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744, Construct a guest house, Staff Reports• ar G k,C1. 1E77 50TH ANNIVERSARY 1957 - 2007 DATE: SEPTEMBER 10, 2007 H f OI'P(HHATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 Agenda Item No.: 4A Mtg. Date: 9/10/07 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR THROUGH: ANTON DAHLERBRUCH, CITY MANAGER SUBJECT: RESOLUTION NO. 2007-13. RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A AT AN EXISTING SINGLE FAMILY RESIDENCE AT 22 SADDLEBACK ROAD, (LOT 15- RH) IN ZONING CASE NO. 744, (STEINHAUER). REOUEST AND RECOMMENDATION 1. It is recommended that the City Council receive and file this report or provide other direction to staff. 2. The applicants request a Conditional Use Permit to construct an 800 square foot guest house on a lot developed with a single family residence. BACKGROUND 3. The Planning Commission adopted Resolution No. 2007-13, which is attached, on August 21, 2007 at the regular meeting granting approval in Zoning Case No. 744. The vote was 3-1-1. Commissioner Witte was absent and Commissioner Smith abstained. The resolution contains standard findings of fact and standard conditions as well as a condition that the Planning Commission reviews any further development, which would cause the building pad area to exceed 30% pad coverage. 4. Although the residential building pad is large (32,160 square feet), and the coverage on the pad is 17.6%, the Planning Commission deemed such condition necessary because the structures are concentrated at the rear portion of the residential building pad, including the residence, giving the appearance of an overbuilt rear yard. ZC NO. 744 Steinhauer Printed on Recycled Pnper • • 5. The property is zoned RAS-1 and consists of 3.3 acres gross and 2.86 acres (124,800 s.f.) net lot area for development purposes. The property has a 40-foot frontage on Saddleback Road and it backs up to Palos Verdes Drive North. 6. The property is developed with 3,153 square foot residence with 200 square feet covered porches, 784 square foot garage, 800 square foot swimming pool, (currently under construction), pool equipment, service yard and 400 square foot stable. 7. The proposed 800 square foot guest house is the maximum size permitted under the City and Community Association's regulations for guest houses. 8. Adequate area is available by the existing 400 square foot stable to set aside additional 50 square feet, should a new stable be constructed in the future. A corral area is adjacent to the stable. MUNICIPAL CODE COMPLIANCE 9. Pursuant to Section 17.16.040 of the Zoning Ordinance, a guest house requires approval of a Conditional Use Permit. In acting to approve a conditional use permit, the Commission must find that the project is consistent with the General Plan, is compatible with surrounding land uses and meets the provisions and intent of the Zoning Ordinance, Section 17.16.210(5): a. All guest or servant quarters must be developed on the same recorded lot as the main house. b. The building housing the quarters shall not contain more than eight hundred square feet of net floor area. c. No kitchen or other cooking facilities shall be provided within guest or servant quarters. d. Guest house shall not be located in the front yard or any setback. e. The property shall be developed and maintained in substantial conformance with the approved site plan on file. f. No vehicular access or paved parking area shall be developed within fifty feet of the proposed guest house or servant quarters. g. Occupancy of the proposed guest house or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guests of the occupants of the main residence. No guest may remain in occupancy for more than thirty days in any six-month period. h. Renting of guest houses or servant quarters is prohibited. i. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. j. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. The City also requires that a property with a guest house be developed with a 3-car garage. The existing garage is 784 square feet, which is adequate to house 3 cars. ZC NO. 744 Steinhauer 10. The structural lot coverage, including the 450 square foot stable, is proposed to be 6,331 square feet or 5.1% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is 20,330 square feet or 16.3% of the total net lot area, (35% permitted). 11. There are two existing building pads on the property. The residential building pad is 32,160 square feet, and has structural coverage of 5,681 square feet or 17.6%. This coverage does not include the 200 square foot covered porch. The stable pad is 6,560 square feet and will have coverage of 6.9%. The combined pads total 38,720 square feet and will have 15.8% structural coverage. 12. Disturbed area of the lot is currently at 42,880 square feet or 34.4%, (40% max. permitted). No additional disturbance or grading is necessary for the construction of the proposed guest house. 13. It will be required that utility lines to the guest house be placed underground. ITEMS FOR COMMISSION'S CONSIDERATION 14. In making its determination the Planning Commission considered whether the project is consistent with the General Plan, is compatible with surrounding land uses, and meets the provisions and criteria for granting Conditional Use Permit. 