580, Construct a new attached 3-car, Staff Reports• •
£i4 O/ /?fln, L`La INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityotrh@aoi.com
Agenda Item No.: 5.B.
Mtg. Date: 7/27/98
DATE: JULY 27,1998
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
ATTN: CRAIG R. NEALIS, CITY MANAGER
FROM: LOLA M. UNGAR, PLANNING DIRECTOR
SUBJECT: RESOLUTION NO. 98-15: A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
VARIANCE TO PERMIT AN ENCROACHMENT INTO THE SOUTH
SIDE YARD SETBACK TO CONSTRUCT AN ATTACHED GARAGE
AND GRANTING SITE PLAN REVIEW APPROVAL TO CONVERT
AN EXISTING GARAGE TO RESIDENTIAL USES, TO CONSTRUCT
ADDITIONS AND TO CONSTRUCT A NEW ATTACHED GARAGE
THAT REQUIRES GRADING FOR AN EXISTING SINGLE FAMILY
RESIDENCE IN ZONING CASE NO. 580.
Dr. and Mrs. Edward Woerz, 8 Possum Ridge Road (Lot 112-RH)
BACKGROUND
1. The Planning Commission adopted the attached Resolution No. 98-15 on July
21, 1998 at their regular meeting granting a Variance to permit an
encroachment into the south side yard setback to construct an attached_garage
and granting Site Plan Review approval to convert an existing garage to
residential uses, to construct additions and to construct a new attached garage
that requires grading for an existing single' family residence. The vote was 4-
0-0-1. Commissioner Witte abstained as he had been absent from the
previous meeting.
2. The applicants are requesting a Variance to permit the construction of a new
682 square foot attached 3-car garage that will encroach 30 feet into the 50 foot
south side yard setback. The garage will be 20 feet from the southern property
line.
ZONING CASE NO. 580
PAGE 1
h
4i
Printed on Recycled Paper.
• •
The applicants are also requesting Site Plan Review to convert a 463 square
foot existing garage to residential uses, construct 345 square feet of residential
additions and a 682 square foot 3-car attached garage that requires grading at
the southeastern portion of the residence. Site Plan Review is required for
any grading requiring a grading permit, any new building or structure except a
barn or stable without grading, and any additions that increase the size of the
structure by at least 1,000 square feet and has the effect of increasing the size of
the structure by more than 25% in any 36-month period.
The additions to the residence will require grading of 41 cubic yards of cut soil
and 41 cubic yards of fill soil. The soil will be removed from the side yard
setback area and relocated to the driveway area in front of the residence at the
southeast portion of the lot.
3. Structural lot coverage will be 4,418 square feet and 2.4% of the net lot area
(20% maximum permitted). Total lot coverage will be 8,853 square feet and
4.9% of the net lot area (35% maximum permitted).
4. The 12,795 square foot residential building pad will have 3,872 square feet of
structural coverage or 30.2%. There is a 5,760 square foot pad at the
northeastern portion of the lot that can accommodate a 450 square foot stable
and 550 square foot, corral. The stable structure will cover 7.8% of the building
pad. Coverage on both pads will be 23.3%.
5. The disturbed area of the lot will be 8,920 square feet or 4.9% of the net lot area
(40% maximum).
6. The existing driveway access at the southern portion of the lot off Possum
Ridge Road will not be disturbed.
7. Access to the future stable pad at the northeastern portion of the , lot is
available with a grade of up to 16.9% (25% or less required) from Possum
Ridge Road.
8. Building permits show that the original residence was built in 1952.
In 1988, Mr. and Mrs. James Murray were granted a Variance from front yard
setback requirements for a recreation room/garage at the front or east side of
the residence and a Conditional Use Permit for a 5,184 square foot paddle
tennis court at the northeastern portion of the lot. During the construction
process, questions arose as to discrepancies with previously approved plans by
the City and the Association. On June 4,1990, the City directed the Murrays to
cease any further grading work on the tennis court as the grading work did
not appear to be balanced and as undertaken would apparently exceed 750
cubic yards.
