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866, Addition of 402 sq ft to exist, Staff Reportsge't RI(lief get4 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No. 4-B Mtg. Date: 11/124/14 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THRU: RAYMOND R. CRUZ, CITY MANAGER SUBJECT: RESOLUTION NO. 2014-18. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF ABOVE GRADE DECKS AND A VARIANCE TO CONSTRUCT RESIDENTIAL ADDTIION AND A PORCH WHICH WOULD ENCROACH INTO THE FRONT YARD SETBACK IN ZONING CASE NO. 866 AT 4 HACKAMORE ROAD, (LOT 26-EF), (BROWN). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST AND PLANNING COMMISSION ACTION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The applicants, Mr. and Mrs. Brown, request approval of a Site Plan Review for grading of 21.5 cubic yards of dirt and construction of 504 square feet decks which would be more than 1-foot above grade; and a Variance to construct a 60 square foot addition to the residence and 70 square foot covered porch which would encroach into the front yard setback. The applicants also propose a 326.5 square foot addition in the rear of the residence, construction of 162 square foot spa and children's pool, relocate pool equipment area, construction of a fire pit and barbeque and generally remodel the interior and exterior of the residence as well as the outdoor spaces to improve the relationship between the existing residence and pool by introducing intermediary patio areas and stairs. The rear addition does not require discretionary approval and may be approved by staff. 3. The Planning Commission at their November 18, 2014 public hearing approved the project by a 4-0 vote. Commissioner Kirkpatrick was absent. However, Commissioner Kirkpatrick was present and voted in the affirmative at the meeting when the Planning Commission directed staff to prepare a Resolution approving the project. The Planning Commission found that the project is compatible with the proposed house and that the project would not cause the lot to be overbuilt; that the lot is unique because over 80% of the existing residence and garage encroach into the front setback and the addition would be a fill in under the roof line, that the project will introduce landscaping to screen it from the road and that the decks will contribute to better utilization of the rear yard. One neighbor objected to the front entryway, but not to the remaining of the project. Prior to approval of the Resolution the applicants reduced the front porch encroachment and reduced the size from 98 square feet to 70 square feet. Attached is a Resolution with standard findings and facts, including: • That the project be screened and landscaped • That a trash enclosure be provided That any work proposed in any easements, including stairs, walkways landscaping be reviewed and approved by the RHCA. BACKGROUND 4. The property is approximately 123 feet wide by 460 feet long consisting of a residential pad, swimming pool pad and graded future stable and corral pad. The swimming pool pad is located approximately 15 feet below and 20 feet away from the residence and the stable and corral pad is located approximately 7'-9' from the pool pad also at a lower elevation. The area behind the stable pad drops off drastically into a canyon. Over 80% of the residence is located in the required 50' front yard setback. The garage encroaches between 38'- 36.5' into the front yard setback and the residence (footprint) encroaches up to 32' into the front yard setback. The properties on both sides of subject site were constructed along similar line of encroachment. The proposed 60 square foot addition would be constructed under an existing roofline and the entryway would receive a new roof and would protrude 5' from the house footprint. 5. The property consists of 64,030 square feet (not including roadway easement), and is developed with a 2,817 square foot residence, 588 square foot garage, 608 square foot swimming pool, 394 square feet of covered porches and pool equipment area. MUNICIPAL CODE COMPLIANCE 6. The requested Site Plan Review is necessary due to the proposed structures and decks, which would be more than one foot above grade. Two levels of patios are being introduced between the residence and the swimming pool. The rear most sun deck would be at a maximum 4'4 1/2" above grade and the intermediate deck would be at a maximum 5' above grade, connected by staircases. The new deck immediately adjacent ZC NO. 866 to the rear of the residence is on an already flat grassy area. The 162 square feet water features (spa and children's pool) will be located at a different elevations, with the spa located on the residential building pad and the children's pool on the swimming pool pad, again connected by stairs. Additionally a 4' wide balcony is proposed to wrap around the north-west corner. Several existing planters and planter walls will be removed to accommodate the patios. 6. The Variance is requested to encroach with the 60 square foot addition up to 32 feet into the front setback, to follow the line of the existing building and with the 70 square foot entryway 37 feet into the front yard setback. 7. The net lot area for development purposes is 52,890 square feet. The proposed structural coverage including the above grade decks and future stable would be 6,251 square feet or 11.8% of the net lot area. The total coverage (structures and flatwork) would be 7,597 square feet or 13.4%. 8. The applicants architect states that the area of work was previously graded and disturbed and that no new disturbance will occur. The disturbed area of the lot, including the area of the future stable and corral is 14,068 square feet or 26.6%, (max allowed is 40%). A total of 21.5 cubic yards of grading is proposed, of which 8 cubic yards would be from excavation of the pool and spa. The dirt will be used on site as backfill and landscaping. 9. Other than the pool and spa walls, which will be part of the landscape, no other walls are proposed. 10. The residential building pad is 3,400 square feet (not in setback). However, over 80% of the house is in setback and with the proposed decking and spa, the building pad coverage would be 131.2%. Currently the building pad coverage is 115.4%. The swimming pool building pad, including the new children's pool and sundeck is 2,716 square feet and would have coverage of 41.6%. Currently 24.6%. 