15. This project meets all of the development standards for lot coverage and disturbance and for a guest house. Conditions must be specified in the resolution of approval, if this project is approved, that the project conforms to the Zoning Ordinance criteria as stated in paragraph 8 above. 16. One of the policies of the Land Use Element of the General Plan states that City should "evaluate the City's lot coverage standards to assess their effectiveness in providing for development which is compatible with adjacent uses". This is a large parcel and the lot coverage in this instance is much below the maximum allowed. OTHER AGENCIES APPROVALS 17. The Rolling Hills Community Association will review this project for architectural design at a later date. 18. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). CONCLUSION 20. Conditionally permitted uses are uses that are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, ZC NO. 744 Steinhauer 3 • • endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. 21. The proposed project meets all of the development standards of the Zoning Regulations and has an adequate set aside area for a future stable, corral and access. No grading or additional disturbance is necessary for this project. Conditions are included in the resolution of approval that the project shall conform to the Zoning Ordinance criteria as stated in paragraph 9 above. ZC NO. 744 Steinhauer 4� ZONING CASE NO. 744 CRITERIA & MAJOR IMPACTS RA -S-1 Zone Setbacks: Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line Structures (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30% maximum -guideline) Residential Stable Combined Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Roadway Access Access to Stable Preserve Views Preserve Plants and Animals ZC NO. 744 Steinhauer EXISTING Residence with accessory structures and uses Residence Garage Swim Pool /spa Stable Service Yard Pool eqp. Guest House Att. porch TOTAL 4.4% 15.4% 3153 sq.ft. 784 sq.ft. 800 sq.ft. 400 sq.ft. 96 sq.ft. 48 sq.ft. 0 sq. ft. 200 sa.ft. 5,481 sq.ft. 15.7% of 32,160 sq.ft. pad 6.1% of 6,560 sq.ft. pad 12.6% N/A 34.4% Existing from Saddleback Existing N/A N/A 5 o PROPOSED CUP to construct a guest house. Residence 3153 sq.ft. Garage 784 sq.ft. Swim Pool /spa 800 sq.ft. Stable -Future 450 sq.ft. Service Yard 96 sq.ft. Pool eqp. 48 sq.ft. Guest House 800 sq. ft. Att. porch 200 sa.ft. TOTAL 6,331 sq.ft. 5.1% (6,331 sq.ft.) 16.3% (20,330 sq.ft.) 17.6% of 32,160 sq.ft. pad 6.9% of 6,560 sq.ft. pad 15.8% None 34.4% of 124,800 sq.ft. net lot area Existing from Saddleback Existing Planning Commission condition Planning Commission condition CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit., The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed 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; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 744 Steinhauer 6 • • RESOLUTION NO. 2007-13 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A AT AN EXISTING SINGLE FAMILY RESIDENCE AT 22 SADDLEBACK ROAD, (LOT 15-RH) IN ZONING CASE NO. 744, (STEINHAUER). ger goity&--• 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. Kurt Steinhauer with respect to real property located at 22 Saddleback Road, Rolling Hills, CA requesting a Conditional Use Permit to construct an 800 square foot . Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on June 19, 2007, July 17, 2007, and at a field trip visit on July 17, 2007. 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' representative was in attendance at the hearings. • Section 3. The property is zoned RAS-1 and consists of 3.3 acres gross and 2.86 acres (124,800 s.f.) net lot area for development purposes. The property has a 40-foot frontage on Saddleback Road and it backs up to Palos Verdes Drive North. The property is developed with 3,153 square foot residence with 200 square feet covered porches, 784 square foot garage, 800 square foot swimming pool, (currently under construction), pool equipment, service yard and 400 square foot stable. Section 4. 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 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a gust house under certain conditions, provided the Planning Commission approves a Conditional Use Permit. 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 gust house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable development standards of the Zoning Ordinance, no grading is requested and no deviations from the development standards are requested. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a gust house will not • • adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the guest house is located in a duster with the pool and residence to promote pad integration and is of sufficient distance from nearby residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house complies with the low profile residential development pattern of the community and is screened from neighbors' view. D. The proposed conditional use complies with all applicable development standards of the zone district because the 800 square foot size of the guest house does not exceed the maximum permitted under the Municipal Code and the guest house does not encroach into any setback areas and is not located in the front. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to 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. P. The proposed conditional use observes the spirit and intent of Title 17 of the Zoning Code because the proposed project meets all of the development standards of the Zoning Regulations and has an existing stable, corral and access. No grading or additional disturbance is necessary for this project. and the structure is screened from adjacent properties and is not obtrusive to neighbors. Section 6. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves a Conditional Use Permit for an 800 square foot guest house, in accordance with the development plan dated May 31, 2007 in Zoning Case No. 744 subject to the following conditions: A. The Conditional Use Permit approval shall expire within one year from the effective date of approval if the conditions of approval pursuant to this Resolution have not been satisfied within that time period. B. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted 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, including the following conditions: a. All guest or servant quarters must be developed on the same recorded lot as the main house. b. The building housing the quarters shall not contain more than eight hundred square feet of net floor area. c. No kitchen or other cooking facilities shall be provided within guest or servant quarters. d. shall not be located in the front yard or any setback. e. The property shall be developed and maintained in substantial conformance with the approved site plan on file. f. No vehicular access or paved parking area shall be developed within fifty feet of the proposed or servant quarters. g. Occupancy of the proposed or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guests of the occupants of the main residence. No guest may remain in occupancy for more than thirty days in any six-month period. h. Renting of s or servant quarters is prohibited. i. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. j. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. k. A minimum of three car garage shall be maintained on the property at all times. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated May 31, 2007, except as otherwise provided in these conditions. E. No grading is required with this application. F. Structural lot coverage shall not exceed 6,331 square feet or 5.1% in conformance with structural coverage requirements. G. Total lot coverage of structures and paved areas shall not exceed 20,330 square feet or 16.3% in conformance with lot coverage limitations. H The disturbed area of the lot shall not exceed 42,880 square feet or 34.4% of the net lot area in conformance with lot disturbance limitations. I. Residential building pad coverage on the existing 32,160 square foot residential building pad shall not exceed 5,681 square feet (excluding 200 sq.ft. porch) or 17.6%; coverage on the 6,560 square foot stable pad shall not exceed 6.9%. J. Utility lines to the guest house shall be placed underground. • • K. Any additional construction, including interior remodel and outdoor amenities including, but not be limited to barbecue area, trellis, and any other construction, shall be reviewed and approved by the Planning Department and Rolling Hills Community Association (RHCA) staff. L. The roof material for the guest house shall be of Class "A" construction and Class "A" material, and shall be approved by the RHCA. M. An adequate area exists for a stable and corral and may not be graded or constructed upon, except for expansion of the stable and corral. If grading would be required for stable expansion, Planning Commission approval would be required. Conversion of the stable to other uses is prohibited. N. Notwithstanding Section 17.46.040C of the Rolling Hills Municipal Code, any future construction or modification to the property, which would result in the residential pad coverage to exceed 30.0% shall require the filing of a new application for approval by the Planning Commission. O. Conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices shall be required, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors. P. Should it be required by the Los Angeles County Building and Safety Department, 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. Q. All parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. R. 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. S. 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 tank, if required for the guest house. T. 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. e • • U. 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. V. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287). W. If a drainage plan is required by the County Building and Safety Department, it shall be designed to include all water discharge from the site's irrigation system and to assure that all drainage from the site is conveyed in an approved mariner and not cause erosion of the slopes. No drain structure shall be located in easements, unless approved by the Rolling Hills Community Association. X. Perimeter easements and trails, if any, shall remain free and clear of any improvements including, but not be limited to, fences -including construction fences, landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. Y. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee. Z. Until the applicants execute an Affidavit of Acceptance of all conditions of the Conditional Use Permit, the approval shall not be effective. AA. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. AB. All conditions of the Conditional Use approval, that apply, shall be complied with prior to the issuance of building permits by the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 21st DAY OF AUGUST 2007. CHAIRMAN ATTEST: nL /•��J MARILYN K1✓N, DEPUTY CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2007-13 entitled: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A AT AN EXISTING SINGLE FAMILY RESIDENCE AT 22 SADDLEBACK ROAD, (LOT 15-RH) IN ZONING CASE NO. 744, (STEINHAUER). was approved and adopted at a regular meeting of the Planning Commission on August 21, 2007 by the following roll call vote: AYES: Commissioners DeRoy, Henke and Chairman Sommer. NOES: None. ABSENT: Commissioner Witte. ABSTAIN: Commissioner Smith. and in compliance with the laws of California was posted at the following: Administrative Offices. rn�i DEPUTY CITY CLERK 50TH ANNIVERSARY 1957 - 2007 DATE: TO: FROM: • • F El) INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS. CALIF. 90274 (310)377-1521 FAX: (310) 377-7288 AUGUST 21, 2007 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 744 22 SADDLEBACK ROAD (LOT 15-RH) RA-S-1, 3.3 ACRES (GROSS) MR. AND MRS. KURT STEINHAUER DOUG MCHATTIE, BOLTON ENGINEERING JUNE 9, 2007 REQUEST AND RECOMMENDATION 1. Request for a Conditional Use Permit to construct an 800 square foot guest house on a lot developed with a single family residence. 2. It is recommended that the Planning Commission adopt Resolution No. 2007-13 approving this request. BACKGROUND 3. At the July 17, 2007 Planning Commission meeting the Commission directed staff to prepare a Resolution approving the proposed project. The vote was 4-0. 4. The attached Resolution No. 2007-13 contains standard findings of facts and conditions including a condition that any further development which would cause the building pad coverage to exceed 30% be reviewed by the Planning Commission. Printed on Recycled Paper RESOLUTION NO. 2007-13 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A AT AN EXISTING SINGLE FAMILY RESIDENCE AT 22 SADDLEBACK ROAD, (LOT 15-RH) IN ZONING CASE NO. 744, (STEINHAUER). 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. Kurt Steinhauer with respect to real property located at 22 Saddleback Road, Rolling Hills, CA requesting a Conditional Use Permit to construct an 800 square foot . Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on June 19, 2007, July 17, 2007, and at a field trip visit on July 17, 2007. 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' representative was in attendance at the hearings.. Section 3. The property is zoned RAS-1 and consists of 3.3 acres gross and 2.86 acres (124,800 s.f.) net lot area for development purposes. The property has a 40-foot frontage on Saddleback Road and it backs up to Palos Verdes Drive North. The property is developed with 3,153 square foot residence with 200 square feet covered porches, 784 square foot garage, 800 square foot swimming pool, (currently under construction), pool equipment, service yard and 400 square foot stable. Section 4. 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 5. Section 17.16.210(A)(5) of the Rolling Hills Municipal Code permits approval of a gust house under certain conditions, provided the Planning Commission approves a Conditional Use Permit. 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 gust house would be consistent with the purposes and objectives of the Zoning Ordinance and General Plan because the use is consistent with similar uses in the community, meets all the applicable development standards of the Zoning Ordinance, no grading is requested and no deviations from the development standards are requested. B. The nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the construction of a gust house will not c-2) • • adversely affect or be materially detrimental to these adjacent uses, buildings, or structures because the guest house is located in a cluster with the pool and residence to promote pad integration and is of sufficient distance from nearby residences so that the guest house will not impact the view or privacy of surrounding neighbors. C. The project is harmonious in scale and mass with the site, the natural terrain, and surrounding residences because the guest house complies with the low profile residential development pattern of the community and is screened from neighbors' view. D. The proposed conditional use complies with all applicable development standards of the zone district because the 800 square foot size of the guest house does not exceed the maximum permitted under the Municipal Code and the guest house does not encroach into any setback areas and is not located in the front. E. The proposed conditional use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to 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 the proposed project meets all of the development standards of the Zoning Regulations and has an existing stable, corral and access. No grading or additional disturbance is necessary for this project. and the structure is screened from adjacent properties and is not obtrusive to neighbors. Section 6. Based upon the foregoing findings and the evidence in the record, the Planning Commission hereby approves a Conditional Use Permit for an 800 square foot guest house, in accordance with the development plan dated May 31, 2007 in Zoning Case No. 744 subject to the following conditions: A. The Conditional Use Permit approval shall expire within one year from the effective date of approval if the conditions of approval pursuant to this Resolution have