the future stable, if
constructed.
N. The existing topography, flora and natural features of the lot shall be
retained to the greatest extent feasible.
O. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
P. During construction, conformance with local ordinances and engineering
practices so that people or property are not exposed to landslides, mudflows, erosion,
or land subsidence shall be required.
Q. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land
subsidence shall be required.
R. During construction, the property owners shall be required to schedule and
regulate construction and related traffic noise throughout the day between the hours of
7 AM and 6 PM, Monday through Saturday only, when construction and mechanical
equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
Reso. 2004-17
Wallace
S. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
T. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby roadway,
easements.
U. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
V. During and after construction, all soil preparation, drainage, and landscape
sprinklers shall protect the building pad from erosion and direct surface water in an
approved manner.
W. A drainage plan, if required by the County Building and Safety
Department, shall be submitted and approved by the Planning staff and County District
Engineer. Such plan shall include all discharge from all of the site irrigation systems
and shall ensure that all drainage from the site is conveyed in an approved manner.
X. If an above ground drainage system is utilized, it shall be designed in such
a manner as not to cross over any equestrian trails. The drainage system(s) shall not
discharge water onto a trail, shall incorporate earth tone colors, including in the design
of the dissipater and be screened from any trail and neighbors views to the maximum
extent practicable, without impairing the function of the drainage system.
Y. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of a
building permit.
Z. The working drawings submitted to the County Department of Building
and Safety for plan check review shall conform to the development plan described in
Condition D.
AA. The applicant shall execute an Affidavit of Acceptance of all conditions of
this Variance and Site Plan Review approvals, pursuant to Section 17.38.060, or the
approval shall not be effective.
AB. All conditions of this Variance approval, that apply, must be complied
with prior to the issuance of a building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 20th DAY LY 2
ATTEST:
MARILYN KRN, DEPUTY CITY CLERK
Reso. 2004-17
Wallace
4
ARVEL WITTE, CHAIRMAN
(D.
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2004-17 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF AN ADDITION
THAT WOULD ENCROACH INTO THE NORTH SIDE YARD SETBACK AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 687, AT 11
EASTFIELD DRIVE, (LOT 54-EF), (WALLACE).
was approved and adopted at a regular meeting of the Planning Commission on July
20, 2004 by the following roll call vote:
AYES: Commissioners DeRoy, Hankins, Margeta, Sommer and
Chairman Witte.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2004-17
Wallace
/\ 4
DEPUTY CITY'LERK
5
DATE:
TO:
FROM:
•
Ci1 o/leofene
INCORPORATED
JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
JULY 20, 2004
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 687
11 EASTFIELD DRIVE (LOT 54-EF)
RA-S-1, 2.19 ACRES (GROSS)
MR. AND MRS. WALLACE
CRISS GUNDERSON
MAY 8, 2004
Request for a Variance to permit construction of additions, portion of which would
encroach into the north side yard setback at an existing single family residence.
BACKGROUND
At the June 15, 2004 Planning Commission meeting, the Commission directed staff to
prepare a Resolution of approval in Zoning Case No. 687, with standard findings and
conditions. The vote was 5-0. Resolution No. 2004-17 is attached for Commission's
consideration.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2004-17
approving this development.
®Prinic,l or; H," ycI d
• •
RESOLUTION NO. 2004-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A VARIANCE TO PERMIT
CONSTRUCTION OF AN ADDITION THAT WOULD ENCROACH INTO
THE NORTH SIDE YARD SETBACK AT AN EXISTING SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 687, AT 11 EASTFIELD DRIVE, (LOT
54-EF), (WALLACE).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Application was duly filed by Mr. and Mrs. Michael Wallace with
respect to real property located at 11 Eastfield Drive, Rolling Hills (Lot 54-EF)
requesting a 579 square foot addition along the northern portion of the existing
residence, of which 188 square feet would encroach into the setback. An addition to the
garage along the southern portion of the residence is also proposed for a total of 3,175
square foot residence and 925 square foot garage.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on May 18, 2004, June 15, 2004, and at a field trip visit on
June 15, 2004. The applicants were notified of the public hearings in writing by first
class mail. Evidence was heard and presented from all persons interested in affecting
said proposal and from members of the City staff and the Planning Commission having
reviewed, analyzed and studied said proposal. The applicant and his representative
were in attendance at the hearings.
