638/693, Construct a new recreational r, Resolutions & Approval ConditionsRESOLUTION NO. 2001-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR
GRADING AND CONSTRUCTION OF A DETACHED RECREATION
ROOM AND RECREATION GAME COURT AND GRANTING A
CONDITIONAL USE PERMIT TO CONSTRUCT A RECREATION ROOM
AND A RECREATION GAME COURT. AT A SINGLE FAMILY RESIDENCE
AT 11 CHUCKWAGON ROAD IN ZONING CASE NO. 638.
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. Allan Delman with
respect to real property located at 11 Chuckwagon Road, Rolling Hills (Lot 4-CRB)
requesting a Conditional Use Permit to permit the construction of a 612 square foot
recreation room, requesting a Conditional Use Permit to permit the construction of a
2,210 square foot recreational game court, and requesting Site Plan Review to permit the
construction of the recreation game court and recreation room.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider these applications on July 17, 2001, August 21, 2001, September 18, 2001 and
at a field trip visit on August 6, 2001. The applicants were notified of the public hearings
in writing by first class mail. Evidence was heard and presented from all persons
interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicants were in attendance at the hearing.
Section 3. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code permits
approval for a detached recreation room under certain conditions provided a
Conditional Use Permit for such use is approved by the Planning Commission. The
applicants are requesting to construct a 612 square foot detached recreation room. With
respect to this request for a Conditional Use Permit, the Planning Commission finds as
follows:
A. The granting of a Conditional Use Permit for the construction of a
detached recreation room would be consistent with the purposes and objectives of the
Zoning Ordinance and General Plan and will be desirable for the public convenience
and welfare because the use is consistent with similar uses in the community, and the
area proposed for the recreation room would be located in an area on the property
where such use will not change the existing configuration of structures on the lot.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the construction of a detached recreation room
will not adversely affect or be materially detrimental to these adjacent uses, buildings,
or structures because the proposed use will be constructed at the central portion of the
lot and is a sufficient distance from nearby residences so that the recreation room will
not impact the view or privacy of surrounding neighbors.
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C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the recreation room will comply with the
low profile residential development pattern of the community and is located on a 1.55
acre parcel of property that is adequate in size, shape and topography to accommodate
such use.
D. The proposed conditional use complies with all applicable development
standards of the zoning district in which it is located.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan relating to siting and siting
criteria for hazardous waste facilities because the project site is not listed on the current
State of California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because an adequate area .has been set -aside for a future stable
structure and adjacent corral on the lot.
Section 4. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves a Conditional Use Permit for the
construction of a 612 square foot detached recreation room in accordance with the
development plan dated October 4, 2001 and marked Exhibit A in Zoning Case No. 638
subject to the conditions contained in Section 9 of this resolution.
Section 5. Section 17.16.210(A)(7) of the Rolling Hills Municipal Code allows
for the construction of a recreational game court with certain conditions provided a
Conditional Use Permit for such use is approved by the Planning Commission. The
applicants are requesting to construct a 2,210 square foot recreational game court east of
the recreation room. With respect to this request for a Conditional Use Permit, the
Planning Commission finds as follows:
A. The granting of a Conditional Use Permit for the construction of a
recreation game court would be consistent with the purposes and objectives of the
Zoning Ordinance and General Plan and will be desirable for the public convenience
and welfare because the use is consistent with similar and appropriately located uses in
the community, and the area proposed for the recreational game court would be located
in an area on the property that is on a second pad below the residential building pad.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the construction of a 2,210 square foot recreational
game court will not adversely affect or be materially detrimental to these adjacent uses,
buildings, or structures because the proposed recreational game court will be
constructed on a portion of the secondary building pad, will be the least intrusive to
surrounding properties, will be screened and landscaped with trees and shrubs, is a
sufficient distance from nearby residences so that the recreational game court will not
impact the view or privacy of surrounding neighbors, will accommodate recreation for
the owners and their children, and will permit the owners to enjoy their property
without deleterious infringement on the rights of surrounding property owners.
RESOLUTION NO. 2001-18
Page 2
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C. The project is harmonious in scale and mass with the site, the natural
terrain, and surrounding residences because the recreational game court will comply
with the low profile residential development pattern of the community and is located
on a 1.55 acre parcel of property that is adequate in size, shape and topography to
accommodate such use.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the graded area will not exceed a maximum
graded area of 10,000 square feet and does not exceed total maximum cubic yardage of
750 cubic yards.
