681, Replace/Major remodel to exist, Resolutions & Approval Conditions• •
RESOLUTION NO. 2005-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS APPROVING A MODIFICATION TO
PLANNING COMMISSION RESOLUTION NO. 2004-06 AND
APPROVING A TWO YEAR TIME EXTENSION TO PREVIOUSLY
APPROVED SITE PLAN REVIEW APPROVAL FOR GRADING
AND CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
TO REPLACE AN EXISTING RESIDENCE, WHERE THE EXISTING
GARAGE WILL REMAIN IN ZONING CASE NO. 681 AT 8
POSSUM RIDGE ROAD (LOT 112-RH), (TALBOT).
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. George Sweeney, Architect,
on behalf of Mr. and Mrs. Kevin Talbot with respect to real property located at 8
Possum Ridge Road, (Lot 112-RH), Rolling Hills, CA requesting a two-year time
extension for a previously approved Site Plan Review for grading and construction of
a new 4,620 square foot single family residence, 390 square foot swimming pool,
service yard and 450 square foot future stable, where an existing 640 square foot
garage will remain. A. 2,816 square foot basement was also approved.
Section 2. The Commission considered this item at a meeting on February
15, 2005 at which time information was presented indicating that additional time is
needed to process the development application through the County departments.
Section 3. Based upon information and evidence submitted, the Planning
Commission does hereby amend Paragraph A, Section 7 of Resolution No. 2004-06,
dated February 17, 2004, to read as follows:
"A. The Site Plan Review approval shall expire within three years from the
effective date of approval, unless work commences within that time period, as
defined in Section 17.46.080 of the Zoning Ordinance."
Section 4. Except as herein amended, the provisions and conditions of
Resolution No. 2004-06 shall continue to be in full force and effect.
PASSED, APPROVED AND ADOPTED THIS 15th DAY OF FEBRUARY, 2005.
401
ATTEST:
ROGElk SOMMER, CHAIRMAN
MARILYN KERN, DEPUTY CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2005-08 entitled:
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS
APPROVING A MODIFICATION TO PLANNING
COMMISSION RESOLUTION NO. 2004-06 AND
APPROVING AN EXTENSION TO PREVIOUSLY
APPROVED SITE PLAN REVIEW APPROVAL FOR
GRADING AND CONSTRUCTION OF A NEW
SINGLE FAMILY RESIDENCE TO REPLACE AN
EXISTING RESIDENCE, WHERE THE EXISTING
GARAGE WILL REMAIN IN ZONING CASE NO.
681 AT 8 POSSUM RIDGE ROAD (LOT 112-RH),
(TALBOT).
was approved and adopted at a regular meeting of the Planning Commission
on February 15, 2005 by the following roll call vote:
AYES: Commissioner DeRoy, Hankins, Margeta, Witte and Chairman
Sommer.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at the following:
Administrative Offices
DEPUTY CITY CLERK
4 I l S r
RECORDING REQUESTED BY AND MAIL'
`CITY OF ROLLING HILLS
2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
(310) 377-7288. FAX
The Registrar -Recorder's Office requires that the form be notarized hefcrr, recordation _
Use Only
AFFIDAVIT OF ACCEPTANCE FORM
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
ZONING CASE NO. 6 81
SITE PLAN REVIEW
CONDITIONAL USE PERMIT
VARIANCES
04 10031O1
XX
I (We) the undersigned state:
I am (We are) the owner(s) of the real property described as follows:
8 POSSUM RIDGE ROAD ROLLING HILLS, CA, (LOT 112-RH) 90274
This property is the subject of the above numbered case and conditions of approval.
I am (We are) aware of, and accept, all the stated conditions in said
ZONING CASE NO. 681
I (We) c
SITE PLAN REVIEW
VARIANCES
CONDITIONAL USE PERMIT/
XX
under the penalty of perjury that the ffieg�7 true and correct.
S nam l� aNANDA `Tfi -(3c� f
(Jame led o,rprinted j
Address 1f-1-likUU11 t t�7 /
•City/State 1��)
Signatures must be acknowledged by a notary public.