Section 3. The Planning Commission finds that the project qualifies as a Class
1 Exemption, Existing Facilities, and is therefore categorically exempt from
environmental review under the California Environmental Quality Act.
Section 4. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance from the standards and requirements of the Zoning
Ordinance when exceptional or extraordinary circumstances applicable to the property
and not applicable to other similar properties in the same zone prevent the owner from
making use of a parcel of property to the same extent enjoyed by similar properties in
the same vicinity. A Variance to Section 17.16.120 is required because it states that every
lot in the RAS-1 zone shall have a side yard of not less than 20 feet from the side
property line. The applicant is requesting a Variance to encroach between 4.5 feet to 7.5
feet into the required 20-foot north side yard setback, for a total of 188 square feet
encroachment. With respect to this request for a Variance, the Planning Commission
finds as follows:
A. There are exceptional and extraordinary circumstances and conditions
applicable to the property that do not apply generally to the other property or class of
use in the same zone because the t addition is proposed is small in size in comparison to
the average lots in the vicinity. The lot size and configuration, together with the existing
development on the lot creates a difficulty in meeting the side yard setback Code
requirement. The existing legal nonconforming residence was built with the residence
• •
encroaching up to 8 feet into the side yard setback. The existing residence and proposed
additions are modest in size.
B. The Variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and zone,
but which is denied to the property in question. Strict application of the Zoning
Ordinance would deprive the property owner of the right and benefits enjoyed by
similarly situated properties in the same vicinity and zone. The encroachment permits
the use of the lot to the extent allowed for other properties in the vicinity. The Variance
will permit the development of the property in a manner similar to development
patterns on surrounding properties and will square off already existing encroachment.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located. Development in the side yard will allow the remaining
portion of the lot to remain undeveloped, would minimize grading and would follow
the existing line of encroachment. The structural lot coverage and the total impervious
lot coverage are within the requirements of the City. The residential building pad
coverage is also within the City's guidelines of 30%.
Section 5. Based upon the foregoing findings, the Planning Commission
hereby approves the Variance for Zoning Case No. 687 to encroach 188 square feet into
the north side yard setback with an addition, subject to the following conditions:
A. The Variance approval shall expire within one year from the effective date
of approval as defined in Section 17.38.070, unless otherwise extended pursuant to the
requirements of this section.
B. It is declared and made a condition of the Variance that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given written notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file marked Exhibit A and dated July 13, 2004, except as otherwise
provided in these conditions.
E. The property on which the project is located shall contain an area of
minimum of 1,000 square feet to provide an area meeting all standards for a stable (450
square feet) and corral (550 square feet) with access thereto.
Reso. 2004-17
Wallace
2
• •
F. The property owners shall comply with the requirements of the Lighting
Requirements of the City of Rolling Hills, pertaining to lighting on said property.
G. The property owners shall comply with the requirements of Section
17.16.190 of the Zoning Ordinance pertaining to roof covering.
H. Utility lines serving subject residence shall be placed underground.
I. Structural lot coverage shall not exceed 5,873 square feet or 7.35% in
conformance with lot coverage limitations.
J. Total lot coverage of structures and paved areas shall not exceed 17,056
square feet or 21.3% in conformance with total lot coverage limitations.
K. The disturbed area of the lot shall not exceed 24,767 square feet or 31.0% in
conformance with disturbed area limitations.
L. Residential building pad coverage on the 16,078 square foot residential
building pad shall not exceed 4,823 square feet or 30.0%; coverage on the 1,300 square
foot future stable pad shall not exceed 450 square feet or 34.6% and coverage on the
existing 1,820 square foot hobby shop pad shall not exceed 33.0%.
M. There shall be no grading of the site, except for the future stable, if
constructed.
N. The existing topography, flora and natural features of the lot shall be
retained to the greatest extent feasible.
O. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
P. During construction, conformance with local ordinances and engineering
practices so that people or property are not exposed to landslides, mudflows, erosion,
or land subsidence shall be required.
Q. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land
subsidence shall be required.
R. During construction, the property owners shall be required to schedule and
regulate construction and related traffic noise throughout the day between the hours of
7 AM and 6 PM, Monday through Saturday only, when construction and mechanical
equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
Reso. 2004-17
Wallace
3
• •
S. If a construction fence is erected during construction, it shall not be
located in any easement or cross over trails.
T. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby roadway
easements.
U. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
V. During and after construction, all soil preparation, drainage, and landscape
sprinklers shall protect the building pad from erosion and direct surface water in an
approved manner.
W. A drainage plan, if required by the County Building and Safety
Department, shall be submitted and approved by the Planning staff and County District
Engineer. Such plan shall include all discharge from all of the site irrigation systems
and shall ensure that all drainage from the site is conveyed in an approved manner.
X. If an above ground drainage system is utilized, it shall be designed in such
a manner as not to cross over any equestrian trails. The drainage system(s) shall not
discharge water onto a trail, shall incorporate earth tone colors, including in the design
of the dissipater and be screened from any trail and neighbors views to the maximum
extent practicable, without impairing the function of the drainage system.
Y. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of a
building permit.
Z. The working drawings submitted to the County Department of Building
and Safety for plan check review shall conform to the development plan described in
Condition D.
AA. The applicant shall execute an Affidavit of Acceptance of all conditions of
this Variance and Site Plan Review approvals, pursuant to Section 17.38.060, or the
approval shall not be effective.
AB. All conditions of this Variance approval, that apply, must be complied
with prior to the issuance of a building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 20th DAY OF JULY 2004.
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
Reso. 2004-17
Wallace
ARVEL WITTE, CHAIRMAN
4
•
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2004-17 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A VARIANCE TO PERMIT CONSTRUCTION OF AN ADDITION
THAT WOULD ENCROACH INTO THE NORTH SIDE YARD SETBACK AT AN
EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 687, AT 11
EASTFIELD. DRIVE, (LOT 54-EF), (WALLACE).
was approved and adopted at a regular meeting of the Planning Commission on July
20, 2004 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
Reso. 2004-17
Wallace
DEPUTY CITY CLERK
5
•
Ci1y
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
DATE: JUNE 15, 2004
TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 687
SITE LOCATION: 11 EASTFIELD DRIVE (LOT 54-EF)
ZONING AND SIZE: RA-S-1, 2.19 ACRES (GROSS)
APPLICANT: MR. AND MRS. WALLACE
REPRESENTATIVE: CRISS GUNDERSON
PUBLISHED: MAY 8, 2004
REQUEST
Request for a Variance to permit construction of additions, portion of which
would encroach into the north side yard setback at an existing single family
residence.
BACKGROUND
1. On May 18, 2004, the Planning Commission scheduled a field visit to the
subject property for June 15, 2004, prior to its regular meeting.
2. The applicants propose to construct 579 square feet of additions to the
existing 2,596 square foot residence and demolish the existing garage and
construct a new 925 square foot garage. When completed, the residence will be
3,175 square feet with a 925 square foot garage.
3. The property is developed with a 2,596 square foot residence, 511 square
foot garage, 627 square foot swimming pool, 600 square foot hobby shop and 96
square foot service yard.
4. Of 9 square foot residential addition at the northern portion of the
property, 17 quare feet will encroach into the north side ya • - .ack. The_
encroachment into the northern 20-foot setback will vary betwe 2'6" and 9 fee
A total of 132 square feet of the existing residence already encroac es -fee^t into
this area, and was built with the original house. The proposed encroachment will
be located along the building line of the existing encroachment. The height of the
addition will follow the existing residence.
ZC NO. 687
PC 6/15/04
1
®Pruitud or Ri,ryrinri 1';rva
• •
s
5. In November 1997, the Planning Commission approved a 1,138 square foot
addition, of which 117 square feet encroached into the northern side yard setback.
At the same time the Commission approved a conversion of an existing stable into
a hobby shop. The additions were not constructed, however the stable was
converted to a hobby shop. One of the requirements of the 1997 residential
approval was that there be no new windows along the northerly wall of the
residence, and that the Planning Commission reviews any new construction.
6. Building permits show that the existing house was constructed in 1960. A
stable was built in the front yard area in 1962 and a swimming pool was built in
1968. In July 2002, the conversion of the stable into a hobby shop was completed.
7. A future 450 square foot stable with 550 square foot corral will be located at
the western portion of the building pad. Access to the sable will be from the
existing driveway, through the southerly side yard at a slope that is less than 25%.