E. The proposed conditional use is consistent with the portions of the Los
Angeles County Hazardous Waste Management Plan related to siting and siting criteria
for hazardous waste facilities because the project site is not.listed on the current State of
California Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17 of
the Zoning Code because adequate area for a future stable structure and adjacent corral
has been set aside to be located on the southern portion of the lot, west of the
recreational game court
Section 6. Based upon the foregoing findings and theevidence in the record,
the Planning Commission hereby approves the request for a Conditional Use Permit in
Zoning Case No. 638 for a proposed 2,210 square foot recreational game court, as
shown on the Development Plan dated, October 4, 2001 marked Exhibit A, subject to the
conditions contained 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 grading requiring a grading permit or 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
requesting construction of the detached recreation room and recreational game court, at
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 structures comply 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. The lot has a net square foot area of 46,627
square feet. The proposed detached recreation room (612 sq.ft.), recreational game court
(2,210 sq.ft.), and the existing single family residence (2,960 sq.ft.), garage (462 sq.ft.),
service yard (100 sq.ft.), pool (390 sq.ft.), and future stable (450 sq.ft.) will have 7,180
square feet which constitutes 15.4% of the net lot, which is within the 20% structural Iot
coverage requirement. The total lot coverage including paved areas and driveway will
be 9,249 square feet or 19.8% of the lot, which is within the 35% maximum overall lot
RESOLUTION NO. 2001-18
Page 3
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coverage requirement. The proposed project is screened from the road so as to reduce
the visual impact of the development.
B. The project substantially preserves the natural and undeveloped state of the
lot by minimizing building coverage. The nature, condition, and development of
adjacent uses, buildings, and structures and the topography of the lot which has a
gentle slope have been considered, and the construction of a 612 square foot detached
recreation room, and a 2,210 square foot recreational game court will not adversely
affect or be materially detrimental to these adjacent uses, buildings, or structures
because the proposed uses will be constructed on a portion of a secondary building pad,
located below the residence and will not be visible from the street, will be least intrusive
to surrounding properties, will be screened and landscaped with trees and shrubs, are
of sufficient distance from nearby residences so that the project will not impact the view
or privacy of surrounding neighbors, will accommodate recreation for the owners, and
will permit the owners to enjoy their property without deleterious infringement on the
rights of surrounding property owners.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The proposed
project is consistent with the scale of the neighborhood when compared to this long,
narrow sloping lot. The ratio of the proposed structures to lot coverage is similar to the
ratio found on several properties in the vicinity.
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.
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 lot to look overdeveloped. Significant portions of the lot
will be left undeveloped so as to maintain canyon vistas across portions of the property.
Although the proposed structures are located in the rear yard, they will not effect a
change to the existing residence.. The structures proposed will not be visible from
Chuckwagon Road. Significant portions of the lot will be left undeveloped so as to
maintain canyon vistas across portions of the property.
F. The development plan follows natural contours of the site to minimize
grading and the natural drainage courses will continue at the east side (rear) of this lot.
G. The development plan preserves surrounding native vegetation and
mature trees and supplements these elements with drought -tolerant landscaping which
is compatible with and enhances the rural character of the community, and landscaping
provides a buffer or transition area between private and public areas.
H. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the proposed
project will utilize an existing driveway at the northwestern portion of the property off
Chuckwagon Road for access.
RESOLUTION NO. 2001-18
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I. The project conforms to the requirements of the California Environmental
Quality Act and is exempt from its requirements.
Section 8. Based upon the foregoing findings and the evidence in the record,
the Planning Commission hereby approves the Site Plan Review application for Zoning
Case No. 638 for proposed detached recreation room and recreational game court as
shown on the Development Plan dated October 4, 2001 and marked Exhibit A, subject
to the conditions contained in Section 9 of this Resolution.
Section 9. The Conditional Use Permits regarding 612 square feet recreation
room and 2,210 square feet recreational game court approved in Sections 4 and 6 and
the Site Plan Review approved in Section 8 of this Resolution are subject to the
following conditions:
A. The Conditional Use Permits and Site Plan Review approvals shall expire
within one year from the effective date of approval, unless construction commences, as
defined in Sections 17.42.070(A), and 17.46.080(A) or unless otherwise extended
pursuant to the requirements of those sections.
B. It is declared and made a condition of the Conditional Use Permits and
Site Plan Review approvals, that if any conditions thereof are violated, this approval
shall be suspended and the privileges granted thereunder shall lapse; provided that the
applicants have been given written notice to cease such violation, the opportunity for a
hearing has been provided, and if requested, has been held, and thereafter the applicant
fails to correct the violation within a period of thirty (30) days from the date of the
City's determination.
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 marked Exhibit A and dated October 4, 2001, except as
otherwise provided in these conditions.
E. The property on which the project is located shall contain an area of
sufficient size to also provide an area meeting all standards for a stable and corral with
vehicular access thereto in conformance with site plan review and recreation court and
recreation room limitations.
F. Structural lot coverage shall not exceed 7,180 square feet or 15.4% in
conformance with lot coverage limitations approved in Section 7.
G. Total lot coverage of structures and paved areas shall not exceed 9,249
square feet or 19.8 % in conformance with lot coverage limitations approved in Section
7.
RESOLUTION NO. 2001-18
Page 5
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H. The disturbed area of the lot shall not exceed 16,070 square feet or 34.5%
in conformance with lot coverage limitations approved in Section 7.
