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724, Lot line adjustment between 5 , Staff ReportsC14 o/RO/IL Free • 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.: 8C Mtg. Date: 4/24/06 DATE: APRIL 24, 2006 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL ATTN: CRAIG R. NEALIS, CITY MANAGER FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR SUBJECT: RESOLUTION NO. 2006-07. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). BACKGROUND, 1. The Planning Commission adopted Resolution No. 2006-07, which is attached, on April 18, 2006 at their regular meeting granting approval in Zoning Case No. 724. The vote was unanimous. 2. The applicant is requesting adjustment of lot lines between a vacant lot, known as 6 Sagebrush Lane and a developed lot, 5 Sagebrush Lane (shown as Parcel Nos. 1 and 2 on the plot plan). No new lots are being created and no new development is currently being proposed. 3. In December of 2004, the Planning Commission approved a lot line adjustment between three parcels, including a lot on 3 Appaloosa Lane and the two lots subject to this application. According to the applicant's representative, the property owner of 3 Appaloosa Lane does not wish to move forward with the original lot line adjustment, and therefore the applicant is seeking a lot line adjustment for the two parcels. 4. The area of existing Parcel 1 (vacant lot - 6 Sagebrush Lane) is 2.431 acres gross, (105,898.8 sq.ft), and 2.122 acres net (92,428 sq.ft.). The area of Parcel 2 (5 ZC NO. 724 Nan 1 @Printed on IlucvnInd I'apgr • • Sagebrush Lane) is 2.50 acres gross, (108,883.5 sq.ft.), and 1.99 acres net (86,710.3 sq.ft.). 5. As a result of the proposed lot line adjustment, the gross lot area of the vacant lot (Parcel 1) will decrease by 478.5 square feet and the gross lot area of Parcel 2, 5 Sagebrush Lane, will increase in size by 478.5 square feet. The net lot area of the vacant lot (Parcel 1) will decrease by 4,760.8 square feet and the net lot area of Parcel 2 (developed lot) will increase by 517.9 square feet. The reason the increase in the net lot area of Parcel 2 does not correspond to the decrease in the net lot area of Parcel 1, is that the lot line adjustment creates an additional side property line along the eastern portion of Parcel 2, which is longer than the current side yard property line, and therefore a greater perimeter area is deducted for the net lot area calculations along the perimeter of the new lot line. In addition, the lot line adjustment would shift the location of a portion of the cul-de-sac bulb. EXISTING Hao Vacant Lot at 6 Sagebrush Lane, PARCEL 1 Gross Lot Area 105,898.8 sq.ft, 2.431 acres Net Lot Area 92,428.0 sq.ft, 2.12 acres Hao 5 Sagebrush Lane PARCEL 2 Gross Lot Area 108,883.5 sq.ft, 2.50 acres Net Lot Area 86,710.3 sq.ft, 1.99 acres PROPOSED Hao Vacant Lot at 6 Sagebrush Lane, PARCEL 1 Gross Lot Area 105,420.3 sq.ft, 2.42 acres Net Lot Area 87,667.2 sq.ft. 2.01 acres Hao 5 Sagebrush Lane PARCEL 2 Gross Lot Area 109,362.0 sq.ft, 2.51 acres Net Lot Area 87,228.2 sq.ft, 2.00 acres. Each of the lots is located within the RA-S-2 Zone and will be in compliance with the size requirements of a minimum size lot of 2 acres net. Currently the net lot area of the developed lot is less than the minimum required. 6. 5 Sagebrush Lane is developed with a single family residence, garage and swimming pool. The other lot is vacant. As configured, no buildings on 5 Sagebrush Lane are located in the area proposed for adjustment, nor will any structures be removed for the purpose of meeting the requirements for lot line adjustment. 7. Pursuant to the Subdivision Map Act, the Planning Commission may not impose conditions or. exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. Attached is Section 16.44 of the ZC NO. 724 Han • • Subdivision Ordinance describing Lot Line Adjustment procedures and Section 17.16.060 of the Zoning Ordinance describing the required lot area and dimensions. Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots will meet the minimum acreage required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots. Each proposed parcel is irregular in shape. Parcel 1 and Parcel 2 abut a "double" private road (not deeded or maintained by the Rolling Hills Community Association). Although 6 Sagebrush Lane lot will be reduced in size, each of the resulting parcels will meet the minimum required dimensions. 8. Parcel 2 is developed with a 7,860 sq.ft. residence, 900 sq.ft. garage, 892 sq.ft. pool 100 sq.ft. service yard, 905 square foot attached trellis and 450 sq.ft. future stable and has a structural lot coverage of 11,107 square feet or 12.7% of the reconfigure lot, which is within the 20% maximum permitted, (currently 12.8%). The total lot coverage is 23,419 square feet or 26.8% of the reconfigured lot, which is within the 35% maximum permitted, (currently 27.0%). Variances of the maximum permitted disturbed area for both lots were granted when the applicant undertook the land movement repair project, when 90% of Parcel 1 and 46% of Parcel 2 were remediated. 9. The existing easements lines are proposed to be relocated to correspond to the new lot lines. The Rolling Hills Community Association reviewed and approved this project on March 16, 2006. Correspondence from RHCA is attached. 