Council Meeting Agenda 06-12-2017• •
MINUTES OF
AN ADJOURNED REGULAR MEETING
OF THE
CITY COUNCIL OF THE
CITY OF ROLLING HILLS, CALIFORNIA
TUESDAY, MAY 30, 2017
CALL TO ORDER
An adjourned regular meeting of the City Council of the City of Rolling Hills was called to order by
Mayor Black at 7:02 a.m. at 5 Pine Tree Lane, Rolling Hills, California.
ROLL CALL
Councilmembers Present: Black, Pieper, Wilson and Mayor Dieringer.
Councilmembers Absent: Councilmember Mirsch (excused).
Others Present: Raymond R. Cruz, City Manager.
Yolanta Schwartz, Planning Director.
Julia Stewart, Assistant Planner
Lauren Sharng, Owner
Tavisha Nicholson, Bolton Engineering
John Resich, Owner's representative
Keith Murphy, Neighbor
Tony Inferrera, Architect
PUBLIC HEARING
ZONING CASE NO. 917 — Request for a Site Plan Review to construct a new residence
addition of 2,065 s.f., a new 2,065 square foot basement, a new 700 square foot swimming pool,
and grading of 31,920 cubic yards of dirt, (which includes excavation and compaction) and
construction of various accessory structures; Conditional Use Permits for a new, additional 1,100
square foot detached garage, 7,000 square foot tennis court, 1,200 square foot stable, 9,150
square foot corral and a new second driveway; and a Variance to exceed the maximum permitted
40% disturbance of the lot resulting from general grading for the project and to grade more than
750 cubic yards of dirt and over 10,000 square feet surface area for the tennis court. The subject
property is located at 5 Pine Tree Lane (Lot 94-RH) Rolling Hills, CA, (Sharng). The project is
categorically exempt from the California Environmental Quality Act (CEQA).
The public hearing was opened at 7:02 a.m. at 5 Pine Tree Lane in front of the existing residence. Julia
Stewart, Assistant Planner, explained the basics of the proposed project. Then the attending group
walked to the rear of the existing residence where Assistant Planner Stewart pointed out the location of
the proposed stable and corral, motor court, new detached garage, residential addition and basement,
tennis court and pool and spa. Mayor James Black asked about how the existing residence was
connected to the proposed residential addition. Tavisha Nicholson, Bolton Engineering, explained that
the residence would be one structure after the residential remodel and addition and that the new
construction would be attached to the existing house by one roof (not just a breezeway). Councilmember
Dieringer asked if the white house visible from the rear of the property was the closest house. The owner
and engineer, Lauren Sharng and Tavisha Nicholson respectively, clarified that the neighboring white
house located at 23 Portuguese Bend Road was the closest house to the proposed project and that the
stable at 7 Pine Tree Lane was the closest structure to any of the proposed structures for the project, the
stable being the closest. Mayor Black expressed concern that there were two separate garages, two
driveways, two kitchens, and suggested consideration of closing the existing driveway instead of having
two driveways servicing the property. He also expressed concern that all slopes would be 2:1.
Councilmember Leah Mirsch asked questions to clarify Mayor Black's concerns. When there were no
further questions the hearing was continued to the regular City Council meeting to be held on Monday,
June 26, 2017 beginning at 7:00 p.m.
OPEN AGENDA - PUBLIC COMMENT
None.
Minutes — Adjourned Regular
City Council Meeting
05-30-17
-1-
• •
ADJOURNMENT
Hearing no further business before the City Council, Mayor Black adjourned the meeting at
approximately 7:35 a.m. The next regular meeting of the City Council will be held on Monday, June 12,
2017 beginning at 7:00 p.m. in the City Council Chamber at City Hall, 2 Portuguese Bend Road, Rolling
Hills, California.
