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567, Room addition will encroach in, Staff ReportsDATE: TO: ATTN: FROM: SUBJECT: City ol Rolling 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.: 5.A. Mtg. Date: 1/12/98 JANUARY 12, 1998 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL CRAIG R. NEALIS, CITY MANAGER LOLA M. UNGAR, PLANNING DIRECTOR RESOLUTION NO. 97-31: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. Mrs. Mary Graff, 32 Chuckwagon Road (Lot 27-CF) BACKGROUND 1. The Planning Commission unanimously approved the attached resolution at the December 16, 1997 meeting (5-0). 2. The applicants are requesting a Variance to permit a minor encroachment into the side yard setback to enclose an existing shuttered garden wall that encroaches up to 10.5 feet into the north side yard setback. The Variance is considered a minor deviation because it is attached to the main residential structure and will not project more than 5 feet from the structure. The existing residence encroaches up to 7-1/2 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant proposes to add a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10.5 feet into the side yard setback. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. There will be a distance of 30 feet (9.5 feet + 20.5 feet) between the proposed addition and the adjacent neighbor at 34 Chuckwagon Road (Wickham). 3. The existing house with attached garage was built in 1960 along with a swimming pool. A guest house was constructed in 1972. RESOLUTION NO. 97-31 PAGE 1 Printed on Recycled Paper. • 4. The structural lot coverage proposed is 4,102 square feet or 9.4% (20% maximum permitted) and the total lot coverage proposed is 5,901 square feet or 13.5% (35% maximum permitted). 5. Disturbed area of the lot will be approximately 5,901 square feet or 13.5% of the net lot area (40% maximum permitted). 6. The residential building pad coverage proposed for the project will be' 37.6% of the 7,211 square foot pad. Total building pad coverage (2 pads) will be 42.8% of the 9,592 square foot building pads. 7. Grading for the project will not be required. 8. A basement is not proposed for this project. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the City Council receive and file Resolution No. 97-31. 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. RESOLUTION NO. 97-31 PAGE 2 CRITERIA & MAJOR IMPACTS 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 Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist) Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Residential Building Pad Coverage (Guideline maximum of 30%) Total Building Pad Coverage Roadway Access EXISTING PROPOSED Existing residence encroaches up to 7.5 feet into the north side yard Proposed addition will encroach up setback and 10 feet into the south to 10.5 feet into the north side yard side yard setback. setback. Residence 2,281 sq.ft. Garage 432 sq.ft. Swim Pool 450 sq.ft. Service Yard 100 sq.ft. Guest House' 800 sq.ft.. TOTAL 4,063 sq.ft. N/A 13.4% 9.3% 13.4% 45.3% 42.4% Residence Garage Swim Pool Service Yard Guest House" TOTAL None 13.5% 9.4% 13.5% 45.8% 42.8% 2,320 sq.ft. 432 sq.ft. 450 sq.ft. 100 sq.ft. 800 sq.ft.. 4,102sq.ft. Existing at east off Chuckwagon Existing at east off Chuckwagon Road Road Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require N/A Site Plan Review). Preserve Views Preserve Plants and Animals RESOLUTION NO. 97-31 PAGE 3 N/A N/A N/A Planning Commission Review Planning Commission Review RESOLUTION NO. 97-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE ' NO. 567. 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 Mrs. Mary Graff with respect to real property located at 32 Chuckwagon Road (Lot 27-CF), Rolling Hills, requesting a Variance to encroach into the north side yard setback to construct an addition at an existing single family residence. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the Variance application on November 18, 1997 and December 16, 1997, and at a field trip visit on December 13, 1997. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) 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. Section 17.16.120 requires a side yard setback for every residential parcel in the RA-S- 1 Zone to be twenty (20) feet. The existing residence encroaches up to 7.5 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant is requesting to construct a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10.5 into the side yard 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 or to the intended use that do not apply generally to the other property or class of use in the same zone because much of the building pad is located within the front yard. The existing development pattern on the lot and the sloping rear portion precludes continued expansion of the residence on the lot other than into the side yard setback. RESOLUTION NO. 97-31 PAGE 1 OF 3 • • 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 development of the site in a manner comparable to other properties in the vicinity will require some incursion into the setback on this site. 