10. The Si's trail passes through both parcels. The trail is located in the easement and will not be affected by the adjustments of the lot lines. 11. The Los Angeles County Land Development Division, under a contract with the City, will review the legal descriptions of the newly configured lots, and the Association's Attorney will review the legal descriptions for the new easements within those lots. Once the lot line adjustment is approved and the legal descriptions for the adjusted lots verified, staff will prepare the appropriate documents for recordation of the newly configured lots. 12. 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 this staff report or provide other direction to staff. ZC NO. 724 3 Han c_3) (310) 544-6222 i c.RoL' tn9 tff6. Community og3Aoeiatton of CRancf2o Pafos , / dES No. 1 PORTUGUESE BEND RD. • ROLLING HILLS. CALIF. 90274 ROLLING HILLS Memorandum Date: March 21, 2006 To: From: Peggy R. Minor Re: Craig Nealis, City Manager James Hao, 5 and 6 Sagebrush Lane Lot Line Adjustment • CALIFORNIA By (310) 544-6766 FAX MAR 2 1 2006 CITY OF ROLLING HILLS On March 16, 2006 the RHCA Board of Directors unanimously approved the proposed lot line adjustments for 5 and 6 Sagebrush Lane prepared by Wynn Engineering Co. for Mr. Hao. The approval is contingent upon preservation of the existing trail and restoration of easements. PRM/kr KR/RH City/HaoLotLineAdj 03-21-06 • • REOUIREMENTS FOR LOT LINE ADJUSTMENT • • 16.40.100--16.40.120 16.40.100 Amendment to vesting tentative map. Any time prior to the expiration of a vesting tentative map, the subdivider, or his or her assignee, may apply for an amendment to such map. A public hearing shall be held by the Planning Commission on any amendment involving a sub- stantial modification to the subject subdivision or devel- opment related thereto. After such public hearing the Planning Commission shall make a recommendation to the City Council on the proposed amendment. The City Council, after a public hearing, may approve, conditionally approve or disapprove the proposed amendment. (Ord. 210 §1(part), 1986). 16.40.110 Applications inconsistent with established policies. Notwithstanding any provision of this chapter, a property owner or his or her designee may seek approvals or permits for development which depart from the ordi- nances, policies and standards described in Section 16.40.090(A), and the City may grant such approvals or is- sue such permits to the extent that the departures are au- thorized under applicable law. (Ord. 210 §1(part), 1986). 16.40.120 Subsequent permits, licenses and other en- titlements for use. The provisions of this chapter shall not be construed to prevent the City from conditionally approving or denying any permit, license or other entitle- ment for use which is applied for by the subdivider after the approval of a vesting tentative map provided such con- ditional approval or denial is made in accordance with the ordinances, policies and standards described in Section 16.40.090(A) of this chapter. (Ord. 210 §1(part), 1986). Sections: 16.44.010 16.44.020 16.44.030 16.44.040 16.44.050 Chapter 16.44 LOT LINE ADJUSTMENT Purpose of chapter. Applicability. Adjustment application and processing. Approval or denial of adjustment. Completion of adjustment. 190-44 (Rolling Hills #4, 3/05) • 544. 010--16.44.040 16.44.010 Purpose of chapter. This chapter provides procedures for the preparation, filing, processing, and approval or denial of lot line adjustment applications, consistent with the policies of the general plan and the requirements of the Subdivision Map Act. (Ord. 295 §7 (Exh. A (part)), 2004). 16.44.020 Applicability. A. The lot line adjust- ment procedure is for the purpose of relocating lot lines between two or more existing adjacent parcels, where land taken from one parcel is added to an adjacent parcel and where no more parcels are created than originally existed. For the purposes of this chapter, an "adjacent parcel" is one that directly touches at least one of the other par- cels involved in the adjustment. B. Parcels combined by encumbrances or encroachments of existing structures shall be considered a single origi- nal parcel for purposes of an adjustment in compliance with this chapter. (Ord. 295 §7 (Exh. A (part)) , 2004) . 16.44.030 Adjustment application and processing. A lot line adjustment application shall be prepared, filed and processed as provided by this section. A. Application Content. A lot line adjustment ap- plication shall include all information and other materi- als required by the City Manager or designee and be accom- panied by a filing fee set forth in the City's Resolution of fees schedule. B. Processing. Lot line adjustment applications shall be submitted to the City Manager or designee and shall be processed in compliance with the procedures specified in Chapter 17.46 of this code. C. Association Review. Lot line adjustment applica- tion shall be accompanied by proof that the Association reviewed the project for potential impacts to existing easements and trails. (Ord. 295 §7 (Exh. A (part)), 2004) . 