410, Construction of new SFR, Staff ReportsSTAFF REPORT
DATE: January 8, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 410; 10 Upper Blackwater Canyon Road,
Lot 84-2-RH; Owner: Art Pineda
DISCUSSION
The Planning Commission, at their scheduled meeting of December 12, 1989,
continued the above -stated application to an adjourned meeting so as to
conduct. a field trip to inspect the site and surrounding properties. The
Commission previously reviewed the application and site at the regular
meeting and field trip. held November 14, 1989 and December 9, 1989,
respectively. As a result, the Commission suggested to the applicant's
representatives that they consider alternative designs to address
reduction of potential impacts to the site, surrounding properties, and
roadway.
Since the last meeting, the applicant's representatives have redesigned
the project so as a variance and conditional use permit will not be
required. Previous encroachments of proposed structures have been removed
from plans and the applicant will not propose the cabana.
Correspondingly, the application is now for Site Plan Review only.
Issues raised at the last meeting included building pad coverage of the
improvements, grading and drainage modifications, provision of a landscape
plan, driveway access, and traffic safety. On the latter issue, the
City's Traffic Commission has reviewed traffic safety issues as they
relate to the proposed access opening, and would not favorably recommend
the access as proposed. A suggestion discussed with Staff included a
typical single driveway of curvilinear design that would follow the land
contours and be of less visual impact from the roadway.
Further, the Los Angeles County Fire Department has recently informed the
City that they will scrutinize applicable new projects for compliance with
the Fire Code, particularly accessibility for fire personnel and
apparatus. The Fire Code provides a number of alternatives available to
project developers. Applicants must contact the Fire Department for
project evaluation and address any concerns that the Fire Code
identifies. The applicant's representatives have indicated that they
would circulate and discuss plans with Fire Department plan checkers for
review. The Commission should further discuss this issue for development
of policy, since this may affect the Commission's decision to take action
upon the application.
ZC410
Page 2
RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposed
project and potential impacts in accordance with provisions of the
ordinance addressing development compatibility. The Commission must
consider site plan review for the project and determine that findings
required for site plan review as set forth by the ordinance are
satisfied. The Commission must ascertain from the applicant that his
plans have received preliminary approval from the Fire Department should
the Commission wish to take final action on the matter.
zc410#3
STAFF REPORT
DECEMBER 1, 1989
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 410; Request for Zone Variance to encroach
into the front yard setback to construct a new residence and
retaining wall; Request for Site Plan Review to determine
compatibility of the proposed residence with the site
located at 10 Upper Blackwater Canyon Road, Lot 84-2-RH;
Owner: Art Pineda
DISCUSSION
The Planning Commission, at a scheduled meeting held November 14, 1989,
continued the above -stated application to a scheduled field trip so as to
inspect the site and surrounding properties.
Since the last meeting, discussion with the applicant's representative
revealed that the Commission must review additional matters as part of
this application. Revised plans submitted by the applicant now detail a
proposed cabana which requires a conditional use permit for approval of
compatibility. Additionally, in reviewing plans, a retaining wall and
porte cochere encroach into the front setback area.
The maximum encroachment of the proposed 4,962 square foot residence and
assessory structures into the front yard setback would be about 12 feet.
Portions of the residence, attached garage, porte cochere, and retaining
wall require such variance relief. Building area calculations must be
amended to include the cabana and porte cochere, and would not result in
any lot coverages that exceed code.
Proposed drainage will generally tend to follow two courses, that of the
canyon to the rear and to the roadway at front. The requirement of a
landscape plan will be necessary to indicate methods of screening and
water retention on newly graded areas.
Access to the site will be a single main driveway with on -site turnaround
circulation. This improvement is subject to review by the Traffic
Commission. Secondary access to a "future stable" is shown along the
northerly property easement.
• •
Zoning Case 410
page 2
RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposed
project and potential impacts to the site and surrounding properties as
they relate in accordance with the zoning requirements addressing front
yard setback and development compatibility. In order before a variance
may be granted, the Commission must determine that there are special
circumstances applicable to the property, special privileges are not
granted, and it would not be detrimental to the public welfare or
injurious to other property. Further, the Commission must determine if
the required showing is present in that granting of a conditional use
permit for the cabana would consistent with the purposes and objectives of
the zoning ordinance, and would be desirable to the public convenience and
welfare. If approved, conditions must be attached to the action so as not
to permit a second, permanent dwelling unit or rental of the. structure.
Finally, the Commission must consider site plan review for the project and
determine that findings required for site plan review as set forth by the
ordinance are satisfied.
zc410#2
DATE: November 6,
PROJECT DESCRIPTION
APPLICATION NO.:
SITE LOCATION:
ZONING:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION:
PRESENT DEVELOPMENT:
STAFF REPORT
1989
Zoning Case No. 410
10 Upper Blackwater
RAS-2
Mr. Art Pineda
Mr. Doug McHattie,
November 4, 1989
Tract 33248
Canyon Road, Lot 84-2-RH
South Bay Engineering
2.54 acres gross, irregular shape
Vacant
REQUEST: A Zone Variance to encroach into the front yard setback; Site
Review to determine compatibility of the proposed residence with
the site.
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning) and Ordinance
221 (Site Plan Review), Staff would identify the following issues for
discussion:
1. The property under application is the remaining vacant parcel of
the 1978 Kredel/Hathaway subdivision (Tract 33248). The existing,
generally flatter buildable area of the lot is toward the front of the
parcel. At the rear of the lot is the steeper canyon slopes that separate
abutting parcels off Pine Tree Lane. Grading work calls for 1,875 cubic
yards of dirt quantity for the cut/fill balance. The tentative grading
plan indicates that the 2:1 sloped fill areas are generally toward the
side property lines. The plan indicates that roof drainage will be
captured and piped to discharge points (two at canyon slope, one to road).
2. The proposed 4,962 square foot residence with 1,038 square foot
attached garage will vary to the extent of encroachment into the required
50 foot front yard setback. With the curvature of the roadway and front
easement line, the maximum encroachment will be about 12 feet. The
estimated pad coverage will be about 20 % (33,075 sq. ft. pad area).
Overall lot coverages are not to be exceeded (7.43% structure, 5.33%
flatwork, 12.96% total).
3. The new driveway is subject to review by the City's Traffic
Commission.
RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposed
project and potential impacts as they relate in accordance with the zoning
ordinance addressing front yard setbacks and development compatibility.
In order before a variance may be granted, the Commission must determine
that there are special circumstances applicable to the property, special
privileges are not granted, and it would not be detrimental to the public
welfare or injurious to other property. Should the variance be approved,
the Commission must further determine that findings required for site plan
review are satisfied. This matter should be continued to an adjourned
meeting so as to inspect the site.
ZC410RH