11. An area of approximately 4,000 square feet for a future stable and corral is available in the rear of the pool pad. Access to the stable could be provided in the northern setback area and would require some grading. Portion of the access would need to be in the RHCA easement, which would require their approval. REVIEW CRITERIA AND APPLICANTS' ILTSTIFICATION 12. When reviewing a Site Plan Review development application the Planning Commission should consider whether the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, ZC NO. 866 massing and development pattern in the immediate project vicinity; is in keeping with the desired development pattern and character of the City; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. When reviewing a Variance application the Planning Commission should consider whether the proposed development will be consistent with General Plan and Zoning Ordinance policies and objectives, if there would be detrimental impacts, and whether there is an exceptional circumstance that warrants granting exception to code standards. The applicants' representative has stated the following justifications for approval: • The building pads along Hackamore Rd. were originally established in setbacks to allow level land to built on before reaching extreme slope • This condition is unique to this neighborhood • The small addition would be an infill under an existing roof; the porch/entryway would only be covered on one side (roof) and be open on all other sides • The improvements are blended in aesthetically and the ridge line stays the same to maintain the scale and character of the neighborhood and the additions do not alter the building envelope • The terracing design utilizes the existing grades of the hillside. • The project preserves native vegetation by minimizing grading and the project will be additionally landscaped • The additional structures (spa and children's pool) are tucked away against stairs and hillsides and the decks are broken up to provide transition between the grades and utilize the existing topography to the maximum extend feasible. 13. The Rolling Hills Community Association Architectural Committee is in the process of reviewing this project. 14. The project is exempt from CEQA requirements. ZONING CASE NO. 866 SITE PLAN REVIEW & VARIANCE RA-S- 1 ZONE SETBACKS Front: 50 ft. from front easmnt. line Side: 20 ft. from side property line Rear: 50 ft. from rear property line SPR required for grading & decks. Variance is required for addition into setbacks ZC NO. 866 EXISTING SINGLE FAMILY RESIDENCE, GARAGE & POOL, Residence Garages Pool/spa Pool equip. Stable - future Attch. Porch - Service yard 2817 sq.ft. 588 sq.ft. 608 sq.ft. 60 sq.ft. 0 sq. ft. 394 sq. ft. 126 sq.ft. TOTAL 4,593 sq.ft. PROPOSED SPA, CHILDREN'S POOL, DECKS AND ADDITION TO THE RESIDENCE Residence Garages Pool/spa Pool equip. Stable -future Attch porch - Service yard Fire Pit BBQ Decks TOTAL 3219 sq.ft. 588 sq.ft. 770 sq.ft. 60 sq.ft. 450 sq.ft. 462 sq.ft. 126 sq.ft 16 sq.ft 28 sq.ft. 504 sq.ft. 6,223 sq. ft. • • GRADING Site Plan Review required if excavation and/or fill or combination thereof that is more than 3 feet in depth and covers more than 2,000 sq. ft.). Must be I balanced on -site. I STRUCTURAL LOT COVERAGE (20% maximum) TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE (30% maximum -guideline) Residential Pool pad Stable pad DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non -graded area where impervious surfaces exist.) STABLE (min. 450 SO.FT. & 550 SO.FT. CORRAL) STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS N/A 21.5 cubic yards to be used on site 8.7% 11.8% of 52,890 s.f. net lot area 12.5% 14.4% or 7,597 sq.ft. of 52,890 sq.ft. net lot area 115.4% 24.6% 15% (450 sq.ft. stable) Previously disturbed Future 450 sq.ft. & min 550 sq.ft. corral Proposed Existing driveway approach N/A N/A 131.2% of 3,400 sq.ft. pad 41.6% of 2,716 sq.ft. pad 15% (450 sq.ft. stable) Previously disturbed, 14,068 sq.ft. area or 26.6% of the net lot area Future 450 sq.ft & min 550 sq.ft. corral Proposed from Hackamore Existing driveway approach Planning Commission review Planning Commission review SITE PLAN REVIEW CRITERIA 11.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 11.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; ZC NO. 866 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; , 4. The project preserves and integrates into the site design, to the greatest extent possible, existing topographic features of the site, including surrounding native vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls); 5. Grading has been designed to follow natural contours of the site and to minimize the amount of grading required to create the building area; 6. Grading will not modify existing drainage channels nor redirect drainage flow, unless such flow is redirected into an existing drainage course; 7. The project preserves surrounding native vegetation and mature trees and supplements these elements with drought -tolerant landscaping which is compatible with and enhances the rural character of the community, and landscaping provides a buffer or transition area between private and public areas; 8. The project is sensitive and not detrimental to the convenient and safe movement of pedestrians and vehicles; and 9. The project conforms to the requirements of the California Environmental Quality Act. CRITERIA FOR VARIANCES 17.38.050 Reauired findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property that do not apply generally to other properties in the same vicinity and zone; B. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity; D. That in granting the variance, the spirit and intent of this title will be observed; E. That the variance does not grant special privilege to the applicant; F. That the variance is consistent with the portions of the County of Los Angeles Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; and G. That the variance request is consistent with the general plan of the City of Rolling Hills. ZC NO. 866 • Tuesday, October 21, 4 4:20:04 PM Pacific Daylight Time Subject: 4 Hackamore Rd. Date: Tuesday, October 21, 2014 4:18:27 PM Pacific Daylight Time From: Greg Noel <gsnoel@aol.com> To: Yolanta Schwartz <ys@cityofrh.net> Yolanta, 4',1•1 roFiR. (1' 41,`Z.9 OCT 2 1 2dl4 City of Rolling Hills Good to to see you this morning. As I mentioned at the meeting, rather than grant a variance, I would like to see the front yard structure reworked. I was taught that variances were for hardships. What is the hardship in this case? To eat up nearly 100 square feet of the tiny front yard for a portico, 100% of which will be located in the setback, is not what Rolling Hills is about. When I moved here 10 years ago, it was for the wide open spaces unique to Rolling Hills. As you know, we have one of the skinniest streets in the City. The proposed structure sticks out to within roughly 8 feet of the front easement at its northeast corner. When you add a 2 foot overhang to that the roofline comes within 6 feet of the front easement. When you drive down Hackamore Road you already feel claustrophobic. Having this structure stick out to nearly the front easement will make the feeling that much worse. Currently, we have an issue with cars parking in the street (literally) for anywhere from several hours to overnight. As you know, this is a violation of the Rolling Hills Municipal Code. Sticking a portico out toward the street and then having stairs lead directly forward to the street will further encourage guests to illegally park in the street. Not only is it difficult for cars to pass when someone parks in our skinny street, it's nearly impossible for fire trucks and emergency personnel to pass. I have already endured one incident this fall where I attempted to take my children to school but could not pass because of cars parked in the street. I am not trying to cause trouble. I have no issues with the other proposed additions to the property and I look forward to being neighbors with the Browns for the next 20+ years. However, as a City I think if we all focus on the issue we can find a better solution. Sincerely, Greg Noel 8 Hackamore Rd. Page 1 of: THIS PAGE INTENTIONALLY LEFT BLANK 0 RESOLUTION NO. 2014-18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF ABOVE GRADE DECKS AND A VARIANCE TO CONSTRUCT RESIDENTIAL ADDTIION AND A PORCH WHICH WOULD ENCROACH INTO THE FRONT YARD SETBACK IN ZONING CASE NO. 866 AT 4 HACKAMORE ROAD, (LOT 26-EF), (BROWN). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). 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. Brown of 4 Hackamore Road, requesting approval of a Site Plan Review for grading of 21.5 cubic yards of dirt and construction of 504 square feet decks one of which would be at a maximum 4'4 1/2" above grade and the intermediate deck would be at a maximum 5' above grade, to improve the relationship between the existing residence and pool by introducing intermediary patio areas and stairs; and a Variance to construct a 60 square foot addition to the residence and 70 square foot covered porch which would encroach into the front yard setback. The applicants also propose a 326.5 square foot addition in the rear of the residence, construction of 162 square foot spa and children's pool, relocate pool equipment area, construction of a fire pit and barbeque and generally remodel the interior and exterior of the residence as well as the outdoor spaces. The latter additions and improvements do not require discretionary review. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application at a field visit on October 21, 2014 and at a regular meeting of the Planning Commission on October 21, 2014. The applicants were notified of the public hearing 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 applicants were in attendance at the hearing. Several neighbors attended the field trip and one objected to the request for the Variance. Section 3. The Planning Commission at their regular meeting on October 21, 2014 directed staff to prepare a Resolution of approval for consideration at the November 18, 2014 regular meeting of the Planning Commission. 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. Reso. 201448 1 4 Hackamore Rd. • Section 4. The property is approximately 123 feet wide by 460 feet long consisting of a residential pad, swimming pool pad and graded future stable and corral pad. The area behind the stable pad drops off drastically into a canyon. Over 80% of the residence is located in the required 50' front yard setback. The garage encroaches between 38'- 36.5' into the front yard setback and the residence encroaches up to 32' into the front yard setback. The properties on both sides of subject site were constructed along similar line of encroachment. Section 5. Section 17.46.020 requires a development plan to be submitted for Site Plan Review for decks that are one or more feet above grade. With respect to the Site Plan Review application requesting approval to construct new raised decks, 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. The project conforms to Zoning Code lot coverage requirements. No additional disturbance is proposed, as the project will be located on previously disturbed area. The proposed project, located to the rear, is screened from the road by the residence, which minimizes the visual impact of the development. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new and existing decks are relatively small in size and will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction and maintenance, respectively of the proposed and existing decks will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is a sufficient distance from nearby residences so that the proposed structures will not impact the view or privacy of surrounding neighbors, and will utilize the existing previously graded area of the lot. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be exceeded. D. The development plan follows the existing topography. The construction will take place within the existing building pad area, which was previously disturbed. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the applicants will utilize the existing driveway. A narrow, landscaped, low pedestrian Reso. 2014-18 2 4 Hackamore Rd. staircase is proposed from the front entry of the house which will not affect circulation, but allow the property owners to exit the residence directly onto the street. F. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Section 17.16.110 is required because it states that every lot in the RAS-1 zone shall have a front setback of not less than 50 feet from the roadway easement line and shall be unobstructed. The applicant is requesting a Variance to encroach with 60 square foot addition and 98 square foot porch into the front setback. 