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 on the pad will allow a substantial portion of the lot to remain undeveloped and the extent of the incursion is no greater than what already exists. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 567 to permit the encroachment of a residential addition into the side yard setback, to a maximum encroachment of 10.5 feet into the side yard setback, as indicated on the development plan submitted with this application and incorporated herein by reference as Exhibit A, subject to the conditions specified in Section 6 of this Resolution. Section 6. The Variance to the side yard setback approved in Section 5 of this Resolution is 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. B. 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 applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the 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 dated October 29, 1997 and marked Exhibit A, except as otherwise provided in these conditions. E. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. F. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills RESOLUTION NO. 97-31 PAGE 2 OF 3 • Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. G. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance approval or the approval shall not be effective. H. All conditions of this Variance approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 16TH DAY O E l , 1997. ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ ALLAN ROBERTS, CHAIRMAN I certify that the foregoing Resolution No. 97-31 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. was approved and adopted at an adjourned regular meeting of the Planning Commission on December 16, 1997 by the following roll call vote: AYES: Commissioners Hankins, Margeta, Sommer, Witte and Chairman Roberts. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CITY ERK RESOLUTION NO. 97-31 PAGE 3 OF 3 • ei`y ORO�11. Jh/L INCORPORATED JANUARY 24, 1957 HEARING DATE: DECEMBER 16, 1997 TO: FROM: NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVES: PUBLISHED: REOUEST ZONING CASE NO. 567 32 CHUCKWAGON ROAD (LOT 27-CF) RAS-1, 1.28 ACRES MRS. MARY GRAFF MR. RUSSELL NARAHARA AND MS. SUSAN BOVAL NOVEMBER 8, 1997 Request for a Variance to permit a minor encroachment into the side yard setback at an existing single family residence. BACKGROUND 1. The Planning Commission will have viewed the site on Saturday, December 13, 1997. The applicants are requesting a Variance to permit a minor encroachment into the side yard setback. The Variance is considered a minor deviation because it is attached to the main residential structure and will not project more than 5 feet from the structure. The existing residence encroaches up to 7-1/2 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant proposes to add a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10-1/2 feet into the side yard setback. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. There will be a distance of 30 feet (9.5 feet + 20.5 feet) between the proposed addition and the, adjacent neighbor at 34 Chuckwagon Road (Wickham). 3. The existing house with attached garage was built in 1960 along with a swimming pool. A guest house was constructed in 1972. ZONING CASE NO. 567 PAGE 1 Printed on Recycled Paper. • • 4. The structural lot coverage proposed is 4,102 square feet or 9.4% (20% maximum permitted) and the total lot coverage proposed is 5,901 square feet or 13.5% (35% maximum permitted). 5. Disturbed area of the lot will be approximately 5,901 square feet or 13.5% of the net lot area. (40% maximum permitted). 6. The residential building pad coverage proposed for the project will be 37.6% of the 7,211 square foot pad. Total building pad coverage (2 pads) will be 42.8% of the 9,592 square foot building pads. 7. Grading for the project will not be required. 8. A basement is not proposed for this project. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. 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. ZONING CASE NO. 567 PAGE 2 CRITERIA & MAJOR IMPACTS 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 Grading. Disturbed Area (40% maximum; any graded building pad area, any remedial grading temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist) Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Residential Building Pad Coverage (Guideline maximum of 30%) Total Building Pad Coverage Roadway Access EXISTING PROPOSED Existing residence encroaches up to 7.5 feet into the north side yard Proposed addition will encroach up setback and 10 feet into the south to 10.5 feet into the north side yard side yard setback. setback. Residence 2,281 sq.ft. Garage 432 sq.ft. Swim Pool 450 sq.ft. Service Yard 100 sq.ft. Guest House' 800 sq.ft.. TOTAL 4,063 sq.ft. N/A 13.4% 9.3% 13.4% 45.3% 42.4% Residence Garage Swim Pool Service Yard Guest House" TOTAL None 13.5% 9.4% 13.5% 45.8% 42.8% 2,320 sq.ft. 432 sq.ft. 450 sq.ft. 100 sq.ft. 800 sq.ft.. 4,102sq.ft. Existing at east off Chuckwagon Existing at east off Chuckwagon Road Road Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require N/A Site Plan Review). Preserve Views Preserve Plants and Animals N/A N/A N/A Planning Commission Review Planning Commission Review ZONING CASE NO. 567 PAGE 3 • • RESOLUTION NO. 97-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. 