Respectfully submitted,
Julia Stewart
rt
Assistant Planner
Approved,
Patrick ilso
Mayor Pro Tem
Minutes — Adjourned Regular
City Council Meeting
05-30-17
-2-
CITY OF ROLLING HILLS
PROOF OF SERVICE BY MAIL AND POSTING
STATE OF CALIFORNIA
ss
COUNTY OF LOS ANGELES
I am a citizen of the United States. I am over the age of eighteen years and not a party to the
within proceeding; my business address is 2 Portuguese Bend Road, Rolling Hills, California.
On the 26th day of May, 2017, I serve the within
City Council Adjourned Regular Meeting 05/30/2017
a copy of which is annexed hereto and made a part hereof, and the person, or persons, named
below were emailed or mailed the agenda:
E -MAILED MAILED DropBox
Interested
RH Web site listSery Parties
Interested parties
DELIVERED
City Attorney City Manager
CouncilMembers City Council
Dieringer, Pieper,
Black, Mirsch and Wilson
Also posted at City Hall, at www.Rolling-Hills.org and PDF's in DropBox.
I declare under penalty of perjury, that the foregoing is true and correct.
Executed on the 26th day of May, 2017 at Rolling Hills, California.
Ewa Nikodem
Administrative Assistant
Ralleg, qiceei
INCORPORATED JANUARY 24, 1957
AGENDA- ADJOURNED
REGULAR MEETING
CITY COUNCIL
TUESDAY, MAY 30, 2017
MEETING TIME/LOCATION:
7:00 A.M.
AT 5 PINE TREE LANE, ROLLING HILLS, CA
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARING
CITY OF ROLLING HILLS
FIELD TRIP
A. ZONING CASE NO. 917 — Request for a Site Plan Review to construct a new
residence addition of 2,065 s.f., a new 2,065 square foot basement, a new 700
square foot swimming pool, and grading of 31,920 cubic yards of dirt, (which
includes excavation and compaction) and construction of various accessory
structures; Conditional Use Permits for a new, additional 1,100 square foot
detached garage, 7,000 square foot tennis court, 1,200 square foot stable, 9,150
square foot corral and a new second driveway; and a Variance to exceed the
maximum permitted 40% disturbance of the lot resulting from general grading for
the project and to grade more than 750 cubic yards of dirt and over 10,000 square
feet surface area for the tennis court. The subject property is located at 5 Pine Tree
Lane (Lot 94-RH) Rolling Hills, CA, (Sharng). The project is categorically exempt
from the California Environmental Quality Act (CEQA).
4. OPEN AGENDA - PUBLIC COMMENT
5. ADJOURNMENT
Public Comment is welcome on any item prior to City Council action on the item.
Documents pertaining to an agenda item received after the posting of the agenda are available for review in the
City Clerk's office or at the meeting at which the item will be considered.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting due to your disability, please contact the City Clerk at (310) 377-1521 at least 48 hours prior to the
meeting to enable the City to make reasonable arrangements to ensure accessibility and accommodation for your
review of this agenda and attendance at this meeting.
et Raffia, ge -(6
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 3 -AFT
Mtg. Date: 05/30/17
TO:
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
JULIA STEWART, ASSISTANT PLANNER 5
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
THRU: RAYMOND R. CRUZ, CITY MANAGER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 917 (TAKEN UNDER JURISDICTION)
5 PINE TREE LANE (LOT 94-RH)
RAS-2, 4.78 ACRES (EXCL. ROADWAY EASEMENT)
MS. LAUREN SHARNG
TAVISHA NICHOLSON, BOLTON ENGINEERING
MAY 18, 2017
PROTECT DESCRIPTION AND PREVIOUS REVIEW
City Council Action
Following Planning Commission approval of the request, the City Council at the May 8,
2017 meeting took this case under jurisdiction and scheduled a field trip to the site.
The City Council may act to uphold, overturn or modify the Planning Commission's
action or remand it back to the Planning Commission for further review.
The Project
The applicant is proposing a Site Plan Review for the remodeling of 4,340 square foot
of an existing residence and 2,065 square feet of new residence construction for a
combined total 6,405 square foot residence and 31,920 cubic yards of overall grading.