ZONING CASE NO. 580
PAGE 2
RESOLUTION NO. 98-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT A N
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT AN ATTACHED GARAGE AND GRANTING SITE
PLAN REVIEW APPROVAL TO CONVERT AN EXISTING GARAGE
TO RESIDENTIAL USES, TO CONSTRUCT ADDITIONS AND TO
CONSTRUCT A NEW ATTACHED GARAGE THAT REQUIRES
GRADING FOR AN EXISTING SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 580.
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. Applications were duly filed by Dr. and Mrs. Edward Woerz with
respect to real property located at 8 Possum Ridge Road, Rolling Hills (Lot 112-RH)
requesting a Variance to permit the construction of an attached 3-car garage. that will
encroach into the south side yard setback and requesting Site Plan Review to
convert an existing garage to residential uses, construct additions and a new attached
garage that requires grading for an existing single family residence.
Section 2. In 1988, Mr. and Mrs. James Murray were granted a Variance
from front yard setback requirements for a recreation room/garage at the front or
east side of the residence and .a Conditional Use Permit for a 5,184 square foot paddle
tennis court at the northeastern portion of the lot. During the construction process,
questions arose as to discrepancies with previously approved plans by the City and
the Association. On June 4, 1990, the City directed the Murrays to cease any further
grading work on the tennis court as the grading work did not appear to be balanced
and as undertaken would apparently exceed 750 cubic yards.
The case was brought back to the Planning Commission on November 20,
1990 for modification by the new owner, Mr. James Lu. Mr. Lu requested a Variance
to import soil, resulting in an imbalance of cut and fill to construct a tennis court;
request for a modification to the previously approved Conditional Use Permit to
construct and maintain a tennis court; and to consider any other appropriate action.
On January 12, 1991, in Zoning Case No. 348 by Resolution No. 90-43, the Planning
Commission denied the request for a Variance to the balance of cut and fill soil and
denied the request to modify the terms of a Conditional Use Permit for a tennis
court because the topography had beenaltered significantly, creating a steeper slope
than originally approved with more extensive grading than previously approved;
the proposed plan was substantially different from the approved plan; the original
plans did not indicate an import of soil, resulting in a substantial change to the
terrain and grading; and the import of soil was excessive and not in accordance with
that which was originally approved.
• •
Section 3. The Planning Commission conducted a duly noticed public
hearing to consider the new applications on May 19,1998 and June 16, 1998, and
field trip visit on June 9, 1998.
Section 4. The Planning Commission finds that the project qualifies as a
Class 1 Exemption (State CA Guidelines, Section 15301(e)) and is therefore
categorically exempt from environmental review _ under the California
Environmental Quality Act.
Section 5. 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 orextraordinary
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 (B)(2) requires that a side yard shall measure no less than twenty-
five feet from the interior boundary of the easement when the easement exceeds ten
feet in the RA-S-2 zone requiring a fifty (50) foot side yard setback for this property.
The applicant is requesting to encroach up to a maximum of thirty (30) feet into the
fifty (50) foot side yard setback to permit the construction of a new 682 square foot
attached 3-car garage. 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
lot is steep and portions of the building pad are located within the side yard setback.
The existing development pattern on the lot and the sloping north side of the lot
and west rear portions preclude continued expansion for a garage on the lot.
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 development and use of the subject property in a manner consistent
with the shape of the lot and development of other property on this street justifies
this additional incursion into the side yard setback.
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.
Section 6. Based upon the foregoing findings, the Planning Commission
herebyapproves the Variance for Zoning Case No. 580 to permit the encroachment
of a 682 square foot attached 3-car garage that will encroach a maximum of 30 feet
RESOLUTION NO. 98-15
PAGE 2
• •
into the fifty (50) foot 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 9 of this Resolution.
Section 7. Section 17.46.030 requires a development plan to be submitted
for site plan review and approval before any building or structure may be
constructed or any expansion, addition, alteration or repair to existing buildings may
be made which involve changes to grading or an increase to the size of the building
or structure by at least 1,000 square feet and has the effect of increasing the size of the
building by more than twenty-five percent (25%) in any thirty-six (36) month period.