This is the same location approved for a stable in the 1997 approval.
8. Responding to the criteria to be satisfied for grant of a Variance the
applicants' representative states that the proposed encroachment will not be more
severe than current encroachment and constitutes a small percentage of the home's
total size. In addition, he states that the proposed encroachment is positioned at
inside corners of existing footprint or is a natural extension of exiting facade.
9. No grading is required for this project. However, grading of 110 cubic yards
of cut and fill will be required for the stable, when built.
10. The existing driveway and driveway approach will remain.
11. The property is located in the RAS-1 zone and is 2.19 acres gross in area,
(95,396 square feet). The net lot area is 79,896 square feet. The structural lot
coverage proposed is 5,873 square feet, which includes all of the structures or
7.35% of the net lot area, (20% permitted). The total lot coverage proposed,
including structures and flatwork is 14,956 square feet or 18.7% of the net lot area,
(35% permitted).
12. The existing residential building pad is 16,078 square feet and will have
coverage of 4,823 square feet or 30.0%. Currently, the building pad coverage is
23.8%. The stable pad will be 1,300 square feet with proposed coverage, if the
stable is built, of 34.6%. The existing hobby shop building pad is 1,820 square feet
with coverage of 33.0%. Combined building pad coverage will be 30.6%.
13. The disturbed area of the lot, including the future stable will be 31.0% of the
net lot area (40% maximum permitted).
14. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
15. A letter of support for this project is attached.
ZC NO. 687
PC 6/15/04
2
16. It will be a requirement that all utility lines to the property be placed
underground.
17. The Rolling Hills Community Association will review the project at a later
date.
RECOMMENDATION
It is recommended that the Planning Commission view the project and take
public testimony.
ZC NO. 687
PC 6/15/04
3
ZONING CASE NO. 687
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL
FUTURE BARN COVERAGE
HOBBY SHOP PAD COVERAGE
COVERAGE (30% maximum guideline)
GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
surfaces exist.)
STABLE (minimum 450 sa. ft.) and
_CORRAL (minimum 550 so. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
EXISTING
Single family residence,
which encroaches into the
side yard setback
Residence
Garage
Stable
ServiceYard
Pool
Hobby Shop
TOTAL
5.5%
17.4%
23.8%
33.0%
N/A
28.8%
N/A
N/A
N/A
2596 sq.ft.
511 sq.ft
0 sq.ft
96 sq.ft.
627 sq.ft.
600 sq.ft.
PROPOSED
Addition, which would encroach
into the side yard setback
Residence 3175 sq.ft
Garage 925 sq.ft
Stable 450 sq.ft.
ServiceYard 96 sq.ft
Pool 627 sq.ft.
Hobby Shop 600 sq.ft.
4,430 sq.ft TOTAL 5,873 sq.ft
Existing from Eastfield
N/A
7.35% of 79,896 sq.ft. net lot
area
18.7% of 79,896 sq.ft. net lot
area
30.0% of 16,078 sq.ft. pad
34.6% of 1,300 sq.ft. pad'
33.0% of 1,820 sq.ft. pad
Combined — 30.6%
None
31.0% or 24,767 sq.ft. (includes
future stable)
Future 450 sq.ft.
Future 550 sq.ft.
From driveway over southern
easement
Existing from Eastfield
Planning Commission review
PLANTS AND ANIMALS N/A Planning Commission review
ZC NO. 687
PC 6/15/04
4
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question; and
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for
hazardous waste facilities; and
G. That the variance request is consistent with the General Plan of the City of Rolling
Hills.
NEARBY PROPERTIES
ADDRESS
7 Eastfield
9 Eastfield
13 Eastfield
12 Eastfield
8 Eastfield
10 Eastfield
AVERAGE
11 Eastfield
OWNER
Surprenant
Margolis
Farinsky
Leeuwenburg
Johnson
Butler
Wallace
RESIDENCE
In square feet
5,211
2,918
4,293
2,809
4,187
2,906
3,720
Existing 2,596;
Proposed 3,175
LOT AREA
(excl. road)
113,580
217,800
139,830
37,030
47,916
61,870
103,004
91,911
SOURCE: Assessors' Records/Department of Planning Records
The above calculations do not include garages.