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 Mrs. Mary Graff with respect to real property located at 32 Chuckwagon Road (Lot 27-CF), Rolling Hills, requesting a Variance to encroach into the north side yard setback to construct an addition at an existing single family residence. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the Variance application on November 18, 1997 and December 16, 1997, and at a field trip visit on December 13, 1997. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) 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. Section 17.16.120 requires a side yard setback for every residential parcel in the RA-S- 1 Zone to be twenty (20) feet. The existing residence encroaches up to 7.5 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant is requesting to construct a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10.5 into the side yard 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 or to the intended use that do not apply generally to the other property or class of use in the same zone because much of the building pad is located within the front yard. The existing development pattern on the lot and the sloping rear portion precludes continued expansion of the residence on the lot other than into the side yard setback. RESOLUTION NO. 97-31 PAGE 1 OF 3 • • 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 development of the site in a manner comparable to other properties in the vicinity will require some incursion into the setback on this site. 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 on the pad will allow a substantial portion of the lot to remain undeveloped and the extent of the incursion is no greater than what already exists. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 567 to permit the encroachment of a residential addition into the side yard setback, to a maximum encroachment of 10.5 feet into the side yard setback, as indicated on the development plan submitted with this application and incorporated herein by reference as Exhibit A, subject to the conditions specified in Section 6 of this Resolution. Section 6. The Variance to the side yard setback approved in Section 5 of this Resolution is 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. B. 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 applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the 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 dated October 29, 1997 and marked Exhibit A, except as otherwise provided in these conditions. E. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. F. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills RESOLUTION NO. 97-31 PAGE 2 OF 3 • • Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. G. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance approval or the approval shall not be effective. H. All conditions of this Variance approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 16TH DAY OF DECEMBER, 1997. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 97-31 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. was approved and adopted at an adjourned regular meeting of the Planning Commission on December 16, 1997 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. DEPUTY CITY CLERK RESOLUTION NO. 97-31 PAGE 3 OF 3 • e1y • 0/ leollin g wee HEARING DATE: DECEMBER 13, 1997 TO: FROM: 3A 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 HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVES: PUBLISHED: REOUEST ZONING CASE NO. 567 32 CHUCKWAGON ROAD (LOT 27-CF) RAS-1, 1.28 ACRES MRS. MARY GRAFF MR. RUSSELL NARAHARA AND MS. SUSAN BOVAL NOVEMBER 8, 1997 Request for a Variance to permit a minor encroachment into the side yard setback at an existing single family residence. • BACKGROUND 1. The Planning Commission will view the site at 7:30 AM on Saturday, December 13, 1997. 2. The applicants are requesting a Variance to permit a minor encroachment into . the side yard setback. The Variance is considered a minor deviation because it is attached to the main residential structure and will not project more than 5 feet from the structure. The existing residence encroaches up to 7-1/2 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant proposes to add a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10-1/2 feet into the side yard setback. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. There will be a distance of 30 feet (9.5 feet + 20.5 feet) between the proposed addition and the adjacent neighbor at 34 Chuckwagon Road (Wickham). 