not been satisfied within that time period. B. It is declared and made a condition of the approval, that if any conditions thereof are violated, this approval shall be suspended and the privileges granted 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, including the following conditions: a. All guest or servant quarters must be developed on the same recorded lot as the main house. b. The building housing the quarters shall not contain more than eight hundred square feet of net floor area. c. No kitchen or other cooking facilities shall be provided within guest or servant quarters. d. shall not be located in the front yard or any setback. e. The property shall be developed and maintained in substantial conformance with the approved site plan on file. f. No vehicular access or paved parking area shall be developed within fifty feet of the proposed or servant quarters. g. Occupancy of the proposed or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guests of the occupants of the main residence. No guest may remain in occupancy for more than thirty days in any six-month period. h. Renting of s or servant quarters is prohibited. i. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. j. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. k. A minimum of three car garage shall be maintained on the property at all times. D. The lot shall be developed and maintained in substantial conformance with the site plan on file dated May 31, 2007, except as otherwise provided in these conditions. E. No grading is required with this application. F. Structural lot coverage shall not exceed 6,331 square feet or 5.1% in conformance with structural coverage requirements. G. Total lot coverage of structures and paved areas shall not exceed 20,330 square feet or 16.3% in conformance with lot coverage limitations. H The disturbed area of the lot shall not exceed 42,880 square feet or 34.4% of the net lot area in conformance with lot disturbance limitations. I. Residential building pad coverage on the existing 32,160 square foot residential building pad shall not exceed 5,681 square feet (excluding 200 sq.ft. porch) or 17.6%; coverage on the 6,560 square foot stable pad shall not exceed 6.9%. J. Utility lines to the guest house shall be placed underground. • • K. Any additional construction, including interior remodel and outdoor amenities including, but not be limited to barbecue area, trellis, and any other construction, shall be reviewed and approved by the Planning Department and Rolling Hills Community Association (RHCA) staff. L. The roof material for the guest house shall be of Class "A" construction and Class "A" material, and shall be approved by the RHCA. M. An adequate area exists for a stable and corral and may not be graded or constructed upon, except for expansion of the stable and corral. If grading would be required for stable expansion, Planning Commission approval would be required. Conversion of the stable to other uses is prohibited. N. Notwithstanding Section 17.46.040C of the Rolling Hills Municipal Code, any future construction or modification to the property, which would result in the residential pad coverage to exceed 30.0% shall require the filing of a new application for approval by the Planning Commission. O. Conformance with the air quality management district requirements, stormwater pollution prevention practices, county and local ordinances and engineering practices shall be required, so that people or property are not exposed to undue vehicle trips, noise, dust, and objectionable odors. P. Should it be required by the Los Angeles County Building and Safety Department, 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. Q. All parking shall take place on the project site and, if necessary, any overflow parking shall take place within nearby roadway easements. R. 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. S. 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 tank, if required for the guest house. T. 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. • • U. 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. V. The property owners shall be required to conform to the City of Rolling Hills Outdoor Lighting Standards Ordinance, (Ordinance No. 287). W. If a drainage plan is required by the County Building and Safety Department, it shall be designed to include all water discharge from the site's irrigation system and to assure that all drainage from the site is conveyed in an approved manner and not cause erosion of the slopes. No drain structure shall be located in easements, unless approved by the Rolling Hills Community Association. X. Perimeter easements and trails, if any, shall remain free and clear of any improvements including, but not be limited to, fences -including construction fences, landscaping, irrigation and drainage devices, play equipment, parked vehicles, building materials, debris and equipment, except that the Rolling Hills Community Association may approve certain encroachments. Y. The project must be reviewed and approved by the Rolling Hills Community Association Architectural Review Committee. Z. Until the applicants execute an Affidavit of Acceptance of all conditions of the Conditional Use Permit, the approval shall not be effective. AA. Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section 1094.6. AB. All conditions of the Conditional Use approval, that apply, shall be complied with prior to the issuance of building permits by the County of Los Angeles. PASSED, APPROVED AND ADOPTED THIS 21st DAY OF AUGUST 2007. CHAIRMAN ATTEST: MARILYN KERN, DEPUTY CITY CLERK • • STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §§ CITY OF ROLLING HILLS ) I certify that the foregoing Resolution No. 2007-13 entitled: RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A AT AN EXISTING SINGLE FAMILY RESIDENCE AT 22 SADDLEBACK ROAD, (LOT 15-RH) IN ZONING CASE NO. 744, (STEINHAUER). was approved and adopted at a regular meeting of the Planning Commission on August 21, 2007 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: and in compliance with the laws of California was posted at the following: Administrative Offices. DEPUTY CITY CLERK 50TH ANNIVERSARY 1957 — 2007 DATE: TO: FROM: • eth, iecte/617,a INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS. CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 JULY 17, 2007 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 744 22 SADDLEBACK ROAD (LOT 15-RH) RA-S-1, 3.3 ACRES (GROSS) MR. AND MRS. KURT S IEINHAUER DOUG MCHATTIE, BOLTON ENGINEERING JUNE 9, 2007 REOUEST AND RECOMMENDATION, 1. Request for a Conditional Use Permit to construct an 800 square foot guest house on a lot developed with a single family residence. 2. It is recommended that the Planning Commission view the project, continue the public hearing, take public testimony and consider the criteria for granting of CUP. BACKGROUND 3. At the June 19, 2007 public hearing, the Planning Commission scheduled a site visit to view the project for today. 4. The property is zoned RAS-1 and consists of 3.3 acres gross and 2.86 acres (124,800 s.f.) net lot area for development purposes. The property has a 40-foot frontage on Saddleback Road and it backs up to Palos Verdes Drive North. 5. The property is developed with 3,153 square foot residence with 200 square feet covered porches, 784 square foot garage, 800 square foot swimming pool, (currently under construction), pool equipment, service yard and 400 square foot stable. 6. The proposed 800 square foot guest house is the maximum size permitted under the City and Community Association's regulations for guest houses. ZC NO. 744 Steinhauer 0 Printed on Recycled Paper • • 7. Adequate area is available by the existing 400 square foot stable to set aside additional 50 square feet, should a new stable be constructed in the future. A corral area is adjacent to the stable. MUNICIPAL CODE COMPLIANCE 8. Pursuant to Section 17.16.040 of the Zoning Ordinance, a guest house requires approval of a Conditional Use Permit. In acting to approve a conditional use permit, the Commission must find that the project is consistent with the General Plan, is compatible with surrounding land uses and meets the provisions and intent of the Zoning Ordinance, Section 17.16.210(5): a. All guest or servant quarters must be developed on the same recorded lot as the main house. b. The building housing the quarters shall not contain more than eight hundred square feet of net floor area. c. No kitchen or other cooking facilities shall be provided within guest or servant quarters. d. Guest house shall not be located in the front yard or any setback. e. The property shall be developed and maintained in substantial conformance with the approved site plan on file. f. No vehicular access or paved parking area shall be developed within fifty feet of the proposed guest house or servant quarters. g. Occupancy of the proposed guest house or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guests of the occupants of the main residence. No guest may remain in occupancy for more than thirty days in any six-month period. h. Renting of guest houses or servant quarters is prohibited. i. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. j. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. The City also requires that a property with a guest house be developed with a 3-car garage. The existing garage is 784 square feet, which is adequate to house 3 cars. 9. The structural lot coverage, including the 450 square foot stable, is proposed to be 6,331 square feet or 5.1% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is 20,330 square feet or 16.3% of the total net lot area, (35% permitted). 10. There are two existing building pads on the property. The residential building pad is 32,160 square feet, and has structural coverage of 5,681 square feet or 17.6%. This coverage does not include the 200 square foot covered porch. The stable pad is 6,560 square feet and will have coverage of 6.9%. The combined pads total 38,720 square feet and will have 15.8% structural coverage. ZC NO. 744 Steinhauer 2 11. Disturbed area of the lot is currently at 42,880 square feet or 34.4%, (40% max. permitted). No additional disturbance or grading is necessary for the construction of the proposed guest house. 12. It will be required that utility lines to the guest house be placed underground. ITEMS FOR COMMISSION'S CONSIDERATION 13. In making its determination the Planning Commission should consider whether the project is consistent with the General Plan, is compatible with surrounding land uses, and meets the provisions and criteria for granting Conditional Use Permit. 14. This project meets all of the development standards for lot coverage and disturbance and for a guest house. Conditions must be specified in the resolution of approval, if this project is approved, that the project conforms to the Zoning Ordinance criteria as stated in paragraph 8 above. 