ZC NO. 687
PC 6/15/04
5
•
Robert and Lisa Margolis
9 Eastfield Drive
Rolling Hills, California 90274
May 22, 2004
Ms. Yolanta Schwartz
Planninu Director
City of Rolling Hills
2 Portuguese Bend Road
Rolling Hills, California 90274
pffa,rt?
MAY 2 6 203
CITY OF ROLLING HILLS
Re: Wallace Remodel/Addition Project 13y,
Dear Ms. Schwartz:
At the request of Mr. And Mrs. Wallace, we have reviewed the Site Plan for the
Wallace Remodel/Addition project that the Wallace's have submitted to the City for
Planning Commission review. We understand that the Wallace's are requesting approval
of a minor variance to encroach into the North side yard setback adjacent to our property.
Based on the Site Plan shared with us by Mr. Wallace, which we understand is the
Site Plan submitted with the Wallace's application for Planning Commission review. we
do not have any objections to the project as represented in the Site Plan.
Sincerely,
U
Robert and Lisa Margolis
DATE:
TO:
FROM:
•
Ci1 0/ iet Jht�
•
INCORPORATED
JANUARY
24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityofrh@aol.com
MAY 18, 2004
HONORABLE MEMBERS OF THE PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 687
11 EASTFIELD DRIVE (LOT 54-EF)
RA-S-1, 2.19 ACRES (GROSS)
MR. AND MRS. WALLACE
CRISS GUNDERSON
MAY 8, 2004
Request for a Variance to permit construction of additions, portion of which
would encroach into the north side yard setback at an existing single family
residence.
BACKGROUND
1. The applicants propose to construct 579 square feet of additions to the
existing 2,596 square foot residence and demolish the existing garage and
construct a new 925 square foot garage. When completed, the residence will be
3,175 square feet with a 925 square foot garage.
2. The property is developed with a 2,596 square foot residence, 511 square
foot garage, 627 square foot swimming pool, 600 square foot hobby shop and 96
square foot service yard.
3. Of the 579 square foot residential addition at the northern portion of the
property, 117 square feet will encroach into the north side yard setback. The
encroachment into the northern 20-foot setback will vary between 2'6" and 9 feet.
132 square feet of the existing residence already encroaches 8 feet into this area,
and was built with the original house. The proposed encroachment will be located
along the building line of the existing encroachment. The height of the addition
will not exceed 14'.
4. In November 1997, the Planning Commission approved a 1,138 square foot
addition, of which 117 square feet encroached into the northern side yard setback.
At the same time the Commission approved a conversion of an existing stable into
ZC NO. 687
PC 5/18/04
1
®Printed on Hacycled
•
a hobby shop. The additions were not constructed, however the stable was
converted to a hobby shop. One of the requirements of the 1997 residential
approval was that there be no new windows along the northerly wall of the
residence, and that the Planning Commission review any new construction.
5. Building permits show that the existing house was constructed in 1960. A
stable was built in the front yard area in 1962 and a swimming pool was built in
1968. In July 2002 the conversion of the stable into a hobby shop was completed.
6. A future 450 square foot stable with 550 square foot corral will be located at
the western portion of the building pad. Access to the sable will be from the
existing driveway, through the south side yard at a slope that is less than 25%. This
is the same location approved for astable in the 1997 approval.
7. Responding to the criteria to be satisfied for grant of a Variance the
applicants' representative states that the proposed encroachment will not be more
severe than current encroachment and constitutes a small percentage of the home's
total size. In addition, he states that the proposed encroachment is positioned at
inside corners of existing footprint or is a natural extension of exiting facade.
8. No grading is required for this project. However, grading of 110 cubic yards
of cut and fill will be required for the stable, when built.
9. The existing driveway and driveway approach will not be changed.
10. The property is located in the RAS-1 zone and is 2.19 acres gross in area,
(95,396 square feet). The net lot area is 79,896 square feet. The structural lot
coverage proposed is 5,873 square feet, which includes all of the structures or
7.35% of the net lot area, (20% permitted). The total lot coverage proposed,
including structures and flatwork is 14,956 square feet or 18.7% of the net lot area,
(35% permitted).