I. Residential building pad coverage on the 9,220 square foot residential
building pad shall not exceed 3,908 square feet or 42.4%, coverage, which is pre-
existing; structural coverage on the 3,522 square foot proposed pad shall not exceed
2,822 square feet or 80.1%, and coverage on the 1,560 square foot future stable and
corral pad shall not exceed 450 square feet or 28.8%. Coverage on the combined pads
shall not exceed 50.2%.
J. The detached recreation room shall not exceed 612 square feet and the
recreational game court shall not exceed 2,210 square feet in area. The location of the
recreation room and recreational game court shall be as depicted on the Development
Plan dated October 4, 2001 and marked Exhibit A.
K. Grading shall not exceed 365 cubic yards of cut soil and 365 cubic yards of
fill soil, (730 cubic yards maximum). Any soil preparation for the project shall preserve
the existing topography, flora, and natural features to the greatest extent possible.
L. Any walls incorporated into the project shall not exceed 3 feet in height.
M. No sleeping quarters or kitchen or other cooking facilities shall be
provided in the recreation room.
N. Game court lighting shall not be permitted.
O. The game court shall be screened on all sides with drought -resistant
mature trees and shrubs such as Toyon and Lemonadeberry. Landscape screening shall
not include Eucalyptus or Pine trees.
P. Noise from the sport court use shall not create a nuisance to owners of -
surrounding properties.
Q. The landscape plan shall include water efficient irrigation, to the
maximum extent feasible, that incorporates a low gallonage irrigation system, utilizes
automatic controllers, incorporates an irrigation design using "hydrozones," considers
slope factors and climate conditions in design, and utilizes means to reduce water waste
resulting from runoff and overspray in accordance with Section 17.27.020 (Water
efficient landscaping requirements) of the Rolling Hills Municipal Code.
R. Two copies of a preliminary landscape plan must be submitted for review
by the Planning Department for the recreation room and game court and include native
drought -resistant vegetation that will not disrupt the impact of the views of
neighboring properties prior to the issuance of any building or grading permit. The
landscaping plan submitted must comply with the purpose and intent of the Site Plan
Review Ordinance, shall incorporate existing mature trees and native vegetation, and
shall utilize to the maximum extent feasible, plants that are native to the area and/or
consistent with the rural character of the community.
RESOLUTION NO. 2001-18
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A bond in the amount of the cost estimate of the implementation of the landscaping
plan plus 15% shall be required to be posted prior to issuance of a drainage, grading
and building permit and shall be retained with the City for not less than two years after
landscape installation. The retained bond will be released by the City Manager after the
City Manager determines that the landscaping was installed pursuant to the
landscaping plan as approved, and that such Iandscaping is properly established and in
good condition.
S. During construction, dust control measures shall be used to stabilize the
soil from wind erosion and reduce dust and objectionable odors generated by
construction activities in accordance with South Coast Air Quality Management
District, Los Angeles County and local ordinances and engineering practices.
T. During construction, conformance with local ordinances and engineering
practices so that people or properties are not exposed to landslides, mudflows, erosion,
or land subsidence shall be required.
U. During construction, conformance with the air quality management district
requirements, stormwater pollution prevention practices, county and local ordinances
and engineering practices so that people or property are not exposed to undue vehicle
trips, noise, dust, objectionable odors, landslides, mudflows, erosion, or land
subsidence shall be required.
V. During construction, the Erosion Control Plan containing the elements set
forth in Section 7010 of the 1998 County of Los Angeles Uniform Building Code shall be
followed to minimize erosion and to protect slopes and channels to control stormwater
pollution as required by the County of Los Angeles.
W. During and after construction, all parking shall take place on the project site.
X. During construction, the property owners shall be required to schedule and
regulate construction and related traffic noise throughout the day between the hours of
7 AM and 6 PM, Monday through Saturday only, when construction and mechanical
equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
Y. A detailed drainage plan that conforms to the development plan as
approved by the Planning Commission must be submitted to the Rolling Hills Planning
Department staff for their review. The Department of Building and Safety shall approve
the drainage plan system, to include any water from any site irrigation systems as well
as game court 'runoff, and all drainage from the site shall be conveyed in an approved
manner to the rear or east of the lot.
Z. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Health Department requirements for the installation
and maintenance of stormwater drainage facilities.
RESOLUTION NO. 2001-18
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AA. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste pollution control.
AB. 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.
AC. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the project, which would constitute additional
grading or structural development, shall require the filing of a new application for
approval by the Planning Commission.
AD. 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.
AE. The applicants shall execute an Affidavit of Acceptance of all conditions of
the Conditional Use Permit and Site Plan Review approvals, pursuant to Section
17.38.060, or the approvals shall not be effective.
AF. All conditions of the Conditional Use Permit and Site Plan Review
approvals, that apply, must be complied with prior to the issuance of a building or
grading permit by the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 16t DAY OF OCTOBER 2001.
ALLAN ROBERTS, CHAIRMAN
ATTEST:
MARILYN KEI, DEPUTY CITY CLERK
RESOLUTION NO. 2001-18
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