The residence is proposed to have 1,380 square feet of covered porches, a new 1,100
square foot detached garage, a new 2,065 square foot basement (at a maximum depth of
16 feet), a 96 square foot service yard and 60 square foot enclosed space for pool
equipment. Also proposed are a 325 square foot Porte cochere, a 700 square foot
swimming pool and spa, and exterior features including two decks, a covered entry,
trellis over a patio near the tennis court, a pool deck, and other minor amenities. There
is an existing legal non -conforming 405 square foot structure on the lot approved with
the original house for a garage, which is to remain.
ZC No. 917 5 Pine Tree Lane
0
A Conditional Use Permit is requested for the construction of a 1,200 square foot one-
story stable with 640 square feet of covered porches, a 9,150 square foot corral, a new
second driveway located north of the existing driveway leading to the new detached
garage, and a 7,000 square foot tennis court.
A Variance is requested to exceed the maximum permitted 40% disturbance of the lot
resulting from general grading for the proposed project and to grade more than the
maximum permitted 750 cubic yards of dirt and over 10,000 square feet surface area
for the tennis court. The applicant is proposing a total overall disturbance of 46.12%.
The grading for the proposed tennis court will require 2,095 c.y. of cut and fill and
13,000 square feet of surface area alteration.
Planning Commission Review
The project was initially presented to the Planning Commission at its regular meeting
held on February 21, 2017. The Planning Commission also viewed the project in the
field, opened the hearing to enable brief public testimony and continued the meeting to
the evening meeting of the Planning Commission on March 21, 2017. At the field trip,
the Planning Commission expressed concerns about the required grading and depth of
cut for the tennis court. At the evening meeting of March 21 2017, the civil engineer
informed the Planning Commission that an alternate method of construction would
require a tremendous amount of import of dirt to the site. Weighing the options (import
of dirt with exponential increase of truck traffic or balanced grading using the proposed
construction method), the Planning Commission on April 18, 2017 closed the public
hearing and approved the resolution for the project as proposed.
Traffic Commission Review
The applicant proposes to retain the existing driveway, which is a shared driveway for
3 and 5 Pine Tree Lane properties, and to construct a new second, 20' -wide driveway
with a new driveway apron and turnaround with a 64 foot radius. The proposed new
driveway and motor court will require grading. The slope of the new driveway will be
at 8% grade. The apron for the new second driveway is proposed to be just over 100 feet
to the south of the existing driveway and pursuant to Section 17.16.210(A)(1) of the
zoning code is in compliance with the distance requirement. This new driveway will
also include an area for guest parking.
Also proposed is a 10 foot wide decomposed granite pathway leading to the stable,
which pursuant to Section 17.16.040 does not require a CUP as a third driveway because
it leads directly to a stable. Stable access is proposed along the northerly side of the
second driveway. Fire Department access to the stable will be provided via the
proposed stairs between the residential building pad and the stable building pad,
where the fire trucks would utilize the motor court at the residence for parking. This
design was confirmed with the Fire Department.
The Traffic Commission reviewed the new second driveway and pathway approaches
at their March 23, 2017 meeting and recommended approval of the second driveway
apron. Further, the Traffic Commission recommended approval of the pathway apron if
the location of the pathway apron was altered to the satisfaction of the City's Traffic
ZC No. 917 5 Pine Tree Lane
Engineer. The Traffic Engineer reviewed the altered pathway apron and has
recommended approval.
BACKGROUND
Zoning and Land Size
The property is zoned RAS-2 and the gross lot area excluding the roadway easement is
4.78 acres. For development purposes the net lot area of the lot is 187,196 square feet or
4.3 acres.
Neighbor Concerns
At the February 21, 2017 Planning Commission meeting, the next door neighbor came
and spoke generally in favor of the project. No additional comments from neighboring
residents were received.
