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2500 Planning - Architectural, Landscape & Easement Reviews, HedgesITEMS FOR DISCUSSION COORDINATION OF PLANNING, ARCHITECTURAL, LANDSCAPE AND EASEMENT REVIEWS. City Manager Nealis presented the staff report. In response to RHCA Board Vice President Black, City Manager Nealis reported that the Planning Commission has the discretion to add landscaping conditions as part of their approval of a residential development and that this condition is usually imposed for screening of the development, revegetation of a graded areas or for erosion control connected with the project. He explained that the Commission usually requires the applicant to provide a financial bond to guarantee the installation of the required landscaping and irrigation. He further explained that the landscaping that is imposed by the Commission must relate specifically to the development project and that the Commission does not have the authority to impose specific introduction or deletion of existing landscaping that is not directly connected to the land use application. RHCA Board Vice President Black questioned whether the Commission delineates the type of tree that may obstruct a view in the future. City Manager Nealis explained that during Commission review, it is very common for the Commission to impose conditions to ensure that no new trees, at maturity, grow above the roof height of the structure, but that it is up to the discretion of the Commission. Councilmember Lay explained that he is a former member of the Planning Commission and provided background regarding the Commission's previous course of action of paying attention to not imposing encroachments on easements or clearing of vegetation as part of their deliberation on development applications. He indicated that the RHCA had objected to this practice because it preempted their authority over easements. Councilmember Lay explained that the Planning Commission may, but is not required, to ask for a landscape plan and that requiring a plan usually depends upon the magnitude of the development. He said that as the City Manager reported, the Commission may stipulate the types or heights of trees required in a landscape plan and that the Commission almost always requires landscape plans where a large amount of grading is involved. He explained that the Commission usually Minutes City Council/RHCA Board of Directors Joint Meeting 06/11/03 -1- • • requires that the applicant use native plants. Councilmember Lay explained that staff completes the review of landscape plans and that in the last year a staff level landscape review committee had been established which includes the Planning Director and the Chair of the RHCA Landscape Committee. Councilmember Lay commented on the architectural review by the Community Association and indicated that it is his understanding that the Architectural Review Committee does not require a landscape plan. He also commented on the RHCA Landscape Review Committee and the RHCA Easement Committee and indicated that he feels that there should be a way for the City's Planning Commission and Landscape Committee work more closely together with the RHCA Committees. In response to RHCA Board Vice President Black, Mayor Hill explained that the Commission has been increasingly concerned about the long-term effects of landscaping. RHCA Board President Crocker commented on future view obstructions. City Manager Nealis explained that Planning Commission resolutions are recorded against the property thereby putting future owners of a particular property on notice regarding any landscape requirements. RHCA Board President Crocker indicated that he feels that the Planning Commission is in a better position to impose these types of conditions on properties because the RHCA does not have the means to record such conditions against properties. Board Member Moen indicated that he feels that problems may occur if residents feel that they are being ping-ponged between the two bodies. He commented on the RHCA's policy of keeping easements open. He also commented on the Commission's granting of Variances for setbacks which may encroach into an easement causing the applicant to come to the RHCA for a license agreement which may be denied, causing the applicant to return to the Planning Commission. City Manager Nealis reported that if anyone comes to City staff with a setback encroachment request that involves an easement, that staff does not process the application unless it is first approved by the RHCA. Councilmember Lay stated that he feels that Caballeros attendance at Planning Commission field trips is very helpful in addressing the usefulness of easements. Discussion ensued regarding landscape plans and view corridors. RHCA Board President Crocker commented on the agony that is associated with view impairment issues by all parties involved and indicated that a detailed landscape plan in the beginning which looks to solve future view issues could alleviate this. In response to RHCA Board Vice President Black, Councilmember Lay explained that sometimes it does not make sense for the Commission to require a landscape plan for small projects such as for a 200 sq. ft. residential addition. Further discussion ensued regarding the Planning Commission's review of residential developments and landscape conditions relative to the height of certain trees that have a nexus to the proposed development. Mayor Hill commented on the sensitivity level of the view issue and stated that he feels that both entities are moving in the right direction to maintain views in the City. RHCA Board President Crocker commented on a trees and views flyer created by Planning Commissioner Arvel Witte. Planning Director Schwartz indicated that this document could be revisited since the RHCA had completed their policy on views. Councilmember Pernell commented on the issue of view preservation in the City and City's and RHCA's view preservation processes that are available to residents. RHCA Board President Crocker indicated that Board Members Schnabel and Moen are working on the easement issue for the RHCA. Councilmembers and Board Members discussed how to best maintain the views in the City. It was agreed that at the time of the inception of a residential development project through the Planning Commission would be the best time to ensure that landscaping will not become a view issue in the future. RHCA Board Member Schnabel indicated that she feels the Planning Commission, Landscape and the Easement Committees could be involved in making sure that future view impairments do not become an issue. After discussion, both the City Council and the RHCA $oard agreed to be cognizant of each other's policies and procedures. The RHCA indicated that the Easement Committee will review easement license agreements very carefully. Councilmember Lay suggested that both Landscape Committees work together and coordinate the review of landscape plans. RHCA Board Member Moen reported that the Easement Committee will be recommending that the RHCA not grant easement licenses unless there is an absolute, compelling reason. In response to Mayor Hill, City Attorney Jenkins explained that the City may enforce landscaping conditions that have been imposed by the Commission should the applicant be out of compliance with that condition in the future. Minutes City Council/RHCA Board of Directors Joint Meeting 06/11/03 -2- • • S?o Ling olliff6. Community 7'J Woeiation of of a►zefzo Palos `VEu%1 NO. 1 PORTUGUESE BEND RD. • ROLLING HILLS, CALIF. 