11. The existing residential building pad is 16,078 square feet and will have
coverage of 4,823 square feet or 30.0%. Currently, the building pad coverage is
23.8%. The stable pad will be 1,300 square feet with proposed coverage, if the
stable is built, of 34.6%. The existing hobby shop building pad is 1,820 square feet
with coverage of 33.0%. Combined building pad coverage will be 30.6%.
12. The disturbed area of the lot, including the future stable will be 31.0% of the
net lot area (40% maximum permitted).
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
14. It will be a requirement that all utility lines to the property be placed
underground.
15. The Rolling Hills Community Association will review the project at a later
date.
ZC NO. 687
PC 5/18/04
2
•
RECOMMENDATION
It is recommended that the Planning Commission review the staff report and
take public testimony.
ZONING CASE NO. 687
SITE PLAN REVIEW
RA-S-1 ZONE SETBACKS
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000 sq.
ft. and has the effect of increasing the
size of the structure by more than 25%
in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
BUILDING PAD COVERAGE
RESIDENTIAL
FUTURE BARN COVERAGE
HOBBY SHOP PAD COVERAGE
COVERAGE (30% maximum guideline)
GRADING
Site plan review required if excavation
and/or fill or combination thereof is
more than 3 feet in depth and covers
more than 2,000 sq. ft., must be
balanced on site
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and any
nongraded area where impervious
surfaces exist.)
STABLE (minimum 450 so. ft.) and
CORRAL (minimum 550 so. ft.)
STABLE ACCESS
ACCESSWAY
VIEWS
PLANTS AND ANIMALS
ZC NO. 687
PC 5/18/04
EXISTING
Single family residence,
which encroaches into the
side yard setback
PROPOSED
Addition, which would encroach
into the side yard setback
Residence 2596 sq.ft. Residence 3175 sq.ft
Garage 511 sq.ft Garage 925 sq.ft
Stable 0 sq.ft Stable 450 sq.ft.
ServiceYard 96 sq.ft. ServiceYard 96 sq.ft
Pool 627 sq.ft. Pool 627 sq.ft.
Hobby Shop 600 sq.ft. Hobby Shop 600 sq.ft.
TOTAL
5.5%
17.4%
23.8%
33.0%
N/A.
28.8%,
N/A
N/A
N/A
4,430 sq.ft TOTAL 5,873 sq.ft
Existing from Eastfield
N/A
N/A
3
7.35% of 79,896 sq.ft. net lot
area
18.7% of 79,896 sq.ft. net lot
area
30.0% of 16,078 sq.ft. pad
34.6% of 1,300 sq.ft. pad
33.0% of 1,820 sq.ft. pad
Combined — 30.6%
None
31.0% or 24,767 sq.ft. (includes
future stable)
Future 450 sq.ft.
Future 550 sq.ft.
From driveway over southern
easement
Existing from Eastfield
Planning Commission review
Planning Commission review
VARIANCE REQUIRED FINDINGS
A. That there are exceptional or extraordinary circumstances or conditions applicable to the
property that do not apply generally to other properties in the same vicinity and zone; and
B. That such variance is necessary for the preservation and enjoyment of substantial property
rights possessed by other properties in the same vicinity and zone but which is denied the
property in question; and
C. That the granting of such variance will not be materially detrimental to the public welfare or
injurious to properties or improvements in the vicinity; and
D. That in granting the variance, the spirit and intent of this title will be observed; and
E. That the variance does not grant special privilege;
F. That the variance is consistent with the portions of the County of Los Angeles Hazardous
Waste Management Plan relating to siting and siting criteria for hazardous waste facilities;
and
G. That the variance request is consistent with the General Plan of the City of Rolling Hills.
NEARBY PROPERTIES
ADDRESS
7 Eastfield
9 Eastfield
13 Eastfield
12 Eastfield
8 Eastfield
10 Eastfield
I AVERAGE
11 Eastfield
OWNER
Surprenant
Margolis
Farinsky
Leeuwenbur
g
Johnson
Butler
Wallace
RESIDENCE
In square feet
5,211
2,918
4,293
2,809
4,187
2,906
3,720
Existing 2,596;
Proposed 3,175
LOT AREA
(excl. road)
113,580
217,800
139,830
37,030
47,916
61,870
103,004
91,911
SOURCE: Assessors' Records/Department of Planning Records
The above calculations do not include garages.
ZC NO. 687
PC 5/18/04
4