With respect to the Site Plan Review application to convert an existing garage to
residential uses, to construct additions and to construct a new attached garage that
requires grading for an existing single family residence, the. Planning Commission
makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies
with the General Plan requirement of low profile, low density residential
development with sufficient open space, between surrounding structures. The
project conforms to Zoning Code setback and lot coverage requirements with the
Variance approved in Section 6 of this Resolution. The lot has a net square foot area
of 181,957 square feet. The proposed residence (3,054 sq.ft.), garage (682 sq.ft.), utility
room (136 sq.ft.), future stable (450 sq.ft.) and service yard (96 sq.ft.) will have 4,418
square feet which constitutes 2.4% of the lot which is within the maximum 20%
structural lot coverage requirement. The total lot coverage including paved areas
and driveway will be 8,853 square feet which equals 4.9% of the lot, which is within
the 35% maximum overall lot coverage requirement. The proposed project is on a
relatively large lot with most of the proposed structures located above the road so as
to reduce the visual impact of the development.
B. The proposed development preserves and integrates into the site
design, to the maximum extent feasible, existing natural topographic features of the
lot including surrounding native vegetation, mature trees, drainage courses, and
land forms (such as hillsides and knolls). The lot is relatively steep and most of the
mature trees will not be removed. Grading will only be done to provide approved
drainage that will flow away from the proposed residence and existing neighboring
residences.
C. The development plan follows natural contours of the site to
minimize grading and the natural drainage courses will continue to the canyons at
the west (rear) and north side of this lot.
D. The development plan incorporates existing large trees and native
vegetation to the maximum extent feasible. Specifically, the development plan
preserves several mature trees and shrubs and supplements it with landscaping that
is compatible with and enhances the rural character of the community.
RESOLUTION NO.98-15
PAGE 3
• •
E. - The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structures will not cause the structural and total lot coverage to be exceeded.
Although the project will have a residential pad coverage of 30.2%, the total pad
coverage will be 23.3% and the project will be located on a relatively steep lot where
significant portions of the lot will be left undeveloped. The development plans will
minimize impact on Possum Ridge Road. The reconfiguration of the doors to the
garage that currently face Possum Ridge Road so that they will not face the street and
will minimize impact of the residence from Possum Ridge Road. Significant
portions of the lot will be left undeveloped.
F. 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 maximum will not be exceeded and the proposed
project is consistent with the scale of the neighborhood when compared to this
irregular -shaped lot. The ratio of the proposed structure to lot coverage is similar to
the ratio found on several properties in the vicinity.
G. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
proposed project will use existing driveways and replace and relocate a garage
entrance for vehicular access that will have less of an impact on Possum Ridge
Road.
H. The project conforms with the . requirements of the California
Environmental Quality Act and is categorically exempt from environmental
review.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review application for Zoning Case No. 580 to
convert an existing garage to residential uses, to construct additions and to construct
a new attached garage that requires grading for an existing single family residence as
indicated on the development plan incorporated herein as Exhibit A and subject to
the conditions contained in Section 9.
Section 9. The Variance to the side yard setback approved in Section 6 and
the Site Plan Review approved in Section 8 of this Resolution are subject to the
following conditions:
A. The Variance and Site Plan Review approvals shall expire within one
year from the effective date of approval as defined in Sections 17.38.070(A) and
17.46.080(A), unless construction on the applicable portions of the structure have
commenced within that time. period.
RESOLUTION NO. 98-15
PAGE 4
• •
B. It is declared and made a condition of the Variance and Site Plan
Review approvals, that if any conditions thereof are violated, the approval shall be
suspended and the privileges granted thereunder shall be subject to revocation;
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 and has been provided
additional notice and a hearing prior to the revocation of the Permit.
C. All requirements of the Buildings Code of the City of Rolling Hills and
the Rolling Hills Zoning Ordinance 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 May 12, 1998, and marked Exhibit A, except as
otherwise provided in these conditions.
E. The working drawings submitted to the County Department of
Building and Safety for plan check review must conform to the development plan
approved with this application.