Past Property Approval
In 2004 the previous property owner was granted an approval to subdivide the
property into two lots. The approval expired on January 12, 2013. Also in 2004, approval
was granted to separate the driveway access to 3 and 5 Pine Tree Lane and construct
two new driveways, one on " each property, however the driveways were not
constructed. In 2016, the applicant submitted an application for a new 5,250 sq.ft.
residence with same size basement, 1,115 sq.ft. garages (two), 800 sq.ft. guest house,
1,810 sq.ft. stable with 611 sq.ft loft, 964 sq.ft. swimming pool, several retaining walls
and miscellaneous outdoor structures and new driveways on the property. A variance
for disturbance of the lot was also requested. The request was approved by the
Planning Commission and then City Council, upon appeal of the application by a
neighbor. The applicants subsequently decided to change the scope of the project and
filed a new application.
Demolition
The applicant proposes to fill in portions of the existing swimming pool that are not
being used for the new basement. The northeastern wall of the existing residence will
remain primarily intact but a small portion will be demolished to accommodate a door
leading to the residential addition. The total lineal footage of the walls of the existing
residence is 643 feet. The total linear feet of exterior wall to be demolished to
accommodate the residential addition is 6 linear feet. This is well below the 50% limit of
exterior wall demolition, to be considered a new construction.
MUNICIPAL CODE COMPLIANCE
Grading and Stabilization
The total combined grading for this project will consist of 31,920 cubic yards of cut and
fill. Construction activities will include grading of 8,460 cubic yards of cut (not
including 7,500 cubic yards of overexcavation) and 7,610 cubic yards of fill (not
including 8,350 of recompaction) and 600 cubic yards will be excavated for the
basement. No dirt will be exported.
ZC No. 917 5 Pine Tree Lane (J
The total grading for the tennis court will be 2,095 cubic yards. The City Municipal
Code only allows 750 cubic yards of grading for a tennis court. Therefore, the applicant
is seeking a variance.
Disturbance
An additional 46,875 square feet of the lot is proposed to be disturbed or 25.04%, which
includes grading for the residential building and pool & spa pad, tennis court pad, and
the stable and corral pad. Currently there is one building pad on the property, for a
total of 39,460 square feet of existing disturbance. The existing disturbed area of the lot
is 21.08%. Two additional pads are proposed to be constructed for an overall total of
three pads. Consequently, the proposed project will result in 46.12% or 86,335 square
feet of overall disturbed area. The City Municipal Code allows up to 40% overall
disturbance on a lot. The existing topography of the property has almost half of the lot
with slopes of 2:1 or steeper. This limits the ability to utilize 3:1 slopes which would
allow the applicant to qualify for additional disturbance and eliminate the need for a
variance. Since the project does not qualify for allowance for disturbance, the applicant
is seeking a variance.
The City Municipal Code allows for up to 10,000 square feet of surface area to be
disturbed for the grading of a tennis court. The proposed project includes 13,000 square
feet of disturbance for the creation of the tennis court. Therefore, the applicant is
seeking a variance.
Height
The finished height of the existing residence ridgeline is to remain at 20 feet. The
ridgeline of the new residential addition will be 17 feet. The finished roof height of the
proposed stable is proposed to be 14 feet to the ridgeline. The proposed basement will
be approximately 16' in depth.
Drainage
Storm water runoff will be collected in a biofiltration device and discharged through
dissipator to comply with City's Low Impact Development requirements.
Storm Water Management
This application is subject to the General Permit requirements for storm water
management, where the State requires that a Storm Water Pollution Prevention Plan be
submitted and a permit obtained, due to grading on one or more acres of land. This
application is also subject to the City's Low Impact Development (LID) ordinance
requirements for retention of water on site, and the City's Water Efficient Landscaping
Ordinance where the applicants must implement low water usage planting and devices
and certify compliance. All of these requirements will be reviewed at the plan check
review process and monitored during construction.
Lot Coverage
The existing structural coverage on the lot is 5,501 or 2.94% The overall structural net lot
coverage once the proposed project is included is 18,671 square feet (with deductions)
or 10.0%% (20% max. permitted). The total lot coverage proposed (structural and
ZC No. 917 5 Pine Tree Lane CO
flatwork) is proposed to be 32,386 square feet overall (with deductions) or 17.30% (35%
max. permitted).