16.44.040 Approval or denial of adjustment. The Planning Commission shall determine whether the parcels resulting from the adjustment will conform to the applica- ble provisions of this title. The Planning Commission may approve, conditionally approve, or deny the lot line ad- justment in compliance with this section. Decisions made 190-45 (Rolling Hills #4, 3/05) -o • • 16.44.050 c by the Planning Commission may be appealed to the City Council in compliance with Chapter 17.46 of this code. A. Required Findings. A proposed lot line adjust- ment shall be denied if the Planning Commission finds any of the following: 1. The adjustment will have the effect of cre- ating a greater number of parcels than exist before ad- justment; 2. Any parcel resulting from the adjustment will conflict with any applicable regulations of the zon- ing ordinance; or 3. The adjustment will result in an increase in the number of nonconforming parcels. B. Conditions of Approval. In approving a lot line adjustment, the Planning Commission shall adopt conditions only as necessary to conform the adjustment and proposed parcels to the requirements of this chapter, Title 17 (Zoning) and Title 15 (Building and Construction) of this code, or to facilitate the relocation of existing utili- ties, infrastructure, trails or easements. (Ord. 295 §7 (Exh. A (part)), 2004). 16.44.050 Completion of adjustment. Within the time period specified in Section 17.46.080, expiration of ap- proval of site plan review, the process shall be completed in compliance with this section through the recordation of a deed or record of survey, after all conditions of ap- proval have been satisfied. A. Completion by Deed. A lot line adjustment shall not be effective or finally completed until a grant deed signed by the record owners has been recorded. The appli- cant shall submit deeds to the City Manager or designee for review and approval in compliance with subsection C of this section before recordation of the grant deed. A qualified registered civil engineer, or a licensed land surveyor licensed or registered in the State shall prepare the legal descriptions provided in the deeds. B. Completion by Record of Survey. If required by Business and Professions Code Section 8762 et seq., a lot line adjustment shall not be effective or final until a record of survey has been checked by the City Manager or designee and recorded by the County Recorder. C. Review and Approval by City Manager or Designee. The City Manager or designee shall: 190-46 (Rolling Hills #4, 3/05) 16.48.010 I 1. Examine the deeds to ensure that all record title owners and lienholders have consented to the adjust- ment; 2. Verify that all conditions of approval have been satisfactorily completed and that the deeds are in substantial compliance with the lot line adjustment as ap- proved by the review authority; 3. Verify that the property owners have either obtained partial reconveyances from any mortgagor or other lienholder for any portion of a parcel being transferred to an adjacent parcel, and that any liens covering the ad- jacent property have been modified to cover the newly cre- ated larger parcel; 4. If satisfied that the deeds comply with the above requirements, place an endorsed approval upon the deeds; and 5. After approval of the legal descriptions, assemble the deeds and return them to the applicant for recordation. D. Expiration. The approval of a lot line adjust- ment shall expire and become void if the adjustment has not been completed and recorded within the time period specified in Section 17.46.080, site plan review of this code. (Ord. 295 §7 (Exh. A (part)) , 2004) . Chapter 16.48 CERTIFICATES OF COMPLIANCE Sections: 16.48.010 Purpose of chapter. 16.48.020 Applicability. 16.48.030 Application contents. 16.48.040 Review and approval. 16.48.050 Conditional certificates of compliance. 16.48.010 Purpose of chapter. This chapter provides procedures for the filing, processing, and approval or de- nial of certificates of compliance and conditional cer- tificates of compliance, consistent with the policies of the general plan and the requirements of the Subdivision Map Act. (Ord. 295 §7 (Exh. A (part)), 2004). 190-47 (Rolling Hills #4, 3/05) • • 17.16.060 b 17.16.060 Lot area and dimensions. Minimum lot area and dimensions shall be as follows: A. Minimum Lot Area. 1. All lots in the RA-S-1 zone shall contain a minimum net lot area of forty-three thousand five hundred sixty square feet. 2. All lots in the RA-S-2 zone shall contain a minimum net lot area of eighty-seven thousand one hundred twenty square feet. 3. The City Council may establish a greater minimum net lot area as warranted by environmental condi- tions. Wherever a greater minimum area is required, a number expressing the required acreage shall be placed upon the zoning map as a suffix to the base zone district (for example, RA-S-10 for a minimum net lot area of ten acres) . 4. Lots or parcels of record which, prior to the adoption of the current standard, are smaller than the currently required lot area shall be considered to have the required area. B. Minimum Dimensions. All lots shall comply with the following width and depth requirements: 1. The width of a lot at and along the street easement line shall be at least equal to or greater than the lot depth divided by two and one-half. However, in no event shall such abutting footage be less than one hundred fifty feet. 2. The minimum width of a lot at any point shall be one hundred fifty feet, measured at right angles to the side lot lines. 