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. The existing residence has been developed in 1959 and over 80% of the structure encroaches into the front setback. The encroachment permits the use of the lot to the extent allowed for other properties with similar lot configurations. The lot was graded at that time to create a pad for construction in a manner that the structure was placed in the front of the property. The topography of the lot together with the fact that the existing pad and residence are located in the front setback creates difficulty in complying with the zoning requirements. The small addition would be an infill under an existing roof. 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. The Variance is necessary because the existing terrain and development on the lot creates a difficulty in placing the addition elsewhere on the property. The lot is located on a unique property where it is already encroaching into the front and the 60 square foot addition would be an infill under an existing roofline. The 98 square foot entryway would add to the character of the residence and would be open on all sides. 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. The proposed construction will be constructed on an existing building pad, will be the least intrusive to surrounding properties, will be screened and landscaped, is of sufficient distance from nearby residences and is at a similar encroachment to currently existing into the front setback. The development will not impact the view or privacy of surrounding neighbors, and will permit the owners Reso. 2014-18 4 Hackamore Rd. • to enjoy their property without deleterious infringement on the rights of surrounding property owners. D. In granting of the Variance the spirit 'and intent of the Zoning Ordinance will be observed in that the proposed construction will be orderly, attractive and shall protect the natural topography of the lot. The proposed addition will not cause additional grading or any exceedances in the required development standards. E. The Variance request is consistent with the General Plan of the City of Rolling Hills because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. Section 7. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review in Zoning Case No. 866 to construct 504 square feet decks one of which would be at a maximum 4'41/2" above grade and the intermediate deck would be at a maximum 5' above grade, and the construction of a 60 square foot addition to the residence and a 98 square foot porch which would encroach into the front yard setback, subject to the following conditions: A. The conditions of approval specified herein shall be printed on all construction plans and shall be at all times available at the construction site. B. This approval shall expire within two years from the effective date of approval as defined in Section 17.46.080 unless otherwise extended pursuant to the requirements of that section. C. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. D. All requirements of the Building and Construction Ordinance, Building Code including the use of construction materials in the VHFHSZ, 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. E. The lot shall be developed and maintained in substantial conformance with the site plan on file stamp dated October 21, 2014 and the conceptual landscaping plan stamp dated October 30, 2014, subject to the revisions required by the RHCA and reflected on the schematic design submitted to the Planning Commission at its November 18, 2014 meeting, except as otherwise provided in these conditions. Reso. 2014-18 4 4 Hackamore Rd. F. The applicant shall execute a Certificate stating that the plans submitted to the Department of Building and Safety for plan check are according to those approved by the Planning Commission. In addition, the person obtaining a building permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. G. There will be minimal grading for the project, consisting of a total of 21.5 cubic yards of grading, of which 8 cubic yards would be from excavation of the pool and spa. The dirt will be used on site as backfill and landscaping. The disturbed area of the lot shall remain at 14,068 sq.ft. or 26.6% of the net lot area. H. The structural coverage of the net lot area, including the above grade decks and future stable, shall not exceed 6,251 square feet or 11.8% of the net lot area. The total coverage (structures and flatwork) shall not exceed 7,597 square feet or 13.4% of the net lot area, as calculated for development purposes. I. The residential building pad is 3,400 square feet (not in setback). However, over 80% of the house is in setback and with the proposed decking and spa, the building pad coverage would be 131.2%. The swimming pool building pad, including the new children's pool and sundeck is 2,716 square feet and would have coverage of 41.6%. The future stable and corral building pad is approximately 4,000 square feet and shall remain reserved for said use. Additional grading would be required for access to the future stable and corral. J. Any walls associated with this project shall not be located in any setback and shall not exceed the height of 5 feet, including walls for the spa and new pool. All walls shall be screened with landscaping. K During construction conformance with the air quality management district requirements, storm water 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. L. Minimum of 50% of the construction material spoils shall be recycled and diverted from landfills. The hauler shall obtain a Construction and Demolition Permit from the City and provide the appropriate documentation showing recycling. There shall be no dumping of any debris, trash, soil spoils, construction materials or any other matter on the property, into the canyon, easements or adjacent properties. N. No grading, construction or storage of any objects including building materials shall take place in the easements, unless approved by the Rolling Hills Reso. 2014-18 4 Hackarnore Rd. 5 63) Community Association. Any proposed landscaping, driveways, walkways or stairs in any easement on the property are subject to review and approval by the RHCA. O. 