The residential building pad is proposed to be 21,800 square feet. The total pad
structural . coverage, including both existing and proposed, is proposed to be 9,191
square feet or 42.16%, with deductions (30% guideline). The coverage includes the
residence, new and existing garages, swimming pool & spa, pool equipment, and
service yard structures, but excludes the permissible exemptions of the attached porch
and several of the miscellaneous outdoor amenities.
The tennis court building pad is proposed to be 7,315 square feet.. The pad coverage
(with deductions) is proposed at 7,000 square feet or 95.7%, with deductions (30%
guideline).
The stable building pad is proposed to be 10,925 square feet with a proposed pad
coverage of 1,720 square feet or 15.74%, with deductions (30% guideline).
Walls
There are several walls proposed for this project. The average wall height is 2.5 feet. The
wall adjacent to the tennis court is four feet in height and is being used as a retaining
wall for the court, which is allowed and is not required to average out to 2.5' in height.
The wall along the corral is 2.5 feet. The wall adjacent to the patio landing with the
proposed trellis gradually decreases down from the highest height at 3 feet.
Stable Access
Stable access is proposed along the northerly side of the property. There will be a 10
foot wide decomposed granite pathway primarily for horses. Fire Department access to
the stable will be provided via the proposed stairs between the residential building pad
and the stable building pad, where the fire trucks would utilize the motor court at the
residence for parking. This design was confirmed with the Fire Department.
CONDITIONAL USE PERMIT SUMMARIES
A Conditional Use Permit is required for the stable, tennis court, additional detached
garage, and new second driveway. Pursuant to Section 17.18.030, a separate apron for a
pathway serving a stable area does not require a Conditional Use Permit: however it
must still be reviewed by the Traffic Commission.
Stable Requirements
The proposed stable will be one-story, 1,200 square feet including 640 square feet of
covered porch area. The following requirements must be met for a stable:
ZC No. 917 5 Pine Tree Lane
Pursuant to the zoning code requirements the following is applicable to this request:
REQUIREMENTS
PROPOSED
Not less than 6' wide roughened access; if
greater than 1,000 sq.ft. stable access to
comply with Fire Dept. requirements.
Proposed 10' wide D.G. horse path from
the street. Fire Dept. access will be from
motor court
Stable, corral not to be located on slopes
greater than 4:1
Located on area with a slope no greater
than 4:1
Not in front yard or side or front setback.
May be located up to 25' in rear setback.
Stable and corral comply
.
Min. 35' from any residential structure
Complies with requirement- over 60 feet
from detached garage
Building to be designed for rural and
agricultural uses only, but may include
storage of vehicles and household items
Building is proposed to look like a stable
and be used for a stable
Size to include the entire footprint includin€
loft, if any
1,200 sq.ft. footprint; No loft is proposed.
Minimum of 60% of the size of the structure
shall be maintained for agricultural uses
Agricultural spaces include 4 stalls, and a
feed room and is 83 % of the size of the
structure
Maximum of 40% of the size of the
structure, but not to exceed 800 sq.ft. may bE
maintained for a tack room
Tack room of 204 sq.ft. (including
bathroom) - 17% of the structure
Tack room may have sanitary and
kitchenette amenities
Proposed bathroom
Tack room may have glazed openings
One window proposed in tack room
Entry doors to agricultural space to be min.
4'wide & 7.5' high; appearance of a stable
door
To comply- to be reviewed by the
Architectural Committee.
Loft is permitted
No loft proposed
Loft plate height may not exceed 7'
No loft proposed
Exterior area of stables may not to be paved
Unpaved corral surrounds the stable
Corral shall be fenced
Proposed fenced corral
Access not to exceed 25%
Access proposed at 17% grade
Corral to be contiguous to stable. Planning
Commission may determine the size of a
coral based on the size of the stable
9,150 sq.ft. corral contiguous to stable.