3. For corner lots, the lot line with the smallest linear feet of lot frontage shall be considered the front lot line for the purpose of this section. In measuring the front lot width, the measurement shall not include any footage within the side street easement. 212 (Rolling Hills #4, 3/05) SUMMARY OF DEVELOPMENT STANDARDS(a) Development Standard 1. Minimum Met Lot Area 2. Minimum Lot Dimensions .Width Along Street Easement .Width at Any Point 'For Cul-de-sac Frontage .Depth 3. Maximum Lot Coverage •Hy Structures •Hy Structures and Impervious Surfaces 4. Height Limitation 5. Minimum Dwelling Unit Size 6. Maximum Buildable Slope 7. Setbacks • Front •Side -Fear Zone District RA-S-1 43,560 sf 17.16.060 RA-S-2 67,120 sf At least lot depth divided by n, but in no case less than 150' 150' 150' Dependent upon turn -around; see Section 17.16.060(8)(4) Must be equal to or greater than width along front street easement, with maximum slope of 25% 20% 20t 35$ 35% One story (mezzanines and lofts are not permitted) 1,300 sf, with 20' minimum width 2:1, with no structures allowed on sides or bottoms of canyons or natural drainage courses 50' 20' (b) 50' 50' 35' (c) 50' Motes: (a) This table summarizes development standards. For complete descriptions, refer to Sections 17.16.040 through 17.16.130. (b) Every lot or parcel in the RA-S-1 zone shall have a side setback measuring no less than twenty feet from the side property line, except if an Association easement, located along the side property line, is improved with a roadway, then the side setback shall be no less than ten feet from the interior edge of that easement. (c) Every lot or parcel in the RA-S-2 zone shall have a side setback measuring no less than thirty-five feet from the side property line, except if an Association easement, located along the side property line, is improved with a roadway, then the side setback shall be no less than twenty-five feet from the interior edge of that easement. 4. For lots fronting at the turn -around end of a cul-de-sac, the minimum frontage width shall be a func- tion of the required cul-de-sac radius and the number of lots fronting the turn -around. No more than two lots shall front the turn -around, and the turn -around shall have a minimum radius of thirty-two feet. 213 (Rolling Hills #4, 3/05) • • 17.16.070--17.16.080 5. All lots shall have a depth with a maximum slope of twenty-nine degrees equal to or greater than the lot width abutting the front street easement. (Ord. 295 §7 (Exh. B (part)) , 2004; Ord. 275 §7, 1998; Ord. 239 §11(part), 1993). 17.16.070 Maximum level of site development permit- ted. The following standards for maximum lot coverage and maximum disturbed area shall apply to all development in the RA-S zone. A. Maximum Lot Coverage. Two maximum lot coverage standards shall apply - maximum coverage by structures and maximum coverage by impervious surfaces. 1. Coverage by Structures. All structures on a lot shall not cover more than twenty percent of the net lot area. For the purpose of this section, "structures" include, but are not limited to, the primary residence, garages, all accessory structures, recreational game courts, swimming pools, spas, pool equipment, existing and future stables, attached and detached porches, entryways, porte cochere and trellises, gazebos, outdoor bars and barbecues, sheds) subterranean structures other than base- ments, except as provided for in Section 17.16.200(J) of this chapter. 2. Impervious Surface Coverage. All struc- tures, as defined in subsection (A) (1) of this section, and all other impervious surfaces shall not cover more than thirty-five percent of the net lot area. For the purposes of this section, impervious surfaces shall in- clude all driveways, parking areas, walks, patios, decks and asphaltic or concrete paving not maintained by the As- sociation. B. Maximum Disturbed Area. Disturbance shall be limited to forty percent of the net lot area, as defined in Section 17.12.040 of this code. (Ord. 295 §7 (Exh. B (part)), 2004; Ord. 269 §7, 1997; Ord. 264 §7, 1996; Ord. 254 §6, 1995; Ord. 239 §11(part), 1993) . 17.16.080 Height limitation. A. General Limita- tion. A building or structure shall have no more than one story, meaning no interior habitable space shall exist over any other habitable space, except over basements. For the purpose of this section "interior habitable space" 214 (Rolling Hills #4, 3/05) • • RESOLUTION NO. 2006-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. James Hao with respect to real property located at 5 Sagebrush Lane (Lot 100-3-RH) and a vacant lot known as 6 Sagebrush Lane (Lot 100-4-RH) requesting a Certificate of Compliance for a Lot Line Adjustment to move the common side lot lines dividing Lot 100-3-RH (5 Sagebrush Lane) and Lot 100-4-RH (known as 6 Sagebrush Lane), where a portion of northerly Lot 100-3-RH will be transferred to Lot 100-4-RH and a portion of north-westerly lot 100-4-RH will be transferred to Lot 100-3-RH. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the application at a regular meeting on March 21, 2006. At the March 21, 2006 meeting, the Planning commission determined that a field visit to the site would not be necessary as all parties are very familiar with the project. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Section 5. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: ZC NO. 724 LLADJ. (Hao) • A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A) of the Rolling Hills Zoning Ordinance requires that each lot in any subdivision in the RA-S-2 Zone shall have a net area of not less than eighty-seven thousand one hundred twenty square feet (2.0 acres). The proposed lot line adjustment will result in Parcel 1, Lot 100-3-RH being 2.00 net acres and Parcel 2, Lot 100-4-RH being 2.01 net acres, exclusive of: (a) any and all perimeter easements measured to a minimum lineal distance of ten feet perpendicular to the property lines; (b) any portion of the lot or parcel of land used for roadway purposes; and (c) any private drive or driveway which provides access to any other lot or parcel of land. B. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. Due to the location of the "double" private street, Sagebrush Lane, which crosses Lots 100-3-RH and 100-4- RH and culminates in a cul-de-sac on both properties, the resulting 2 lots off of Sagebrush Lane will not meet this condition. However, this is a pre-existing condition and the proposed lot line adjustment would not affect the angle of the sideline to Sagebrush Lane on these two parcels. C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that easements, the width of which are to be determined by the Rolling Hills Community Association, be dedicated for bridle trail and utility purposes over the strips and portions of land within and abutting upon the sidelines and rear lines of each lot. The proposed adjustment provides for 25-foot easements, or as otherwise approved by the Association, on each side of the adjusted lot lines and equestrian trails within the easements, and will be recorded concurrently with the Certificate of Compliance for lot line adjustment. D. Chapter 16.48 of the Rolling Hills Subdivision Ordinance provides procedures for processing of certificates of compliance, which is a document that acknowledges that subject parcels are considered by the City to be legal lots of record. City records indicate that both parcels were created legally. The recently remediated vacant Parcel 100-4-RH is deemed buildable by the Los Angeles County Department of Public Works, subject to additional soil, hydrology and geology studies. E. Conditions have been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review or any other Ordinance or Code to any future development of Lot 100-3-RH and Lot 100-4-RH, including but not be limited to further study of soils, geology, hydrology, grading and other requirements. Section 6. In accordance with the foregoing findings, a Conditional Certificate of Compliance for lot line adjustment sought in Zoning Case No 724 as indicated on the map attached hereto as Exhibit "A" stamp dated March 08, 2006 is hereby approved subject to the following conditions: ZC NO. 724 LLADJ. (Hao) 2 B • • A. The Lot Line Adjustment approval shall expire within two years from the effective date of approval as defined in Section 17.46.070, unless otherwise extended pursuant to the requirements of this section. B. There shall be twenty-five (25) foot easements on each side of the adjusted lot lines within the adjusted boundaries of the lots, or as otherwise required by the Rolling Hills Community Association. The maps attached to the Conditional Certificate of Compliance, referred hereto as Exhibit "A" shall delineate and note the easements and trails specified in this paragraph. C. The lot line adjustment approval shall not in any way constitute any representation that the adjusted lots can be developed even if in compliance with current zoning and building ordinance standards. No development shall occur on the properties without first complying with all applicable City Building and Zoning requirements and other applicable rules and regulations. D. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance (Ordinance No 221, 1988) to Lot 100-3-RH and 100-4-RH at such time as an application is made for development. E. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including the required easements and trails as specified in Paragraph C of Section 5 are submitted to, and approved by the City. Upon the City's approval of the legal descriptions of the new adjusted lines, trails and easements, a Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. F. The applicant shall record the deeds of the properties effectuating the transfer concurrently with the Certificate of Compliance for the Lot Line Adjustment and shall submit proof of such recordation to the City of Rolling Hills. G. The applicants shall execute an Affidavit of Acceptance of all conditions of this Resolution or the Lot Line Adjustment shall not be effective. H. Prior to recordation of the lot line adjustment, the applicant shall submit proof that current property taxes have been paid on both parcels. PASSED, APPROVED AND ADOPTED ON THE 18TH DAY OF APRIL, 2006. .4' OREN DEROY, CHAIR ATTEST: ZC NO. 724 LLADJ. (Hao) MARILYN K, DEPUTY CITY CLERK 3 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2006-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). was approved and adopted at a regular meeting of the Planning Commission on April 18, 2006 by the following