• F. Any retaining walls incorporated into the project shall not exceed 5 feet
in height, averaging no more than 2-1/2 feet.
G. The residential building pad coverage shall not exceed 30.2%.
H. Maximum disturbed area shall not exceed 4.9% of the net lot area.
I. Grading shall not exceed 41 square feet of cut soil and 41 square feet of
fill soil and shall be balanced on site.
J. Any grading shall preserve the existing topography, flora, and natural
features to the greatest extent possible.
K. Landscaping shall incorporate and preserve, to the maximum extent
feasible, the existing mature trees and shrubs and the natural landscape screening
surrounding the proposed building pad.
L. Prior to the submittal of an applicable final grading plan to the County
of Los Angeles for plan check, a detailed grading and drainage plan with related
geology, soils and hydrology reports that conform to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills
Planning Department staff for their review. Cut and fill slopes must conform to the
City 'of Rolling Hills standard of 2 to 1 slope ratio.
M. 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.
RESOLUTION NO. 98-15
PAGE 5
N. In accordance with Section 17.46.070 of the. Rolling Hills Municipal
Code, any modifications to the project which would constitute minor modifications
shall be reviewed and acted upon by the City Manager or designee, and any
modifications to the project which would constitute major modifications shall be
reviewed and acted upon by the Planning Commission.
O. The applicants shall execute an Affidavit of Acceptance of all
conditions of this Variance and Site Plan Review, pursuant to Section 17.38.060, or
the approval shall not be effective.
P. All conditions of these Variance and Site Plan Review approvals 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 21ST DAY
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KERN, DEPUTY CITY CLERK
RESOLUTION NO. 98-15
PAGE 6
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 98-15 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ROLLING HILLS GRANTING A VARIANCE TO PERMIT AN
ENCROACHMENT INTO THE SOUTH SIDE YARD SETBACK TO
CONSTRUCT AN ATTACHED GARAGE AND GRANTING SITE
PLAN REVIEW APPROVAL TO CONVERT AN EXISTING GARAGE
TO RESIDENTIAL USES, TO CONSTRUCT ADDITIONS AND TO
CONSTRUCT A NEW ATTACHED GARAGE THAT REQUIRES
GRADING FOR AN EXISTING SINGLE FAMILY RESIDENCE IN
ZONING CASE NO. 580.
was approved and adopted at an adjourned regular meeting of the Planning
Commission on July 21, 1998 by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners Hankins, Margeta, Sommer and
Chairman Roberts.
None.
None.
ABSTAIN: Commissioner Witte.
and in compliance with the laws of California was posted at the following:
Administrative Offices.
•
DEPUTY CITY CLERK
RESOLUTION NO. 98-15
PAGE 7
•
C14 ai Ie0/44 _AA
HEARING DATE: JUNE 16, 1998
TO:
FROM:
•
INCORPORATED JANUARY 24, -1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityoirh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 580
8 POSSUM RIDGE ROAD (LOT 112-RH)
RAS-2, 5.01 ACRES
DR. AND MRS. EDWARD WOERZ
MR. ROGER NORTH, ROBINSON/NORTH ARCHITECTS
MAY 9, 1998
Request • for a Variance to permit the construction of an attached 3-car garage that
will encroach into the south side yard setback and request for Site Plan Review to
convert an existing garage to residential uses, construct additions and a new
attached garage that requires grading to an existing single family residence.
BACKGROUND
1. The Planning Commission viewed a silhouette of the proposed project on
Tuesday, June 9, 1998.
2. Theapplicants are requesting a Variance to permit the construction of a new
682 square foot attached 3-car garage that will encroach 30 feet into the 50 foot
south side yard setback. The garage will be 20 feet from the southern property
line.
The applicants .are also requesting Site Plan Review to convert a 463 square
foot existing garage to residential uses, construct 345 square feet of residential
additions and the same 682 square foot 3-car attached garage that requires
grading at the southeastern portion of the residence. Site Plan Review is
required for any grading requiring a grading permit, any new building or
structure except a barn or stable without grading, and any additions that
increase the size of the structure by at least 1,000 square feet and has the effect
of increasing the size of the structure by more than 25% in any 36-month
period.