90274 (310) 544-6222 ROLLING HILLS August 20, 2009 Anton Dahlerbruch, City Manager City of Rolling Hills 2 Portuguese Bend Road Rolling Hills, CA 90274 CALIFORNIA (310) 544-6766 FAX AUG 21 2069 City of Roiling Hiiis Dear Mr. Dahlerbruch: This letter is in response to the letter from the Planning Commission and recent article in the City newsletter discouraging the use of hedges in the community. I understand the Commission's position is that they do not want the City's open space and rural ambiance changed by the appearance of manicured walls of foliage around the perimeter of each property. However, I believe that the Commission's position may be too too strong. I believe that hedges and proper screening for privacy and for aesthetics do have their place in Rolling Hills, and if we discourage or prohibit such screening with foliage, what alternatives do we leave homeowners? While the Community zoning requires large parcels, due to the topography of some areas, some homes have been built fairly close to one another. In the past, homeowners have remedied this inconvenience by planting between the homes to shield a bathroom window from the neighbor's bedroom or kitchen. The RHCA also requires that certain items, like pool equipment and tennis court fences be screened with planting for the aesthetic benefit of the property owners as well as for the benefit of the neighbors. Surely we prefer the look of a row of healthy green bushes to screen Rancho del Mar's chain link fence on Crest Road West or to protect the privacy of a backyard swimming in their pool that abuts a street. Screening with plants also gives the Architectural Committee a reasonable alternative to homeowners who request permission to install a solid fence for privacy reasons. I recommend that we work together to put a clearer definition on the appearance of hedges and identify conditions that the Commission finds objectionable. I agree that the appeal of Rolling Hills is in the rural character of the Community, and that no one wants to see every inch of a property landscaped and manicured like an English garden or have vistas blocked by a row of bushes. I believe this is achieved in the same way the City and Association have approached most of the development in the community with general guidelines crafted with a general principal in mind and with the understanding that every property in the community is unique and must be considered on an individual basis. KR/City/AD-Hedges 08-20-09 • • Last year the Association recognized a need for the RHCA to be more involved in the landscaping in the community and appointed a Landscape Consultant to review landscape plans for new homes. The Architectural Committee is also reviewing and revising the RHCA's guidelines and requirements for landscaping, and intends to have a draft to the Board of Directors in the Fall. The Council and Commission's concerns about hedges blocking vistas and limiting open space in the community will be taken into consideration as well. I would be happy to meet with the Commission to discuss this matter in more detail. Sincerely, Kristen Raig Manager cc: RHCA Architectural Committee Julie Heinsheimer, RHCA Landscape Consultant KR/City/AD-Hedges 08-20-09 • cry °beer g.,�r� INCORPORATED JANUARY 24, 1957 July 8, 2009 Kristen Raig, Manager Rolling Hills Community Association 1 Portuguese Bend Road Rolling Hills, CA 90274 Dear I NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377.1521 FAX: (310) 377.7288 At a recent meeting of the City Council and Planning Commission, it was recognized that hedges (or closely planted densely growing plants) have value for the screening of structures such as walls or fences and for the privacy of residents. However, the generic use of hedging to block open vistas is in conflict with the City's General Plan. The General Plan calls for "facilitating the preservation and restoration of viewscapes" and "the use of landscaping which is compatible with the City's rural character". The Planning Commission during site plan review requires landscaping plans for only the graded areas of properties. In cases where the grading is close to the perimeter of the property, the Planning Commission will in turn impose a condition that the new landscaping in this area be limited to a specified height and not be planted in a manner that would result in hedge -like screening. With the RHCA having oversight of community architecture, inclusive of landscaping, this letter is to convey the General Plan's goals for viewscapes and express the desire that the Architectural Committee be judicious in its approval of hedge -like landscaping. We appreciate you sharing this correspondence with members of the Architectural Committee. If you or any member of the Architectural Committee has any questions, please do not hesitate to call me. Sincere ahlerbruch City Manager AD:hl Letter to RHCA-hedges.doc cc: Yolanta Schwartz, Planning Director City Council Planning Commission Printed on Recycled Paper aCity • OY R011inV INCORPORATED JANUARY 24, 1957 NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CALIF. 90274 (310) 377-1521 FAX: (310) 377-7288 E-mail: cityofrh@aol.com Agenda Item No: 3-D Mtg. Date: 6/11/03 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL HONORABLE BOARD PRESIDENT AND MEMBERS OF THE ROLLING HILLS COMMUNITY ASSOCIATION BOARD OF DIRECTORS FROM: CRAIG R. NEALIS, CITY MANAGER SUBJECT: COORDINATION OF PLANNING, ARCHITECTURAL, LANDSCAPE AND EASEMENT REVIEWS. DATE: JUNE 11, 2003 •Councilmember Allen Lay requested that this item be placed on this agenda for discussion. Currently, the City of Rolling Hills Planning Commission reviews development projects under Site Plan Review, Variance or Conditional Use Permit applications. Additionally, subdivisions are also reviewed by the Planning Commission and the RHCA. The Rolling Hills Community Association maintains architectural authority. Generally, applicants desiring to construct a home in Rolling Hills receive approval from the Planning Commission and then seek architectural review from the Rolling Hills Community Association. The Planning Commission can include specific landscape requirements on discretionary approvals. Generally, the landscaping requirement relates to the type of landscaping required (usually native plants), limitations in an effort to avoid future view obstructions, or requirements to screen a project from view. There are also landscaping requirements imposed by the County of Los Angeles from time to time relating to slope stability. Responsibility for easements rests with the Rolling Hills Community Association. RECOMMENDATION It is recommended that members of the City Council and the Community Association Board discuss this matter and provide appropriate direction to staff. CRN:mlk 05/02/03coordination.sta Printed or: Rec:yclea Paper