3. The existing house with attached garage was built in 1960 along with a swimming pool. A guest house was constructed in 1972. ZONING CASE NO. 567 PAGE 1 Printed on Recycled Paper. • • 4. The structural lot coverage proposed is 4,102 square feet or 9.4% (20% maximum permitted) and the total lot coverage proposed is 5,901 square feet or 13.5% (35% maximum permitted). 5. Disturbed area of the lot will be approximately 5,901 square feet or 13.5% of the net lot area. (40% maximum permitted). 6. The residential building pad coverage proposed for the project will be 37.6% of the 7,211 square foot pad. Total building pad coverage (2 pads) will be 42.8% of the 9,592 square foot building pads. 7. Grading for the project will not be required. 8. A basement is not proposed for this project. 9. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. 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. ZONING CASE NO. 567 PAGE 2 • CRITERIA & MAJOR IMPACTS 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 Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist) Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Residential Building Pad Coverage (Guideline maximum of 30%) Total Building Pad Coverage Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals ZONING CASE NO. 567 PAGE 3 EXISTING PROPOSED Existing residence encroaches up to 7.5 feet into the north side yard Proposed addition will encroach up setback and 10 feet into the south to 10.5 feet into the north side yard side yard setback. setback. Residence 2,281 sq.ft. Garage 432 sq.ft. Swim Pool 450 sq.ft. Service Yard 100 sq.ft. Guest House- 800 sq.ft.. TOTAL 4,063 sq.ft. N/A 13.4% 9.3% 13.4% 45.3% 42.4% Residence Garage Swim Pool Service Yard Guest House - TOTAL None 13.5% 9.4% 13.5% 45.8% 42.8% 2,320 sq.ft. 432 sq.ft. 450 sq.ft. 100 sq.ft. 800 sq.ft.. 4,102sq.ft. Existing at east off Chuckwagon Existing at east off Chuckwagon Road Road N/A N/A N/A N/A Planning Commission Review Planning Commission Review City ofiellinv _AA HEARING DATE: NOVEMBER 18, 1997 TO: FROM: 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 HONORABLE MEMBERS OF THE PLANNING COMMISSION LOLA M. UNGAR, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVES: PUBLISHED: REOUEST ZONING CASE NO. 567 32 CHUCKWAGON ROAD (LOT 27-CF) RAS-1, 1.28 ACRES MRS. MARY GRAFF MR. RUSSELL NARAHARA AND MS. SUSAN BOVAL OAKFIELD DESIGN GROUP NOVEMBER 8, 1997 Request for a Variance to permit a minor encroachment into the side yard setback at an existing single family residence. BACKGROUND 1. The applicants are requesting a Variance to permit a minor encroachment into the side yard setback. The Variance is considered a minor deviation because. it is attached to . the main residential structure and will not project more than 5 feet from the structure. The existing residence encroaches up to 7-1/2 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant proposes to add a, 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10-1/2 feet into the north side yard setback. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. There will be a distance of 30 feet (9.5 feet + 20.5 feet) between the proposed addition and the adjacent neighbor at 34 Chuckwagon Road (Wickham). The existing house with attached garage was built in 1960 along with a swimming pool. A guest house was constructed in 1972. ZONING CASE NO. 567 PAGE 1 Printed on Recycled Paper. • • 3. The structural lot coverage proposed is 4,102 square feet or 9.4% (20% maximum permitted) and the total lot coverage proposed is 5,901 square feet or 13.5% (35% maximum permitted). 4. Disturbed area of the lot will be approximately 5,901 square feet or 13.5% of the net lot area. (40% maximum permitted). 5. The residential building pad coverage proposed for the project will be 45.8% of the 7,211 square foot pad. Total building pad coverage (2 pads) will be 42.8% of the 9,592 square foot building pads. 6. Grading for the project will not be required. 7. A basement is not proposed for this project. 8. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). RECOMMENDATION It is recommended that the Planning Commission review the proposed plans and take public testimony. 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. ZONING CASE NO. 567 PAGE 2 CRITERIA. & MAJOR IMPACTS 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 Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading temporary disturbance), any graded slopes and building pad areas, any nongraded area where impervious surfaces exist) Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Residential Building Pad Coverage (Guideline maximum of 30%) Total Building Pad Coverage Roadway Access Access to Stable and Corral (Accessibility and maximum 4:1 (25%) slope required ONLY for new residence or additions that require Site Plan Review). Preserve Views Preserve Plants and Animals EXISTING Existing residence encroaches up to 7.5 feet into the north side yard Proposed addition will encroach up setback and 10 feet into the south to 10.5 feet into the north side yard side yard setback. setback. Residence 2,281 sq.ft. Garage 432 sq.ft. Swim Pool 450 sq.ft. Service Yard 100 sq.ft. Guest House 800 sq.ft.. TOTAL 4,063 sq.ft. N/A 13.4% 9.3% 13.4% 45.3% 42.4% Residence 2,320 sq.ft. Garage 432 sq.ft. Swim Pool 450 sq.ft. Service Yard 100 sq.ft. Guest House- 800 sq.ft.. TOTAL 4,102sq.ft. None 13.5% 9.4% 13.5% 45.8% 42.8% Existing at east off Chuckwagon Rd. Existing at east off Chuckwagon Rd. N/A N/A N/A N/A Planning Commission Review Planning Commission Review ZONING CASE NO. 567 PAGE 3 • RESOLUTION NO. 97-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. 