roll call vote: AYES: Commissioners Hankins, Henke, Sommer, Witte and Chairwoman DeRoy. NOES: None. ABSENT: None. ABSTAIN: None. and in compliance with the laws of California was posted at the following: Administrative Offices " DEPUTY CITY CLERK ZC NO. 724 LLADJ. (Hao) q • Ci1yofiePertS • INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377.7288 E-mail: cityofrh@aol.com DATE: APRIL 18, 2006 TO: HONORABLE MEMBERS OF THE PLANNING COMMISSION FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. ZONING CASE NO. 724 SITE LOCATION: 6 SAGEBRUSH LANE (VACANT LOT) (LOT 100-4-RH) (PARCEL 1) 5 SAGEBRUSH LANE (LOT 100-3-RH) (PARCEL 2) ZONING AND SIZE: RAS-2, 2.43 ACRES, 2.50 ACRES, (GROSS AREA) RESPECTIVELY APPLICANTS: MR. JAMES HAO REPRESENTATIVE: GARY WYNN, WYNN ENGINEERING PUBLISHED: MARCH 11, 2006 SUBJECT: RESOLUTION NO. 2006-07. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). BACKGROUND 1. At the March 21, 2006 Planning Commission meeting, the Commission directed staff to prepare a Resolution of approval in Zoning Case No. 724, with standard findings of facts and conditions for a lot line adjustment. The vote was 5-0. Resolution No. 2006-07 is attached for Commission's consideration. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2006-07 approving the lot line adjustments. ®Printed on R,•c'r.lrr± f':mr:r • • RESOLUTION NO. 2006-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS: Section 1. An application was duly filed by Mr. James Hao with respect to real property located at 5 Sagebrush Lane (Lot 100-3-RH) and a vacant lot known as 6 Sagebrush Lane (Lot 100-4-RH) requesting a Certificate of Compliance for a Lot Line Adjustment to move the common side lot lines dividing Lot 100-3-RH (5 Sagebrush Lane) and Lot 100-4-RH (known as 6 Sagebrush Lane), where a portion of northerly Lot 100-3-RH will be transferred to Lot 100-4-RH and a portion of north-westerly lot 100-4-RH will be transferred to Lot 100-3-RH. Section 2. California Government Code Subsection 66412(d) authorizes lot line adjustments without requiring a tentative map, parcel map or final map if: (A) The lot line adjustment involves two or more existing adjacent parcels, where land is proposed to be taken from one parcel and added to an adjacent parcel; (B) A greater number of parcels than originally existed is not thereby created; (C) The lot line adjustment will create parcels that conform to local zoning and building ordinances; and (D) The lot line adjustment is approved by the City. The City may impose conditions on the Lot Line Adjustment in order to make the lot conform to local zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the Lot Line Adjustment or to facilitate the relocation of existing infrastructure or easements. Section 3. The Planning Commission conducted a duly noticed public hearing to consider the application at a regular meeting on March 21, 2006. At the March 21, 2006 meeting, the Planning commission determined that a field visit to the site would not be necessary as all parties are very familiar with the project. Section 4. The Planning Commission finds that the project is categorically exempt from environmental review under the California Environmental Quality Act pursuant to a Class 5 exemption provided by Section 15305 of the State CEQA Guidelines. Section 5. The Planning Commission has considered the evidence, both written and oral, presented in connection with this application and finds as follows: ZC NO. 724 LLADJ. (Hao) • • A. Section 16.16.010(B) of the Rolling Hills Subdivision Ordinance and Section 17.16.060(A) of the Rolling Hills Zoning Ordinance requires that each lot in any subdivision in the RA-S-2 Zone shall have a net area of not less than eighty-seven thousand one hundred twenty square feet (2.0 acres). The proposed lot line adjustment will result in Parcel 1, Lot 100-3-RH being 2.00 net acres and Parcel 2, Lot 100-4-RH being 2.01 net acres, exclusive of: (a) any and all perimeter easements measured to a minimum lineal distance of ten feet perpendicular to the property lines; (b) any portion of the lot or parcel of land used for roadway purposes; and (c) any private drive or driveway which provides access to any other lot or parcel of land. B. Section 16.16.020 of the Rolling Hills Subdivision Ordinance and Section 17.16.060(B)(3) of the Rolling Hills Zoning Ordinance require that in all cases where practicable, the sidelines of lots shall be at approximate right angles or radial to the street upon which such lot fronts. Due to the location of the "double" private street, Sagebrush Lane, which crosses Lots 100-3-RH and 100-4- RH and culminates in a cul-de-sac on both properties, the resulting 2 lots off of Sagebrush Lane will not meet this condition. However, this is a pre-existing condition and the proposed lot line adjustment would not affect the angle of the sideline to Sagebrush Lane on these two parcels. C. Section 16.20.230 of the Rolling Hills Subdivision Ordinance requires that easements, the width of which are to be determined by the Rolling Hills Community Association, be dedicated for bridle trail and utility purposes over the strips and portions of land within and abutting upon the sidelines and rear lines of each lot. The proposed adjustment provides for 25-foot easements, or as otherwise