ZONING CASE NO. 580
PAGE 1
ePririted on Recycled Paper.
The additions to the residence will require grading of 41 cubic yards of cut soil
and 41 cubic yards of fill soil. The soil will be removed from the side yard
setback area and relocated to the driveway area in front of the residence at the
southeast portion of the lot.
3. Structural lot coverage will be 4,418 square feet and 2.4% of the net lot area
(20% maximum permitted). Total lot coverage will be 8,853 square feet and
4.9% of the net lot area (35% maximum permitted).
4. The 12,795 square foot residential building pad will have 3,872 square feet or
30.2%. There is a 5,760 square foot pad at the northeastern portion of the lot
that can accommodate a 450 square foot stable and 550 square foot corral. The
stable structure will cover 7.8% of the building pad. Coverage on both pads
will be 23.3%.
5. The disturbed area of the lot will be 8,920 square feet or 4.9% of the net lot area
(40% maximum).
6. The existing driveway access at the southern portion of the lot off Possum
Ridge Road will not be disturbed.
7. Access to the future stable pad at the northeastern portion of the lot is
available with a grade of up to 16.9% (25% or less required) from Possum
Ridge Road.
8. Building permits show that the original residence was built in 1952.
In 1988, Mr. and Mrs. James Murray were granted a Variance from front yard
setback requirements and Conditional 'Use Permits for a recreation room/
garage and 5,184 square foot paddle tennis court at the northeastern portion of
the lot. During the construction process, questions arose as to discrepancies
with previously approved plans by the City and the Association. On June 4,
1990, the City directed the Murrays to cease any further grading work on the
tennis court as the grading work did not appear to be balanced and as
undertaken would apparently exceed 750 cubic yards.
The case was brought back to the Planning Commission on November 20,
1990 for modification by the new owner, Mr. James Lu. Mr. Lu requested a
Variance to import soil, resulting in an imbalance of cut and fill to construct a
tennis court; request for a modification to the previously approved
Conditional Use Permit and Variance to construct and maintain a tennis
court; and to consider any other appropriate action. On January 12, 1991, in
Zoning Case No. 348 by Resolution No. 90-43, the Planning Commission
denied the request for a Variance to the balance of cut and fill soil and denied
the request to modify the terms of a Conditional Use Permit for a tennis court
because the topography had been altered significantly, creating a steeper slope
ZONING CASE NO. 580
PAGE 2
than originally approved with more extensive grading than previously
approved; the proposed plan was substantially different from the approved
plan; the original plans did not indicate an import of soil, resulting in a
substantial change to the terrain and grading; and the import of soil was
excessive and not in accordance with that which was originally approved.
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. 580
PAGE 3
•
I SITE PLAN REVIEW I EXISTING I PROPOSED
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from property line,
except if an easement exceeds 10',
then side yard shall measure no less
than 25' from the easement interior
boundary.
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing
the size of the structure by more
than 25% in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL
BUILDING PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE
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 balanced
on site).
No encroachments
Residence
Garage
Service Yard
Utility Room
Total
1.6%
4.0%
N/A
None
N/A
N/A
3-car garage that will encroach 30'
into 50' side yard setback. (existing
25' easement)
2,246 sq.ft. Residence
463 sq.ft. Garage
96 sq.ft. Service Yard
136 sa.ft. Utility Room
Future Stable
2,941 sq.ft. Total
3,054 sq.ft.
682 sq.ft.
96 sq.ft.
136 sq.ft.
450 sa.ft.
4,418 sq.ft.