15. One of the policies of the Land Use Element of the General Plan states that City should "evaluate the City's lot coverage standards to assess their effectiveness in providing for development which is compatible with adjacent uses". This is a large parcel and the lot coverage in this instance is much below the maximum allowed. OTHER AGENCIES APPROVALS 16. The Rolling Hills Community Association will review this project for architectural design at a later date. 17. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). CONCLUSION 18. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. 19. The proposed project meets all of the development standards of the Zoning Regulations and has an adequate set aside area for a future stable, corral and access. No grading or additional disturbance is necessary for this project. Conditions must be included in the resolution of approval, if this project is approved, that the project shall conform to the Zoning Ordinance criteria as stated in paragraph 8 above. ZC NO. 744 Steinhauer ZONING CASE NO. 744 CRITERIA & MAJOR IMPACTS RA -S-1 Zone Setbacks: Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line Structures (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30% maximum -guideline) Residential Stable Combined Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Roadway Access Access to Stable Preserve Views Preserve Plants and Animals ZC NO. 744 Steinhauer EXISTING Residence with accessory structures and uses Residence Garage Swim Pool /spa Stable Service Yard Pool eqp. Guest House Att. porch TOTAL 4.4% 15.4% 3153 sq.ft. 784 sq.ft. 800 sq.ft. 400 sq.ft. 96 sq.ft. 48 sq.ft. 0 sq. ft. 200 sa.ft. 5,481 sq.ft. 15.7% of 32,160 sq.ft. pad 6.1% of 6,560 sq.ft. pad 12.6% IN/A 34.4% IExisting from Saddleback I Existing IN/A N/A PROPOSED CUP to construct a guest house. Residence 3153 sq.ft. Garage 784 sq.ft. Swim Pool /spa 800 sq.ft. Stable -Future 450 sq.ft. Service Yard 96 sq.ft. Pool eqp. 48 sq.ft. Guest House 800 sq. ft. Att. porch 200 sa.ft. TOTAL 6,331 sq.ft. 5.1% (6,331 sq.ft.) 16.3% (20,330 sq.ft.) 17.6% of 32,160 sq.ft. pad 6.9% of 6,560 sq.ft. pad 15.8% None 34.4% of 124,800 sq.ft. net lot area IExisting from Saddleback I Existing IPlanning Commission review Planning Commission review • • CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed 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; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 744 Steinhauer (1/7/ 7 ,% 50TH ANNIVERSARY 1957 — 2007 DATE: TO: FROM: • • 12°TT . JIilro INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS. CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 JUNE 19, 2007 HONORABLE MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: ZONING CASE NO. 744 22 SADDLEBACK ROAD (LOT 15-RH) RA-S-1, 3.3 ACRES (GROSS) MR. AND MRS. KURT STEINHAUER DOUG MCHATTIE, BOLTON ENGINEERING JUNE 9, 2007 REOUEST AND RECOMMENDATION 1. Request for a Conditional Use Permit to construct an 800 square foot guest house on a lot developed with a single family residence. 2. It is recommended that the Planning Commission review the staff report, open the public hearing, take public testimony and consider the criteria for granting of CUP. BACKGROUND 3. The property is zoned RAS-1 and consists of 3.3 acres gross and 2.86 acres (124,800 s.f.) net lot area for development purposes. The property has a 40-foot frontage on Saddleback Road and it backs up to Palos Verdes Drive North. 4. The property is developed with 3,153 square foot residence with 200 square feet covered porches, 784 square foot garage, 800 square foot swimming pool, (currently under construction), pool equipment, service yard and 400 square foot stable. 5. The proposed 800 square foot guest house is the maximum size permitted under the City and Community Association's regulations for guest houses. 6. Adequate area is available by the existing 400 square foot stable to set aside additional 50 square feet, should a new stable be constructed in the future. ZC NO. 744 Steinhauer C1 Printed on Recycled Paper MUNICIPAL CODE COMPLIANCE 7. Pursuant to Section 17.16.040 of the Zoning Ordinance, a guest house requires approval of a Conditional Use Permit. In acting to approve a conditional use permit, the Commission must find that the project is consistent with the General Plan, is _ compatible with surrounding land uses and meets the provisions and intent of the Zoning Ordinance, Section 17.16.210(5): a. All guest or servant quarters must be developed on the same recorded lot as the main house. b. The building housing the quarters shall not contain more than eight hundred square feet of net floor area. c. No kitchen or other cooking facilities shall be provided within guest or servant quarters. d. Guest house shall not be located in the front yard or any setback. e. The property shall be developed and maintained in substantial conformance with the approved site plan on file. f. No vehicular access or paved parking area shall be developed within fifty feet of the proposed guest house or servant quarters. g. Occupancy of the proposed guest house or servant quarters shall be limited to persons employed on the premises and their immediate family or by the temporary guests of the occupants of the main residence. No guest may remain in occupancy for more than thirty days in any six-month period. h. Renting of guest houses or servant quarters is prohibited. i. All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan. j. A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title. The City also requires that a property with a guest house be developed with a 3-car garage. The existing garage is 784 square feet, which is adequate to house 3 cars. 8. The structural lot coverage, including the 450 square foot stable, is proposed to be 6,331 square feet or 5.1% of the net lot area, (20% permitted); and the total lot coverage including the structures and paved areas is 20,330 square feet or 16.3% of the total net lot area, (35% permitted). 