approved by the Association, on each side of the adjusted lot lines and equestrian trails within the easements, and will be recorded concurrently with the Certificate of Compliance for lot line adjustment. D. Chapter 16.48 of the Rolling Hills Subdivision Ordinance provides procedures for processing of certificates of compliance, which is a document that acknowledges that subject parcels are considered by the City to be legal lots of record. City records indicate that both parcels were created legally. The recently remediated vacant Parcel 100-4-RH is deemed buildable by the Los Angeles County Department of Public Works, subject to additional soil, hydrology and geology studies. E. Conditions have been attached to this approval which provide that it will not impair or limit the City's application of the Site Plan Review or any other Ordinance or Code to any future development of Lot 100-3-RH and Lot 100-4-RH, including but not be limited to further study of soils, geology, hydrology, grading and other requirements. Section 6. In accordance with the foregoing findings, a Conditional Certificate of Compliance for lot line adjustment sought in Zoning Case No 724 as indicated on the map attached hereto as Exhibit "A" stamp dated March 08, 2006 is hereby approved subject to the following conditions: ZC NO. 724 LLADJ. (Hao) A. The Lot Line Adjustment approval shall expire within two years from the effective date of approval as defined in Section 17.46.070, unless otherwise extended pursuant to the requirements of this section. B. There shall be twenty-five (25) foot easements on each side of the adjusted lot lines within the adjusted boundaries of the lots, or as otherwise required by the Rolling Hills Community Association. The maps attached to the Conditional Certificate of Compliance, referred hereto as Exhibit "A" shall delineate and note the easements and trails specified in this paragraph. C. The lot line adjustment approval shall not in any way constitute any representation that the adjusted lots can be developed even if in compliance with current zoning and building ordinance standards. No development shall occur on the properties without first complying with all applicable City Building and Zoning requirements and other applicable rules and regulations. D. The lot line adjustment shall not in any respect limit or impair the City's application of the Site Plan Review Ordinance (Ordinance No 221, 1988) to Lot 100-3-RH and 100-4-RH at such time as an application is made for development. E. The Certificate of Lot Line Adjustment shall not be issued until a legal description complying with the delineation of adjustment, and including the required easements and trails as specified in Paragraph C of Section 5 are submitted to, and approved by the City. Upon the City's approval of the legal descriptions of the new adjusted lines, trails and easements, a Certificate of Compliance shall be issued by the City, shall be recorded by the property owner in the offices of the Los Angeles County Recorder, and evidence of the recordation shall be returned to the City. F. The applicant shall record the deeds of the properties effectuating the transfer concurrently with the Certificate of Compliance for the Lot Line Adjustment and shall submit proof of such recordation to the City of Rolling Hills. G. The applicants shall execute an Affidavit of Acceptance of all conditions of this Resolution or the Lot Line Adjustment shall not be effective. H. Prior to recordation of the lot line adjustment, the applicant shall submit proof that current property taxes have been paid on both parcels. PASSED, APPROVED AND ADOPTED ON THE 18TH DAY OF APRIL, 2006. LOREN DEROY, CHAIRWOMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK ZC NO. 724 LLADJ. (Hao) • • STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS) I certify that the foregoing Resolution No. 2006-07 entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS AUTHORIZING THE ISSUANCE OF A CONDITIONAL CERTIFICATE OF COMPLIANCE FOR A LOT LINE ADJUSTMENT FOR PROPERTIES AT 5 SAGEBRUSH LANE (LOT 100-3-RH, DEVELOPED LOT) AND A VACANT LOT NORTH THEREOF (LOT 100-4-RH) IN ZONING CASE NO. 724, (HAO). was approved and adopted at a regular meeting of the Planning Commission on April 18, 2006 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 ZC NO. 724 LLADJ. (Hao) 4 DEPUTY CITY CLERK • DATE: TO: FROM: • • Ci4 o/ leo ePnS Jhfr.. 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 MARCH 21, 2006 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANTS: REPRESENTATIVE: PUBLISHED: REQUEST ZONING CASE NO. 724 6 SAGEBRUSH LANE (VACANT LOT) (LOT 100-4-RH) (PARCEL 1) 5 SAGEBRUSH LANE (LOT 100-3-RH) (PARCEL 2) RAS-2, 2.43 ACRES, 2.50 ACRES, (GROSS AREA) RESPECTIVELY MR. JAMES HAO GARY WYNN, WYNN ENGINEERING MARCH 11, 2006 Request for a Certificate of Compliance for Lot Line Adjustments between two parcels of land to determine compliance with provisions of the Subdivision Map Act for properties at 6 Sagebrush Lane (vacant lot) and 5 Sagebrush Lane, Rolling Hills, CA; and having Assessors Parcel Numbers (APN) 7569-11-14 and 7569-11- 13 respectively. BACKGROUND 1. The applicant is requesting adjustment of lot lines between the vacant lot, known as 6 Sagebrush Lane and the developed lot, 5 Sagebrush Lane (shown as parcel Nos. 1 and 2 on the plot plan). No new lots are being created and no new development is currently being proposed. 