2.4%
4.9%
30.2% of 12,795 sq.ft. pad
7.8% of 5,760 sq.ft. pad
23.3%
41 cu.yds cut soil
41 cu.yds fill soil
ZONING CASE NO. 580
PAGE 4
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where impervious
surfaces exist'
STABLE & CORRAL
'minimum 450 sq.ft. stable
& 550 sq.ft. corral)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZONING CASE NO. 580
PAGE 5
4.0%
None
4.9%
Future 450 sq.ft. stable
Future 550 sq.ft. corral
Existing off Possum Ridge Road
Existing 16' foot wide driveway from No change
the west side of Possum Ridge Road
N/A
N/A
Planning Commission review
Planning Commission review
i
City ie0m9. ild/6
HEARING DATE: JUNE 9, 1998
TO:
FROM:
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
E-mail: cityoirh@aol.com
HONORABLE MEMBERS OF THE PLANNING COMMISSION
LOLA M. UNGAR, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO. 580
8 POSSUM RIDGE ROAD (LOT 112-RH)
RAS-2, 5.01 ACRES
DR. AND MRS. EDWARD WOERZ
MR. ROGER NORTH, ROBINSON/NORTH ARCHITECTS
MAY 9, 1998
Request for a Varianceto permit the construction of an attached 3-car garage that
will encroach into the south side yard setback and request for Site Plan Review to
convert an existing garage to residential uses, construct additions and a new
attached garage that requires grading to an existing single family residence.
BACKGROUND
1. The Planning Commission will view a silhouette of the proposed project on
Tuesday, June 9, 1998 at 6:00 PM.
2. The applicants are requesting a Variance to permit the construction of a new
682 square foot attached 3-car garage that will encroach 30 feet into the 50 foot
south side yard setback. The garage will be 20 feet from the southern property
line.
The applicants are also requesting Site Plan Review to convert a 463 square
foot existing garage to residential uses, construct 345 square feet of residential
additions and the same 682 square foot 3-car attached garage that requires
grading at the southeastern portion of the residence. Site Plan Review is
required for any grading requiring a grading permit, any new building or
structure except a barn or stable without grading, and any additions that
increase the size of the structure by at least 1,000 square feet and has the effect
of increasing the size of the structure by more than 25% in ' any 36-month
period. .
ZONING CASE NO. 580
PAGE 1
Printed on Recycled Paper.
• I
The additions to the residence will require grading of 41 cubic yards of cut soil
and 41 cubic yards of fill soil. The soil will be removed from the side yard
setback area and relocated to the driveway area in front of the residence at the
southeast portion of the lot.
3. Structural lot coverage will be 4,418 square feet and 2.4% of the net lot area
(20% maximum permitted). Total lot coverage will be 8,853 square feet and
4.9% of the net lot area (35% maximum permitted).
4. The 12,795 square foot residential building pad will have 3,872 square feet or
30.2%. There is a 5,760 square foot pad at the northeastern portion of the lot
that can accommodate a 450 square foot stable and 550 square foot corral. The
stable structure will cover 7.8% of the building pad. Coverage on both pads
will be 23.3%.
5. The disturbed area of the lot will be 8,920 square feet or 4.9% of the net lot area
(40% maximum).
6. The existing driveway access at the southern portion of the lot off Possum
Ridge Road will not be disturbed.
7. Access to the future stable pad at the northeastern portion of the lot is
available with a grade of up to 16.9% (25% or less required) from Possum
Ridge Road.
8. Building permits show that the original residence was built in 1952.
In 1988, Mr. and Mrs. James Murray were granted a Variance from front yard
setback requirements and Conditional Use Permits for a recreation room/
garage and 5,184 square foot paddle tennis court at the northeastern portion of
the lot. During the construction process, questions arose as to discrepancies
with previously approved plans by the City and the Association. On June 4,
1990, the City directed the Murrays to cease any further grading work on the
tennis court as the grading work did not appear to be balanced and as
undertaken would apparently exceed 750 cubic yards.
The case was brought back to the Planning Commission on November 20,
1990 for modification by the new owner, Mr. James Lu. Mr. Lu requested a
Variance to import soil, resultingin an imbalance of cut and fill to construct a
tennis court; request for a modification to the previously approved
Conditional Use Permit and Variance to construct and maintain a tennis
court; and to consider any other appropriate action. On January 12, 1991, in
Zoning Case No. 348 by Resolution No. 90-43, the Planning Commission
denied the request for a Variance to the balance of cut and fill soil and denied
the request to modify the terms of a Conditional Use Permit for a tennis court
because the topography had been altered significantly, creating a steeper slope
ZONING CASE NO. 580
PAGE 2
• •
than originally approved with more extensive grading than previously
approved; the proposed plan was substantially different from the approved
plan; the original plans did not indicate an import of soil, resulting in a
substantial change to the terrain and grading; and the import of soil was
excessive and not in accordance with that which was originally approved.