,
Commercial uses or sleeping is not allowed
Applicant is not proposing any
commercial uses or sleeping in the stable
Tennis Court Requirements
Also proposed is a 7,000 square foot sports court with a 4' high maximum retaining wall
along southerly side of the court. Section 17.16.210 (A) (7) of the Zoning Ordinance
contains conditions for recreational game courts, subject to approval of a conditional
use permit. These conditions, listed below, are intended to ensure that such structures:
are ancillary recreational uses, do not eliminate an existing or future development for a
ZC No. 917 5 Pine Tree Lane
stable, do not create visual or other impacts and blend in with the existing topography
and landscape or views.
Recreational Game Courts are defined as: tennis, racquetball and squash courts, and
any other fenced, enclosed, paved or hard -surfaced areas used for recreational
purposes. They shall adhere to the following conditions:
REQUIREMENTS:
PROPOSED:
A legally required and accessible stable
and corral area shall be provided;
There is proposed stable and corral
A game court shall not be located in the
front yard or any setback;
Proposed project is not in setback or
front yard.
A game court shall not be located
within fifty feet of any paved road or
street easements;
Proposed project is not located within
fifty feet of any paved road or street
easements.
Retaining walls constructed for a game
court shall not exceed four feet in
height at any point along the wall;
retaining walls shall not be exposed to
the exterior; and if necessary to
minimize the visual impact, the game
court surface shall be inset or sunken
below grade;
A 4 foot high maximum retaining wall is
proposed along the southerly side of the
tennis court.
The construction of a game court shall
conform to the lot coverage limitations
as set forth in Section 17.16.070;
All development standards for coverage
are within the permitted standards.
A game court shall not be located on a
slope that exceeds a 2:1 grade;
Existing slope in court location does not
exceed 2:1 gradient.
A game court shall not be located on the
side or bottom of a canyon or in the path
of a natural drainage course;
Location of proposed court is not in a
canyon or in a natural drainage course.
When grading is required for a game
court, cutting and filling shall be
balanced on site and shall not exceed a
total cut and fill of 750 cubic yards.
The total grading for the game court will
be 2,095 c.y. which is over 750 c.y. of dirt.
This requires a variance.
When grading is required for a game
court, cutting and filling shall be
balanced on site and shall not exceed
10,000 square feet;
Graded area for the proposed court is
13,000 sq. ft. which is over 10,000 sq.ft.
This requires a variance.
The existing topography, flora and
natural features of the site shall be
retained to the greatest extent possible;
Any areas of the lot not used as a pad for
development will remain undisturbed
with many natural slopes being retained.
Drainage systems shall be incorporated
into the game court and shall be
approved by the City Engineer;
Drainage will be submitted to Building
and Safety for review and approval.
ZC No. 917 5 Pine Tree Lane
A game court shall be adequately
screened by landscaping on all four
sides;
Conceptual plan showing screening. Must
be submitted prior to approval of the
project.
Landscape screening shall include native
or other drought -tolerant mature trees
and shrubs, which shall be maintained in
a healthy condition. The landscape
screening shall be on all exposed sides.
Standard condition of approval to require
that the applicant submit detailed plans
and a bond or similar financial deposit for
landscaping prior to obtaining grading
permit.
Landscaping shall not interfere with the
viewscape of surrounding properties or
pursuant to Chapter 17.26;
Landscaping to be planted around court
perimeter to be designed to screen the
perimeter fencing. RHCA regulates height
of sport court fences.
Game court lighting shall not be
permitted;
Standard condition in resolution
prohibiting lighting.
Design and construction of a game court
shall include methods to mitigate visual
and noise impacts.
Landscaping plan to be required buffering
the development. Daytime use only will
minimize noise. The Planning
Commission could require rubberized
surface to dampen the sound.
Utility Lines/ Septic Tank
It will be a requirement that utility lines to all of the proposed structures be placed
underground.