State of California )
County of Los Angeles )
a It
Signature �'�
• game t/ped or irtite5i Riaw`,
� f a�� q� ,p1
ylress kt ►1 � \)5 QA lO2 7'
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before me, A - eo 2_7-J9-ky ect(_.1c
Personally appeared KRAJ1'W �J,l �1S1 Thi- i- $ Ala( % ilt.L 1.U1& Lea
Zvi sally ki uwi i lu le (or proved to me on the basis of satisfactory evidence) to be the person() whose
name,(!),isi.kg subscribed to the within instrument and acknowledged to me that Iie/aho/they_executed the same
in h &I er/their authorized caipacityle_§.1 and that by hic/hor/their signatures on the instrument the person(sj, or
the entity upon behalf of which the person acted, executed the instrument.
Witness by hand and official seal.
//P
Signature of Notary
•
Rem tiefa
R. COWAN W
COMM. #1378459 n
NOTARY PUBLIC - CALIFORNIA -H
LOS ANGELES COUNTY cn
My Comm. Expires Nov. 3, 2006 I,
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SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
This page is part of your document- DO NOT DISCARD
,ciyE)
JUN 0 3 20B4
CITY OF ROLLING HILLS
BY
TITLE(S) :
FEE FEE $ yy
DAF $
.C-20 y
CODE
20
CODE
19
04 1003101
RECORDED/FILED IN OFFICIAL RECORDS 1
RECORDER'S OFFICE 1
LOS ANGELES COUNTY .
CALIFORNIA • 1
1:01 PM APR 23 2004
LEAD SHEET
i CODE
I 9
Assessor's Identification Number (AIN)
To be completed by Examiner OR Title Company in black ink.
D.T.T
Number of AIN's Shown
THIS FORM NOT TO BE DUPLICATED J.
•
Ex1r \\b i+ "Ni
"
RESOLUTION NO. 2004-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR
GRADING AND CONSTRUCTION OF A NEW SINGLE FAMILY
RESIDENCE TO REPLACE AN EXISTING RESIDENCE, WHERE THE
EXISTING GARAGE WILL REMAIN IN ZONING CASE NO. 681 AT 8
POSSUM RIDGE ROAD (LOT 112-RH), (TALBOT).
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. and Mrs. Kevin Talbot with
respect to real property located at 8 Possum Ridge Road, (Lot 112-RH), Rolling Hills,
CA requesting a Site Plan Review to permit grading and construction for a new 4,620
square foot single family residence, 390 square foot swimming pool, service yard and
450 square foot future stable. An existing 640 square foot garage will remain. A 2,816
square foot basement is also proposed.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on December 16, 2003, January 20, 2004 and at a field trip
visit on January 17, 2004. 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 and
their representatives were in attendance at the hearings.
Section 3. The property is zoned RAS-2 and is 5.01 acres (gross) in size and
4.15 acres net. The lot is divided by Possum Ridge Road along approximately 349 feet
road frontage. Approximately 2 acres of the lot are located on the southeastern side of
Possum Ridge Road and is vacant. The development is proposed on the northwestern
portion of the lot.
Section 4. In July 1998, the Commission granted an approval for a Variance to
construct a garage, which encroached into the side yard setback and a Site Plan Review
for additions to the then existing residence. The constructionwas completed -in October
2000. There are pre-existing retaining walls in the side yard setback and are permitted
as legal -nonconforming structures. The applicants propose to demolish the existing
house, but retain the garage, which encroaches into the side yard setback.
In 1988, a Variance was granted from front yard setback requirements and Conditional
Use Permits for recreation room and paddle tennis court at the northeastern portion of
the lot. Portion of the lot for the tennis court was graded, but soil importation was
needed to complete the project. In 1990 the Planning Commission denied a Variance for
soil importation. In 1991 the Planning Commission revoked the Variance and
Conditional Use permit approvals for the tennis court and recreation room and the
improvements were not constructed.
04 1003101
•
r
• •
Section 5. The Planning Commission finds that the project qualifies as a Class
3 Exemption (The State of CA Guidelines, Section 15303) and is therefore categorically
exempt from environmental review under the California Environmental Quality Act.