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. 580
PAGE 3
SITE PLAN REVIEW
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from property line,
except if an easement exceeds 10',
then side yard shall measure no less
than 25' from the easement interior
boundary.
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing
the size of the structure by more
than 25% in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL
BUILDING PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE
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 balanced
on site).
EXISTING
No encroachments
Residence
Garage
Service Yard
Utility Room
Total
1.6%
4.0%
N/A
None
N/A
N/A
2,246 sq.ft.
463 sq.ft.
96 sq.ft.
136 sa.ft.
2,941 sq.ft.
PROPOSED
3-car garage that will encroach 30'
into 50' side yard setback. (existing
25' easement)
Residence
Garage
Service Yard
Utility Room
Future Stable
Total
3,054 sq.ft.
682 sq.ft.
96 sq.ft.
136 sq.ft.
450 sa.ft.
4,418 sq.ft.
2.4%
4.9%
30.2% of 12,795 sq.ft. pad
7.8% of 5,760 sq.ft. pad
23.3%
41 cu.yds cut soil
41 cu.yds fill soil
ZONING CASE NO. 580
PAGE 4
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where impervious
surfaces exist'
STABLE (450 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZONING CASE NO. 580
PAGE 5
4.0%
None
4.9%
Future 450 sq.ft. stable
Future 550 sq.ft. corral
Existing off Possum Ridge Road
Existing 16' foot wide driveway from No change
the west side of Possum Ridge Road
N/A
N/A
Planning Commission review
Planning Commission review
•
cry 0/ /0f/L4 �a�e
HEARING DATE: MAY 19, 1998
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:
REPRESENTATIVE:
PUBLISHED:
REOUEST
ZONING CASE NO.580
8 POSSUM RIDGE ROAD (LOT 112-RH)
RAS-2, 5.01 ACRES
DR. AND MRS. EDWARD .WOERZ
MR. ROGER NORTH, ROBINSON/NORTH ARCHITECTS
MAY 9, 1998
Request for a Variance to permit an attached 3-car garage to encroach into the side
yard setback and request for Site Plan Review to convert an existing garage to
residential uses, construct additions and a new attached garage that requires grading
to an existing single family residence
BACKGROUND
1. The applicants are requesting a Variance to permit the construction of a new
682 square foot 3-car garage that will encroach 30 feet into the 50 foot south
side yard setback. The garage will be 20 feet from the southern property line.
The applicants are also requesting Site Plan Review to convert a 463 square
foot existing garage to residential uses, construct 345 square feet of residential
additions and the same. 682 square foot 3-car attached garage that requires
grading at the southeastern portion of the residence. Site Plan Review is
required for any grading requiring a grading permit, any new building or
structure except a barn or stable without grading, and any additions that
increase the size of the structure by at least 1,000 square feet and has the effect
of increasing the size of the structure by more than 25% in any 36-month
period.
The additions to the residence will require grading of 41 cubic yards of cut soil
and 41 cubic yards of fill soil. The soil will be removed from the side yard
setback area and relocated to the driveway area in front of the residence at the
southeast portion of the lot.
ZONING CASE NO. 580
PAGEI
@Printed on Recycled Paper.
• •
2. Structural lot coverage will be 4,418 square feet and 2.4% of the net lot area
(20% maximum permitted). Total lot coverage will be 8,853 square feet and
4.9% of the net lot area (35% maximum permitted).
3. The 12,795 square foot residential building pad will have 3,872 square feet or
30.2%. There is a 5,760 square foot pad at the northeastern portion of the lot
that can accommodate a 450 square foot stable and 550 square foot corral. The
stable structure will cover 7.8% of the building pad. Coverage on both pads
will be 23.3%.