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. P. All conditions of this Site Plan approval must be complied with prior to the issuance of a final inspection by City staff and Building Department. Q. A trash area shall be designated and enclosed R. The project must be reviewed and approved by the RHCA. S. The applicants shall execute an Affidavit of Acceptance Form of all conditions of this approval, pursuant to Section 17.46.065, or the approval shall not be effective. T. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 18th DAY -OF NOVEMBER, 2014. //. 7 B AD CHtLF, CHAIR AN ATTEST: HEIDI LUCE, CITY CLERK Reso. 2014-18 6 4 HaCkamore Rd. CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2014-18 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF ABOVE GRADE DECKS AND A VARIANCE TO CONSTRUCT RESIDENTIAL ADDTIION AND A PORCH WHICH WOULD ENCROACH INTO THE FRONT YARD SETBACK IN ZONING CASE NO. 866 AT 4 HACKAMORE ROAD, (LOT 26-EF), (BROWN). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at a regular meeting of the Planning Commission on November 18, 2014 by the following roll call vote: AYES: Commissioners Gray, Mirsch, Smith and Chairman Chelf. NOES: None. ABSENT: Commissioner Kirkpatrick. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. LOatiC,I) CITY CLERK Reso. 2014-18 7 4 Hackamore Rd. gegt a/Zia-09 qice6 INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 6C Mtg. Date: 11-18-14 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 866 SITE LOCATION: 4 HACKAMORE (LOT 26 - EF) ZONING AND SIZE: RA-S-1, 1.46 ACRES (EXCL. ROAD EASEMENT) APPLICANT: MR. AND MRS. DAVID BROWN REPRESENTATIVE: GREER AND ASSOCIATES NOTICE PUBLISHED: OCTOBER 9, 2014 REQUEST AND RECOMMENDATION 1. The applicants, Mr. and Mrs. Brown, request approval of a Site Plan Review for grading of 21.5 cubic yards of dirt and construction of 504 square feet decks which would be more than 1-foot above grade; and a Variance to construct a 60 square foot addition to the residence and 98 square foot covered porch, which would encroach into the front yard setback. The applicants also propose a 326.5 square foot addition in the rear of the residence, construction of 162 square foot spa and children's pool, relocate pool equipment area, construction of a fire pit and barbeque and generally remodel the interior and exterior of the residence as well as the outdoor spaces to improve the relationship between the existing residence and pool by introducing intermediary patio areas and stairs. The addition in the rear of the residence does not require discretionary approval and may be approved by staff. 2. The Planning Commission at the October 21, 2014 meeting directed staff to prepare a Resolution of approval for the project with certain conditions. Commissioner Gray was absent, however he visited the project with staff on November 6, 2014. Resolution No. 2014-18 contains standard findings and facts and conditions, including conditions specific to this project as follows: • That landscaping plan be submitted ZC NO. 866 4 Hackamore Rd. • That a trash enclosure be provided • That the project be reviewed and approved by the RHCA. 3. It is recommended that the Planning Commission review and consider the attached resolution for adoption. , ZC NO. 866 4 Hackamore Road RESOLUTION NO. 2014-18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF ABOVE GRADE DECKS AND A VARIANCE TO CONSTRUCT RESIDENTIAL ADDTIION AND A PORCH WHICH WOULD ENCROACH INTO THE FRONT YARD SETBACK IN ZONING CASE NO. 866 AT 4 HACKAMORE ROAD, (LOT 26-EF), (BROWN). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). 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. Brown of 4 Hackamore Road, requesting approval of a Site Plan Review for grading of 21.5 cubic yards of dirt and construction of 504 square feet decks one of which would be at a maximum 4'4 1/2" above grade and the intermediate deck would be at a maximum 5' above grade, to improve the relationship between the existing residence and pool by introducing intermediary patio areas and stairs; and a Variance to construct a 60 square foot addition to the residence and 98 square foot covered porch which would encroach into the front yard setback. The applicants also propose a 326.5 square foot addition in the rear of the residence, construction of 162 square foot spa and children's pool, relocate pool equipment area, construction of a fire pit and barbeque and generally remodel the interior and exterior of the residence as well as the outdoor spaces. The latter additions and improvements do not require discretionary review. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application at a field visit on October 21, 2014 and at a regular meeting of the Planning Commission on October 21, 2014. The applicants were notified of the public hearing 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 applicants were in attendance at the hearing. Several neighbors attended the field trip and one objected to the request for the Variance. Section 3. The Planning Commission at their regular meeting on October 21, 2014 directed staff to prepare a Resolution of approval for consideration at the November 18, 2014 regular meeting of the Planning Commission. 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. Reso. 2014-18 4 Hackamore Rd. Section 4. The property is approximately 123 feet wide by 460 feet long consisting of a residential pad, swimming pool pad and graded future stable and corral pad. The area behind the stable pad drops off drastically into a canyon. Over 80% of the residence is located in the required 50' front yard setback. The garage encroaches between 38'- 36.5' into the front yard setback and the residence encroaches up to 32' into the front yard setback. The properties on both sides of subject site were constructed along similar line of encroachment. Section 5. Section 17.46.020 requires a development plan to be submitted for Site Plan Review for decks that are one or more feet above grade. With respect to the Site Plan Review application requesting approval to construct new raised decks, 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. The project conforms to Zoning Code lot coverage requirements. No additional disturbance is proposed, as the project will be located on previously disturbed area. The proposed project, located to the rear, is screened from the road by the residence, which minimizes the visual impact of the development. B. The development plan substantially preserves the natural