A new septic tank is being considered for installation. The possible location of the new
septic tank is depicted on the plans along with the location of the existing septic tank.
General
Non -conforming Conditions
There are two permitted existing non -conforming uses on the property. The existing
residence has a small portion of the structure located within the front setback. The 405
square foot existing garage, along the existing driveway, is located within the side
setback and will remain. The existing garage had been converted for non -automotive
uses, and in order for it to remain it will be a requirement of the approval (if project is
approved) that it be converted back to a garage. In addition, it is required that the
portion of the residence located in the front setback remain intact and no part thereof
demolished during remodel/construction or it would not be able to be reconstructed
without approval of a Variance.
Applicant's Statement of Justification for Variances
In justifying the variances, the applicant's agent states, "Due to the steep topography of
the lot, it is not possible to utilize 3:1 slopes and thereby qualify for the allowed increase
in disturbance. The area of development has been concentrated as much as possible to
reduce the overall disturbance. The equestrian uses equate to approximately 16% of the
overall disturbance or 8% in the calculations which means that if we were not
ZC No. 917 5 Pine Tree Lane O
proposing a stable & corral then we would be at —39.2% disturbance and therefore not
require a variance.
The tennis court needed to be dropped to be close in elevation to that of the stable, as
they are located close to each other. The tennis court is approximately 30' vertically
below the house in hopes of sinking it into the hillside. It was thought that additional
grading to push the court further into the ground and as much as possible out of the
view shed of Pine Tree would be more beneficial than staying within the allowable 750
C.Y. of grading. Additionally, the allowance of 10,000 sq.ft. of graded area means that
you are only able to grade about 8' beyond the limits of a typical sized tennis court,
which when accounting for topography is quite hard to meet. We have worked to
minimize the impact of the tennis court as much as possible and place it next to the
9,000 sq.ft. corral and open space to help soften the overall appearance of the court.
Rolling Hills Community Association Review
Rolling Hills Community Association will review this project at a later date.
Environmental Review
The project has been determined to be categorically exempt pursuant to the California
Environmental Quality, Act (CEQA) as a Class 3, Section 15303 exemption.
City Council Responsibilities
When reviewing a development application, the City Council must consider whether
the proposed project is consistent with the criteria for a Site Plan Review, Conditional
Use Permit, and Variances (as attached below).
Development Comparables
ZC NO. 917 NEARBY PROPERTIES
(For information only)
Address
House size in sq.ft.
(built/add or remodel)
Lot Area (gross acres)
1 Pine Tree
6,516*
4.66
2 Pine Tree
6,211*
2.24
3 Pine Tree
4,674*
5.13
4 Pine Tree
8,961*
4.38
6 Pine Tree
6,148
1.31
7 Pine Tree.
3,912
5.64
8 Pine Tree
2,812
2.23
10 Pine Tree
3,253
2.49
23 Portuguese
Bend Road
3,348*
2.42
2 Pheasant Lane
5,651
5.0
5 Pine Tree
Existing 4,340;
Proposed 6,405
5.15
NOTE:
The above do not include garages, basements and other accessory
structures. -
SOURCES: Assessors' records * City records
ZC No. 917 5 Pine Tree Lane
Proiect Summ
SITE PLAN REVIEW
EXISTING
PROPOSED OVERALL TOTAL
RA -S- 2 ZONE SETBACKS
SINGLE FAMILY RESIDENCE
WITH GARAGE AND POOL.
MAJOR ADDITION TO
RESIDENCE WITH ACCESSORY
USES & STABLE
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from rear easement line
Add porte cochere/entryway. All
Residence
Garage
Pool
Pool Equipment
Stable
Service Yard
Porches
Outdoor kitchen
Fire Pit
Tennis Court
Tennis Trellis
Entryway/Port.
Basement
4,340 sq.ft.
405 sq.ft
756 sq.ft.
0 sq. ft.
0 sq. ft.
0 sq.ft.
0 sq. ft.
0 sq. ft.
0 sq. ft.
0 sq. ft.