4. The disturbed area of the lot will be 8,920 square feet or 4.9% of the net lot area
(40% maximum).
5. The existing driveway access at the southern portion of the lot off Possum
Ridge Road will not be disturbed.
6. Access to the future stable pad at the northeastern portion of the lot is
available with a grade of up to 16.9% (25% or less required) from Possum
Ridge Road.
7. Building permits show that the original residence was built in 1952.
In 1988, Mr. and Mrs. James Murray were granted a Variance from front yard
setback requirements and Conditional Use Permits for a recreation room/
garage and 5,184 square foot paddle tennis court at the northeastern portion of
the lot. During the construction process, questions arose as to discrepancies
with previously approved plans by the City and the Association. On June 4,
1990, the City directed the Murrays to cease any further grading work on the
tennis court as the grading work did not appear to be balanced and as
undertaken would apparently exceed 750 cubic yards.
The case was brought back to the Planning Commission on November 20,
1990 for modification by the new owner, Mr. James Lu. Mr. Lu requested a
Variance to import soil, resulting in an imbalance of cut and fill to construct a
tennis court; request for a modification to the previously approved.
Conditional Use Permit and Variance to construct and maintain a tennis
court; and to amend the Resolution of approval accordingly; and to consider
any other appropriate action.
On January 12, 1991, the Planning Commission denied the request for a
Variance to the balance of cut and fill soil and denied the request to modify
the terms of a Conditional Use Permit for a tennis court because the
topography had been altered significantly, creating a steeper slope than
originally approved with more extensive grading than previously approved;
the proposed plan was substantially different from the approved plan; the
ZONING CASE NO. 580
PAGE 2
• •
original plans did not indicate an import of soil, resulting in a substantial
change to the terrain and grading; and the import of soil was excessive and
not in accordance with that which was originally approved in Zoning Case
No. 348 by Resolution No. 90-43.
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. 580
PAGE 3
SITE PLAN REVIEW I
RA-S-2 ZONE SETBACKS
Front: 50 ft. from front easement
line
Side: 35 ft. from property line,
except if an easement exceeds 10',
then side yard shall measure no less
than 25' from the easement interior
boundary.
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing
the size of the structure by more
than 25% in a 36-month period).
STRUCTURAL LOT COVERAGE
(20% maximum)
TOTAL LOT COVERAGE
(35% maximum)
RESIDENTIAL BUILDING PAD
COVERAGE
(Guideline maximum of 30%)
STABLE AND CORRAL
BUILDING PAD COVERAGE
TOTAL BUILDING PAD
COVERAGE
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 balanced
on site).
ZONING CASE NO. 580
PAGE 4
EXISTING I PROPOSED
No encroachments
Residence
Garage
Service Yard
Utility Room
Total
1.6%
4.0%
N/A
None
N/A
N/A
2,246 sq.ft.
463 sq.ft.
96 sq.ft.
136 sq.ft.
2,94] sq.ft.
3-car garage that will encroach 30'
into 50' side yard setback. (existing
25' easement)
Residence
Garage
Service Yard
Utility Room
Future Stable
Total
3,054 sq.ft.
682 sq.ft.
96 sq.ft.
136 sq.ft.
450 sq.ft.
4,418 sq.ft.
2.4%
4.9%
30.2% of 12,795 sq.ft. pad
7.8% of 5,760 sq.ft. pad
23.3%
41 cu.yds cut soil
41 cu.yds fill soil
DISTURBED AREA
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where impervious
surfaces existl
STABLE (450 SO.FT.
& 550 SO.FT. CORRAL)
STABLE ACCESS
ROADWAY ACCESS
VIEWS
PLANTS AND ANIMALS
ZONING CASE NO. 580
PAGE 5
4.0%
4.9%
None Future 450 sq.ft. stable
Future 550 sq.ft. corral
Existing off Possum Ridge Road
Existing l6' foot wide driveway from No change
the west side of Possum Ridge Road
N/A
N/A
Planning Commission review
Planning Commission review