and undeveloped state of the lot by minimizing building coverage because the new and existing decks are relatively small in size and will not cause the lot to look overdeveloped. Significant portions of the lot will be left undeveloped so as to maintain open space on the property. The nature, condition, and development of adjacent uses, buildings, and structures and the topography of the lot have been considered, and the construction and maintenance, respectively of the proposed and existing decks will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures because the proposed structures will be constructed on a portion of the lot which is least intrusive to surrounding properties, will be screened and landscaped with trees and shrubs, is a sufficient distance from nearby residences so that the proposed structures will not impact the view or privacy of surrounding neighbors, and will utilize the existing previously graded area of the lot. C. The proposed development, as conditioned, is harmonious in scale and mass with the site, the natural terrain and surrounding residences. As indicated in Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be exceeded. D. The development plan follows the existing topography. The construction will take place within the existing building pad area, which was previously disturbed. E. The proposed development is sensitive and not detrimental to the convenience and safety of circulation for pedestrians and vehicles because the applicants will utilize the existing driveway. A narrow, landscaped, low pedestrian Reso. 2014-18 2 4 Hackamore Rd. staircase is proposed from the front entry of the house which will not affect circulation, but allow the property owners to exit the residence directly onto the street. F. The project conforms to the requirements of the California Environmental Quality Act and is exempt. Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal Code permit approval of a Variance from the standards and requirements of the Zoning Ordinance when exceptional or extraordinary circumstances applicable to the property and not applicable to other similar properties in the same zone prevent the owner from making use of a parcel of property to the same extent enjoyed by similar properties in the same vicinity. A Variance to Section 17.16.110 is required because it states that every lot in the RAS-1 zone shall have a front setback of not less than 50 feet from the roadway easement line and shall be unobstructed. The applicant is requesting a Variance to encroach with 60 square foot addition and 98 square foot porch into the front setback. 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. The existing residence has been developed in 1959 and over 80% of the structure encroaches into the front setback. The encroachment permits the use of the lot to the extent allowed for other properties with similar lot configurations. The lot was graded at that time to create a pad for construction in a manner that the structure was placed in the front of the property. The topography of the lot together with the fact that the existing pad and residence are located in the front setback creates difficulty in complying with the zoning requirements. The small addition would be an infill under an existing roof. 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. The Variance is necessary because the existing terrain and development on the lot creates a difficulty in placing the addition elsewhere on the property. The lot is located on a unique property where it is already encroaching into the front and the 60 square foot addition would be an infill under an existing roofline. The 98 square foot entryway would add to the character of the residence and would be open on all sides. 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. The proposed construction will be constructed on an existing building pad, will be the least intrusive to surrounding properties, will be screened and landscaped, is of sufficient distance from nearby residences and is at a similar encroachment to currently existing into the front setback. The development will not impact the view or privacy of surrounding neighbors, and will permit the owners Reso. 2014-18 3 ® 4 Hackamore Rd. to enjoy their property without deleterious infringement on the rights of surrounding property owners. D. In granting of the Variance the spirit and intent of the Zoning Ordinance will be observed in that the proposed construction will be orderly, attractive and shall protect the natural topography of the lot. The proposed addition will not cause additional grading or any exceedances in the required development standards. E. The Variance request is consistent with the General Plan of the City of Rolling Hills because the proposed structures comply with the General Plan requirement of low profile, low -density residential development with sufficient open space between surrounding structures. Section 7. Based upon the foregoing findings, the Planning Commission hereby approves the Site Plan Review in Zoning Case No. 866 to construct 504 square feet decks one of which would be at a maximum 4'41/2" above grade and the intermediate deck would be at a maximum 5' above grade, and the construction of a 60 square foot addition to the residence and a 98 square foot porch which would encroach into the front yard setback, subject to the following conditions: A. The conditions of approval specified herein shall be printed on all construction plans and shall be at all times available at the construction site. B. This approval shall expire within two years from the effective date of approval as defined in Section 17.46.080 unless otherwise extended pursuant to the requirements of that section. C. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted thereunder shall lapse; provided that the applicants have been given written notice to cease such violation, the opportunity for a hearing has been provided, and if requested, has been held, and thereafter the applicant fails to correct the violation within a period of thirty (30) days from the date of the City's determination. D. All requirements of the Building and Construction Ordinance, Building Code including the use of construction materials in the VHFHSZ, 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. E. The lot shall be developed and maintained in substantial conformance with the site plan on file stamp dated October 21, 2014 and the conceptual landscaping plan stamp dated October 30, 2014, except as otherwise provided in these conditions. F. The applicant shall execute a Certificate stating that the plans submitted to the Department of Building and Safety for plan check are according to those approved Reso. 2014-18 4 4 Hackamore Rd. by the Planning Commission. In addition, the person obtaining a building permit for this project shall execute a Certificate of Construction stating that the project will be constructed according to this Resolution and any plans approved therewith. G. There will be minimal grading for the project, consisting of a total of 21.5 cubic yards of grading, of which 8 cubic yards would be from excavation of the pool and spa. The dirt will be used on site as backfill and landscaping. The disturbed area of the lot shall remain at 14,068 sq.ft. or 26.6% of the net lot area. H. The structural coverage of the net lot area, including the above grade decks and future stable, shall not exceed 6,251 square feet or 11.8% of the net lot area. The total coverage (structures and flatwork) shall not exceed 7,597 square feet or 13.4% of the net lot area, as calculated for development purposes. 1. The residential building pad is 3,400 square feet (not in setback). However, over 80% of the house is in setback and with the proposed decking and spa, the building pad coverage would be 131.2%. The swimming pool building pad, including the new children's pool and sundeck is 2,716 square feet and would have coverage of 41.6%. The future stable and corral building pad is approximately 4,000 square feet and shall remain reserved for said use. Additional grading would be required for access to the future stable and corral. J. Any walls associated with this project shall not be located in any setback and shall not exceed the height of 5 feet, including walls for the spa and new pool. All walls shall be screened with landscaping. K During construction conformance with the air quality management district requirements, storm water 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. L. Minimum of 50% of the construction material spoils shall be recycled and diverted from landfills. The hauler shall obtain a Construction and Demolition Permit from the City and provide the appropriate documentation showing recycling. There shall be no dumping of any debris, trash, soil spoils, construction materials or any other matter on the property, into the canyon, easements or adjacent properties. N. No grading, construction or storage of any objects including building materials shall take place in the easements, unless approved by the Rolling Hills Reso. 2014-18 5 4 Hackamore Rd. Community Association. Any proposed landscaping, driveways, walkways or stairs in any easement on the property are subject to review and approval by the RHCA. O. 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. P. All conditions of this Site Plan approval must be complied with prior to the issuance of a final inspection by City staff and Building Department. Q. A trash area shall be designated and enclosed R. The project must be reviewed and approved by the RHCA. S. The applicants shall execute an Affidavit of Acceptance Form of all conditions of this approval, pursuant to Section 17.46.065, or the approval shall not be effective. T. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. PASSED, APPROVED AND ADOPTED THIS 18th DAY OF NOVEMBER, 2014. ATTEST: HEIDI LUCE, CITY CLERK BRAD CHELF, CHAIRMAN Reso. 2014-18 4 Hackamore Rd. 6 STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2014-18 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF SITE PLAN REVIEW FOR GRADING AND CONSTRUCTION OF ABOVE GRADE DECKS AND A VARIANCE TO CONSTRUCT RESIDENTIAL ADDTIION AND A PORCH WHICH WOULD ENCROACH INTO THE FRONT YARD SETBACK IN ZONING CASE NO. 866 AT 4 HACKAMORE ROAD, (LOT 26-EF), (BROWN). THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). was approved and adopted at a regular meeting of the Planning Commission on November 18, 2014 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. CITY CLERK Reso. 2014-18 4 Hackamore Rd. 7 R'a ifig9 gia INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.: 7B Mtg. Date: 10-21-14 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 866 SITE LOCATION: 4 HACKAMORE (LOT 26 - EF) ZONING AND SIZE: RA-S-1, 1.46 ACRES (EXCL. ROAD EASEMENT) APPLICANT: MR. AND MRS. DAVID BROWN REPRESENTATIVE: GREER AND ASSOCIATES NOTICE PUBLISHED: OCTOBER 9, 2014 REQUEST AND RECOMMENDATION 1. The Planning Commission viewed the proposed project in the field earlier today. It is recommended that the Planning Commission reconvene the public hearing, review the staff report, take public testimony and provide direction to staff. 2. The applicants, Mr. and Mrs. Brown, request approval of a Site Plan Review for grading of 21.5 cubic yards of dirt and construction of 504 square feet decks which would be more than 1-foot above grade; and a Variance to construct a 60 square foot addition to the residence and 98 square foot covered porch which would encroach into the front yard setback. The applicants also propose a 326.5 square foot addition in the rear of the residence, construction of 162 square foot spa and children's pool, relocate pool equipment area, construction of a fire pit and barbeque and generally remodel the interior and exterior of the residence as well as the outdoor spaces to improve the relationship between the existing residence and pool by introducing intermediary patio areas and stairs. BACKGROUND 3. The property is approximately 123 feet wide by 460 feet long consisting of a residential pad, swimming pool pad and graded future stable and corral pad. The ZC NO. 866 4 Hackamore Rd. • swimming pool pad is located approximately 15 feet below and 20 feet away from the residence and the stable and corral pad is located approximately 7-9' from the pool pad also at a lower elevation. The area behind the stable pad drops off drastically into a canyon. Over 80% of the residence is located in the required 50' front yard setback. The garage encroaches between 38'- 36.5' into the front yard setback and the residence encroaches up to 32' into the front yard setback. The properties on both sides of subject site were constructed along similar line of encroachment. The proposed 60 square foot addition would be constructed under an existing roof line and the entryway would receive a new roof and would encroach at the same distance as the existing garage. 