Section 6. 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 new house, 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, except for the garage, which is pre-
existing. The net lot area of the lot is 181,073 square feet, (4.15 acres). The proposed
residence (4,620 sq.ft.), existing garage ( 640 sq.ft.), service yard (96 sq.ft.), swimming
pool (390 sq.ft.) and future stable (450 sq.ft.) will have 6,196 square feet of structures,
which constitutes 3.4% of the net lot which is within the maximum 20% structural lot
coverage requirement. A 2,816 square foot basement is proposed for this development
The total lot coverage including all structures, paved -areas and driveway will be 11,772
square feet, which constitutes 6.5% of the net lot which is within the 35% maximum
overall net lot coverage requirement. The proposed project is screened from the road so
as to reduce the visual impact of the development. The disturbed area of the lot will be
21.5%, which is within the 40% maximum permitted, and includes the stable.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new
structure will not cause the lot to look overdeveloped. Significant portions of the lot will
be left undeveloped so as to maintain open space on the property. The nature,
condition, and development of adjacent uses, buildings, and structures and the
topography of the lot have been considered, and the construction of the new house will
not adversely affect or be materially detrimental to the adjacent uses, buildings, or
structures because the proposed structure will be constructed on a portion of the lot
which is 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
proposed structure will not impact the view or privacy of surrounding neighbors, and
will substantially utilize the existing building pad for the new construction.
C. 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 set forth in the Zoning Code will not be
exceeded and the proposed project is consistent with the scale of the neighborhood.,
Resolution No. 2004-06
Talbot
2
V4 1003101
D. The development plan incorporates existing trees and native vegetation to
the maximum extent feasible. Specifically, the development plan preserves dense brush
and shrubs and supplements it with landscaping that is compatible with and enhances
the rural character of the community.
E. The development plan follows natural contours of the site to minimize
grading and retain the natural drainage courses. Grading for this project will involve
1,707 cubic yards of cut and 1,707 cubic yards of fill and will be balanced on site. Most
of the soil will be generated by excavation for the pool and basement.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the project
will utilize the existing accessway.
G. The project conforms to the requirements of the California Environmental
.Quality Act and is exempt.
Section 7. Based upon the foregoing findings, the Planning Commission hereby
approves the Site Plan Review application for Zoning Case No. 681 for grading and for
construction of a new residence, where the existing garage will remain, as shown on the
Development Plan dated December 15, 2003, and marked Exhibit A, subject to the
following conditions:
A. The Site Plan Review approval shall expire within one year from the
effective date of approval if construction pursuant to this approval has not commenced
within that time period,as required by Section 17.46.080(A) of the Rolling Hills
Municipal Code, or the approval granted is otherwise extended pursuant to the
requirements of that section.
B. It is declared and made a condition of the Site Plan Review approval, that
if any conditions thereof are violated, this approval shall be suspended and the
privileges granted hereunder 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 Building 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 revised site plan on file marked Exhibit A and dated December 15, 2003, 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.
Resolution No. 2004-06
Talbot
04 1003101
• •
F. Grading shall not exceed 1,707 cubic yards of cut and 1,707 cubic yards of
fill and shall be balanced on site.
G. Structural lot coverage shall not exceed 6,196 square feet or 3.4%.
H. Total lot coverage of structures and paved areas shall not exceed 11,772
square feet or 6.5% in conformance with lot coverage limitations.
I. The disturbed area of the lot shall not exceed 38,930 square feet or 21.5% of
the net lot area in conformance with lot disturbance limitations.
J. Residential building pad coverage on the 19,560 square foot residential
building pad shall not exceed 5,746 square feet or 29.4%; coverage on the proposed 5,680
square foot stable pad is proposed at 7.9%.
K. The proposed basement shall not exceed 2,818 square feet and shall meet
all requirements of the Los Angeles County Building Code and City Zoning Ordinance
for basements, including exit door and provision for light and ventilation.
L. The disturbed and graded areas shall be landscaped. Landscaping shall
include water efficient irrigation, to the maximum extent feasible, that incorporates 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.
M. A landscaping plan for the disturbed and graded areas must be submitted
for review by the Planning Department prior to issuing grading or building permits. To
the maximum extend practicable, native trees and other native plants shall be utilized.
If trees are to be used in the landscaping scheme for this project, they shall be mature
when planted and which at full maturity shall not exceed 20 feet in height; shrubs shall
be planted so as not to obstruct views of neighboring properties but, to obscure the
future stable and residential structure on site.
N. Prior to the issuance of any building or grading permit two copies of a
preliminary landscape plan shall be submitted for review by the Landscaping
Committee and include native drought -resistant vegetation that will not disrupt the
impact of the views of neighboring properties. 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.