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 Mrs. Mary Graff with respect to real property located at 32 Chuckwagon Road (Lot 27-CF), Rolling Hills, requesting a Variance to encroach into the north side yard setback to construct an addition at an existing single family residence. An existing shuttered garden wall that extends to the eaves defines the limits of the proposed addition. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the Variance application on November 18, 1997. Section 3. The Planning Commission finds that the project qualifies as a Class 1 Exemption (State CEQA Guidelines, Section 15301(e)) 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. Section 17.16.120 requires a side yard setback for every residential parcel in the RA-S- 1 Zone to be twenty (20) feet. The existing residence encroaches up to 7.5 feet into the north side yard setback and encroaches up to 10 feet into the south side yard setback. The applicant is requesting to construct a 39.3 square foot L-shaped addition at the northwestern corner of the residence that will encroach up to 10.5 into the side yard 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 or to the intended use that do not apply generally to the other property or class of use in the same zone because much of the building pad is located within the front yard. The existing development pattern on the lot and the sloping rear portion precludes continued expansion of the residence on the lot other than into the side yard setback. RESOLUTION NO. 97-31 PAGE 1 OF 3 • i 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 development of the site in a manner comparable to other properties in the vicinity will require some incursion into the setback on this site. 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 on the pad will allow a substantial portion of the lot to remain undeveloped and the extent of the incursion is no greater than what already exists. Section 5. Based upon the foregoing findings, the Planning Commission hereby approves the Variance for Zoning Case No. 567 to permit the encroachment of a residential addition into the side yard setback, to a maximum encroachment of 10.5 feet into the side yard setback, as indicated on the development plan submitted with this application and incorporated herein by reference as Exhibit A, subject to the conditions specified in Section 6 of this Resolution. Section 6. The Variance to the side yard setback approved in Section 5 of this Resolution is 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. B. 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 applicant has been given written notice to cease such violation and has failed to do so for a period of thirty (30) days. C. All requirements of the 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 dated October 29, 1997 and marked Exhibit A, except as otherwise provided in these conditions. E. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee prior to the issuance of any building or grading permit. F. Prior to the submittal of an applicable final grading plan to the County of Los Angeles for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan as approved by the Planning Commission must be submitted to the Rolling Hills RESOLUTION NO. 97-31 PAGE 2 OF 3 Planning Department staff for their review. Cut and fill slopes shall not exceed a steepness of a 2 to 1 slope ratio. G. The applicant shall execute an Affidavit of Acceptance of all conditions of this Variance approval or the approval shall not be effective. H. All conditions of this Variance approval must be complied with prior to the issuance of a building or grading permit from the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 18TH DAY OF NOVEMBER, 1997. ALLAN ROBERTS, CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF ROLLING HILLS ) §§ I certify that the foregoing Resolution No. 97-31 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A VARIANCE TO ENCROACH INTO THE SIDE YARD SETBACK TO CONSTRUCT AN ADDITION AT AN EXISTING SINGLE FAMILY RESIDENCE IN ZONING CASE NO. 567. was approved and adopted at an adjourned regular meeting of the Planning Commission on November 18, 1997 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. DEPUTY CITY CLERK RESOLUTION NO. 97-31 PAGE 3 OF 3