4. The property consists of 64,030 square feet (not including roadway easement), and is developed with a 2,817 square foot residence, 588 square foot garage, 608 square foot swimming pool, 394 square feet of covered porches, pool equipment area and service yard. MUNICIPAL CODE COMPLIANCE 5. The requested site Plan Review is necessary due to the proposed structures and decks, which would be more than one foot above grade. Two levels of patios are being introduced between the residence and the swimming pool. The rear most sun deck would be at a maximum 4'4 1/2" above grade and the intermediate deck would be at a maximum 5' above grade, connected by staircases. The new deck immediately adjacent to the rear of the residence is on an already flat grassy area. The 162 square feet water features (spa and children's pool) will be located at a different elevations, with the spa located on the residential building pad and the children's pool on the swimming pool pad, again connected by stairs. Additionally a 4' wide balcony is proposed to wrap around the north west corner of the residence, which would between 2'9" and -4.5' above grade. Several exiting planters and planter walls will be removed to accommodate the patios. 6. The Variance is requested to encroach with the 60 square foot addition up to 32 feet into the front setback and with the 98 square foot entryway 38 feet into the front yard setback. 7. The net lot area for development purposes is 52,890 square feet. The proposed structural coverage including the above grade decks and future stable would be 6,251 square feet or 11.8% of the net lot area. The total coverage (structures and flatwork) would be 7,597 square feet or 13.4%. ZC NO. 866 4 Hackamore Road 8. The applicants architect states that the area of work was previously graded and disturbed and that no new disturbance will occur. The disturbed area of the lot, including the area of the future stable and corral is 14,068 square feet or 26.6%, (max allowed is 40%). A total of 21.5 cubic yards of grading is proposed, of which 8 cubic yards would be from excavation of the pool and spa. The dirt will be used on site as backfill and landscaping. 9. Other than the pool and spa walls, which will be part of the landscape, no other walls are proposed. 10. The residential building pad is 3,400 square feet (not in setback). However, over 80% of the house is in setback and with the proposed decking and spa, the building pad coverage would be 131.2%. Currently the building pad coverage is 115.4%. The swimming pool building pad, including the new children's pool and sundeck is 2,716 square feet and would have coverage of 41.6%. Currently 24.6%. 11. An area of approximately 4,000 square feet for a future stable and corral is available in the rear of the pool pad. Access to the stable could be provided in the northern setback area and would require some grading. Portion of the access would need to be in the RHCA easement, which would require their approval. REVIEW CRITERIA AND APPLICANTS' JUSTIFICATION 12. When reviewing a Site Plan Review development application the Planning Commission should consider whether the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; is in keeping with the desired development pattern and character of the City; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. When reviewing a Variance application the Planning Commission should consider whether the proposed development will be consistent with General Plan and Zoning Ordinance policies and objectives, if there would be detrimental impacts, and whether there is an exceptional circumstance that warrants granting exception to code standards. The applicants' representative has stated the following justifications for approval: • The building pads along Hackamore Rd. were originally established in setbacks to allow level land to built on before reaching extreme slope • This condition is unique to this neighborhood ZC NO. 866 4 Hackamore Road TOTAL LOT COVERAGE (35% maximum) BUILDING PAD COVERAGE (30% maximum -guideline) Residential Pool pad Stable pad DISTURBED AREA (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any non -graded area where impervious surfaces exist.) STABLE (min. 450 SO.FT. & 550 SO.FT. CORRAL1 STABLE ACCESS ROADWAY ACCESS VIEWS PLANTS AND ANIMALS 12.5% I 14.4% or 7,597 sq.ft. of 52,890 I sq.ft. net lot area 115.4% 24.6% 15% (450 sq.ft. stable) Previously disturbed I Future 450 sq.ft. & min 550 I sq.ft. corral IProposed I Existing driveway approach I N/A I N/A 131.2% of 3,400 sq.ft. pad 41.6% of 2,716 sq.ft. pad 15% (450 sq.ft. stable) Previously disturbed, 14,068 sq.ft. area or 26.6% of the net lot area I Future 450 sq.ft Sr min 550 I sq.ft. corral I Proposed from Hackamore I Existing driveway approach I Planning Commission review I Planning Commission review SITE PLAN REVIEW CRITERIA 17.46.010 Purpose. The site plan review process is established to provide discretionary review of certain development projects in the City for the purposes of ensuring that the proposed project is consistent with the City's General Plan; incorporates environmentally and aesthetically sensitive grading practices; preserves existing mature vegetation; is compatible and consistent with the scale, massing and development pattern in the immediate project vicinity; and otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills. 17.46.050 Required findings. A. The Commission shall be required to make findings in acting to approve, conditionally approve, or deny a site plan review application. B. No project which requires site plan review approval shall be approved by the Commission, or by the City Council on appeal, unless the following findings can be made: 1. The project complies with and is consistent with the goals and policies of the general plan and all requirements of the zoning ordinance; 2. The project substantially preserves the natural and undeveloped state of the lot by minimizing building coverage. Lot coverage requirements are regarded as maximums, and the actual amount of lot coverage permitted depends upon the existing buildable area of the lot; 3. The project is harmonious in scale and mass with the site, the natural terrain and surrounding residences; ZC NO. 866 4 Hackamore Road