0 sq. ft.
0 sq. ft.
0 sq. ft.
Residence
Garages
Pool and spa
Pool Equipment
Stable
Service yard
Porches
Outdoor kitchen
Fire pit
Tennis Court
Tennis Trellis
Entryway/Port.
Basement
6,405 sq.ft.
1,505 sq.ft.
700 sq.ft.
60 sq. ft.
1,200 sq.ft
96 sq.ft
1,380 sq.ft.
50 sq.ft.
30 sq.ft.
7,000 sq.ft.
315 sq.ft.
325 sq.ft.
2,065 sq.ft.
structures are to be listed here..
STRUCTURES
(Site Plan Review required for
grading, new structures including
new residence and if size of addition
is 999 sq. ft. or more in a 36 -month
period).
TOTAL
5,501 sq.ft
TOTAL
19,066 sq.ft
STRUCTURAL LOT COVERAGE
2.94%
10.0% (with deductions) of
187,196 sq.ft.net lot area
(20% maximum)
TOTAL LOT COVERAGE
4.32%
17.13% of 187,196 sq.ft.net lot
area
(35% maximum)
BUILDING PADS (30% guideline)
68.51% residence pad coverage
No Tennis Court
No stable
(No deductions are included in
the numbers below)
45.46% residence pad coverage
95.7% sports court pad coverage
16.84% stable pad coverage
Residence, pool, other miscl.
structures
TENNIS COURT
STABLE
GRADING
Unknown
8,460 c.y. cut and 7,610 c.y. fill to
be balanced on site (difference
used for recompaction)
Over -excavation 7,500 c.y.
Re -Compaction 8,350 c.y.
No dirt. exported from site
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site.
DISTURBED AREA
21.08%
46.12% of 187,196 sq.ft.net lot
area
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any nongraded area where
impervious surfaces exist.)
STABLE (min. 450 SQ.FT.
No stable
CUP required -1,200 sq. ft. stable
and 9,150 sq. ft. corral proposed
& 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
10 ft. wide D.G. pathway
ROADWAY ACCESS
Existing driveway approach
New driveway approach (north)
VIEWS
N/A
Planning Commission review
PLANTS AND ANIMALS
N/A
Planning Commission review
ZC No. 917 5 Pine Tree Lane
SITE PLAN REVIEW CRITERIA
11.46.010 Purpose.
The site plan review process is established to provide discretionary review of certain
development projects in the City for the purposes of ensuring that the proposed project is
consistent with the City's General Plan; incorporates environmentally and aesthetically
sensitive grading practices; preserves existing mature vegetation; is compatible and consistent
with the scale, massing and development pattern in the immediate project vicinity; and
otherwise preserves and protects the health, safety and welfare of the citizens of Rolling Hills.
11.46.050 Required findings.
A. The Commission shall be required to make findings in acting to approve,
conditionally approve, or deny a site plan review application.
B. No project which requires site plan review approval shall be approved by the
Commission, or by the City Council on appeal, unless the following findings can be made:
1. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing
buildable area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible
with and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
ZC No. 917 5 Pine Tree Lane
CRITERIA FOR APPROVAL OF CONDITIONAL USE PERMIT:
1'42.050 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
CRITERIA FOR VARIANCES
17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal)
must make the following findings:
A. That there are exceptional or extraordinary circumstances or conditions applicable to
the property that do not apply generally to other properties in the same vicinity and
zone;
B. That such variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same vicinity and zone but which is
denied the property in question;
C. That the granting of such variance will not be materially detrimental to the public
welfare or injurious to properties or improvements in the vicinity;
D. That in granting the variance, the spirit and intent of this title will be observed;
E. That the variance does not grant special privilege to the applicant;
F. That the variance is consistent with the portions of the County of Los Angeles
Hazardous Waste Management Plan relating to siting and siting criteria for hazardous
waste facilities; and
G. That the variance request is consistent with the general plan of the City of Rolling
Hills.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC No. 917 5 Pine Tree Lane