9. There are two existing building pads on the property. The residential building pad is 32,160 square feet, and has structural coverage of 5,681 square feet or 17.6%. This coverage does not include the 200 square foot covered porch. The stable pad is 6,560 square feet and will have coverage of 6.9%. The combined pads total 38,720 square feet and will have 15.8% structural coverage. 10. Disturbed area of the lot is currently at 42,880 square feet or 34.4%, (40% max. permitted). No additional disturbance or grading is necessary for the construction of the proposed guest house. ZC NO. 744 Steinhauer 2 11. It will be required that utility lines to the guest house be placed underground. ITEMS FOR COMMISSION'S CONSIDERATION 12. In making its determination the Planning Commission should consider whether the project is consistent with the General Plan, is compatible with surrounding land uses, and meets the provisions and criteria for granting Conditional Use Permit. 13. This project meets all of the development standards for lot coverage and disturbance and for a guest house. Conditions must be specified in the resolution of approval, if this project is approved, that the project must conform to the Zoning Ordinance criteria as stated in paragraph 7 above. 14. One.. of the policies of the Land Use Element of the General Plan states that City should "evaluate the City's lot coverage standards to assess their effectiveness in providing for development which is compatible with adjacent uses". OTHER AGENCIES APPROVALS. 15. The Rolling Hills Community Association will review this project for architectural design at a later date. 16. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA). CONCLUSION 17. Conditionally permitted uses are not outright permitted by the Rolling Hills Municipal Code. The Commission must consider applications for conditional use permit and may, with such conditions as are deemed necessary, approve a conditional use which will not jeopardize, adversely affect, endanger or to otherwise constitute a menace to the public health, safety or general welfare or be materially detrimental to the property of other persons located in the vicinity of such use. 18. The proposed project meets all of the development standards of the Zoning Regulations and has an adequate set aside area for a future stable, corral and access. No grading or additional disturbance is necessary for this project. Conditions must be included in the resolution of approval, if this project is approved, that the project shall conform to the Zoning Ordinance criteria as stated in paragraph 7 above. ZC NO. 744 Steinhauer cs ZONING CASE NO. 744 CRITERIA & MAJOR IMPACTS RA -S-1 Zone Setbacks: Front: 50 ft. from front easement line Side: 20 ft. from property line Rear: 50 ft. from property line Structures (Site Plan Review required if size of structure increases by at least 1,000 sq.ft. and has the effect of increasing the size of the structure by more than 25% in a 36-month period). Structural Lot Coverage (20% maximum) Total Lot Coverage (35% maximum) Building Pad Coverage (30% maximum -guideline) Residential Stable Combined Grading Disturbed Area (40% maximum; any graded building pad area, any remedial grading (temporary disturbance), any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist. Roadway Access Access to Stable Preserve Views Preserve Plants and Animals ZC NO. 744 Steinhauer EXISTING Residence with accessory structures and uses Residence Garage Swim Pool /spa Stable Service Yard Pool eqp. Guest House Att. porch TOTAL 4.4% 15.4% 3153 sq.ft. 784 sq.ft. 800 sq.ft. 400 sq.ft. 96 sq.ft. 48 sq.ft. 0 sq,f,t 200 sa.ft. 5,481 sq.ft. 15.7% of 32,160 sgllft. pad 6.1% of 6,560 sq.ft. pad 12.6% N/A 34.4% Existing from Saddleback Existing N/A N/A PROPOSED CUP to construct a guest house. Residence Garage Swim Pool /spa Stable -Future Service Yard Pool eqp. Guest House Att. porch TOTAL 5.1% (6,331 sq.ft. 3153 sq.ft. 784 sq.ft. 800 sq.ft. 450 sq.ft. 96 sq.ft. 48 sq.ft. 800 sq,f,t 200 sq.ft. 6,331 sq.ft. 16.3% (20,330 sq.ft.) 17.6% of 32,160 sq.ft. pad 6.9% of 6,560 sq.ft. pad 14.7% none 34.4% of 124,800 sq.ft. net lot area Existing from Saddleback Existing Planning Commission review Planning Commission review CRITERIA FOR*APPROVAL OF CONDITIONAL USE PERMIT: 17.42.050 Basis for approval or denial of conditional use permit. The Commission (and Council on appeal), in acting to approve a conditional use permit application, may impose conditions as are reasonably necessary to ensure the project is consistent with the General Plan, compatible with surrounding land use, and meets the provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed 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; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance ZC NO. 744 Steinhauer 5