2. In December of 2004, the Planning Commission approved a lot line adjustment between three parcels, including a lot on 3 Appaloosa Lane and the two lots subject to this application. According to the applicant's representative, the property owner of 3 Appaloosa Lane does not wish to move forward with the original lot line adjustment, and therefore the applicant is seeking a lot line adjustment for the two parcels. 3. The area of existing Parcel 1 (vacant lot - 6 Sagebrush Lane) is 2.431 acres gross, (105,898.8 sq.ft), and 2.122 acres net (92,428 sq.ft.). The area of Parcel 2 (5 ZC No. 724 Lot Line Adj. 1 ®Printed on RccVclnd Paw!, • • Sagebrush Lane) is 2.50 acres gross, (108,883.5 sq.ft.), and 1.99 acres net (86,710.3 sq.ft.). 4. As a result of the proposed lot line adjustment, the gross lot area of the vacant lot (Parcel 1) will decrease by 478.5 square feet and the gross lot area of Parcel 2, 5 Sagebrush Lane, will increase in size by 478.5 square feet. The net lot area of the vacant lot (Parcel 1) will decrease by 4,760.8 square feet and the net lot area of Parcel 2 (developed lot) will increase by 517.9 square feet. The reason the increase in the net lot area of Parcel 2 does not correspond to the decrease in the net lot area of Parcel 1, is that the lot line adjustment creates an additional side property line along the eastern portion of Parcel 2, which is longer than the current side yard property line, and therefore a greater area is deducted for the net lot area calculations along the perimeter of the new lot line. In addition, the lot line adjustment would shift a portion of the cul-de-sac bulb from Parcel 2 to Parcel 1, which is then deducted for the net lot area calculations. EXISTING Hao Hao Vacant Lot at 6 5 Sagebrush Lane Sagebrush Lane, PARCEL 2 PARCEL 1 Gross Lot Area 105,898.8 sq.ft, 2.431 acres Net Lot Area 92,428.0 sq.ft, 2.12 acres Gross Lot Area 108,883.5 sq.ft, 2.50 acres Net Lot Area 86,710.3 sq.ft, 1.99 acres PROPOSED Hao Vacant Lot at 6 Sagebrush Lane, PARCEL 1 Gross Lot Area 105,420.3 sq.ft, 2.42 acres Net Lot Area 87,667.2 sq.ft. 2.01 acres Hao 5 Sagebrush Lane PARCEL 2 Gross Lot Area 109,362.0 sq.ft, 2.51 acres Net Lot Area 87,228.2 sq.ft, 2.00 acres. Each of the lots is located within the RA-S-2 Zone and will be in compliance with the size requirements of a minimum size lot of 2 acres net. Currently the net lot area of the vacant lot is less than the minimum required. 5. 5 Sagebrush Lane is developed with a single family residence, garage and swimming pool. The other lot is vacant. As configured, no buildings on 5 Sagebrush Lane are located in the area proposed for adjustment, nor will any structures be removed for the purpose of meeting the requirements for lot line adjustment. 6. Pursuant to the Subdivision Map Act, the Planning Commission may not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances. Attached is Section 16.44 of the ZC No. 724 Lot Line Adj. 2 ® Subdivision Ordinance describing Lot Line Adjustment procedures and Section 17.16.060 of the Zoning Ordinance describing the required lot area and dimensions. Referring to Section 17.16.060(A)(2) Lot Size: Each of the two proposed lots will meet the minimum acreage required in the RA-S-2 Zone. Referring to Section 17.16.060(B) Widths and depths of lots. Each proposed parcel is irregular in shape. Parcel 1 and Parcel 2 abut a "double" private road (not deeded or maintained by the Rolling Hills Community Association). Although 5 Sagebrush Lane lot will be reduced in size, each of the resulting parcels will meet the minimum required dimensions. 7. Parcel 2 is developed with a 7,860 sq.ft. residence, 900 sq.ft. garage, 892 sq.ft. pool 100 sq.ft. service yard, 905 square foot attached trellis and 450 sq.ft. future stable and has a structural lot coverage of 11,107 square feet or 12.7% which is within the 20% maximum permitted, (currently 12.8%). The total lot coverage is 23,419 square feet or 26.8%, which is within the 35% maximum permitted, (currently 27.0%). A Variance of the maximum permitted disturbed area for both lots were granted when Mr. Hao undertook the land movement repair project, when almost 90% of each lot was remediated. 8. The existing easements lines are proposed to be relocated to correspond to the new lot lines. The Rolling Hills Community Association reviewed this proposal on March 16, 2006. Their decision will be forwarded to City staff. 9. The Si's trail passes through both parcels. The trail is located in the easement and will not be affected by the adjustments of the lot lines. 10. The Los Angeles County Land Development Division, under a contract with the City, will review the legal descriptions of the newly configured lots, and the Association's Attorney will prepare legal descriptions for the new easements within those lots. Once the lot line adjustment is approved and the legal descriptions for the adjusted lots verified, staff will prepare the appropriate documents for recordation of the newly configured lots. 11. 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 staff report, open the public hearing, take public testimony and provide direction to staff. ZC No. 724 3 \✓ Lot Line Adj.