A security 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 permits and shall be retained with the City for not less
than two years after landscape installation. The retained security will be released by the
City Manager after the City Manager determines that the landscaping was installed
Resolution No:'2004-06..'
Talbot 4 04 1003101
•
pursuant to the landscaping plan as approved, and that such landscaping is properly
established and in good condition.
O. Access to the development shall be taken from the existing driveway.
P. During construction, any soil disturbance shall preserve the existing
topography, flora, and natural features to the greatest extent possible.
Q. 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, and objectionable odors shall be required.
R. During construction, an Erosion Control Plan containing the elements set
forth in Section 7010 of the 2001 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.
S. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking shall take place within nearby roadway
easements.
T. 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.
U. 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 septic tanks.
V. 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.
W. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Public Works Department Best Management
Practices (BMP's) related to solid waste.
X. The property owners shall be required to conform to the City of Rolling
Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287), roofing material
requirements, basement construction requirements and all other requirements of the
City of Rolling Hills.
Y. A drainage plan shall be submitted and approved by the Planning
Department and County District Engineer. Such plan shall include any water from any
site irrigation systems and shall ensure that all drainage from the site is conveyed in an
approved manner.
Resolution No. 2004-06 04 10 d 3101'
Talbot
5
• •
Z. If an above ground drainage design is utilized, it shall be designed in such
a manner as not to cross any equestrian trails, incorporate earth tone colors, including
in the design of the dissipater and be screened from any trail and neighbors views, to
the maximum extent practicable, without impairing the function of the drain system.
AA. All utility lines shall be placed underground. The roof material for the
new residence and existing garage shall comply with the City of Rolling Hills Building
Code requirements.
AB. Prior to the submittal of an applicable final building plan to the County of
Los Angeles for plan check, a detailed drainage plan with related geology, soils and
hydrology reports that conform to the development, plan as approved by the Planning
Commission shall be submitted to the Rolling Hills Planning Department staff for their
review and approval.
AC. The project must be reviewed and approved by the Rolling Hills
Community Association Architectural Review Committee prior to the issuance of any
grading or building permit.
AD. The applicant shall pay all of the applicable Los Angeles County Building
and Safety and Public Works Department fees, including, but not be limited to, school
fees.
AE. Until the applicants execute an Affidavit of Acceptance of all conditions of
this Site Plan Review approval, as required by Section 17.42.070 the approvals shall not
be effective.
AF. All conditions of the Site Plan approval, that apply, shall be complied with
prior to the issuance of a building permit from the County of Los Angeles.
PASSED, APPROVED AND ADOPTED THIS 17TH DAY OF FEBRUARY 2004.
ARVEL"WITTE, CHAIRMAN
ATTEST:
nraa/LJZ I(
MARILYN KEIN, DEPUTY CITY CLERK
Resokition No:72p04-06
Talbot
04 1003101
6
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS )
I certify that the foregoing Resolution No. 2004-06 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING
HILLS GRANTING A SITE PLAN REVIEW APPROVAL FOR GRADING AND
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE TO REPLACE AN
EXISTING RESIDENCE, WHERE THE EXISTING GARAGE WILL REMAIN IN
ZONING CASE NO. 681 AT 8 POSSUM RIDGE ROAD (LOT 112-RH), (TALBOT).
was approved and adopted at a regular meeting of the Planning Commission on
February 17, 2004 by the following roll call vote:
AYES: Commissioners DeRoy, Hankins, Margeta, Sommer and Chairman Witte.
NOES: None.
ABSENT: None.
ABSTAIN: None.
and in compliance with the laws of California was posted at Administrative Offices.
Resolution No. 2004-06
Talbot
DEPUTY CI CLERK
04 1003101
7
• •
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 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 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.
s •
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 at a
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 or extraordinary
circumstances applicable to the property and not applicable to other similar
properties in the same zone prevent the owner from making use of a parcel of
property to the same extent enjoyed by similar properties in the same vicinity.
Section 17.16.120 (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
hereby approves 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
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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
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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
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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 K RN, DEPUTY CITY CLERK
RESOLUTION NO. 98-15
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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 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.
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.
)(WA isA. 1( ...01A--)
DEPUTY CI Y
RESOLUTION NO. 98-15
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