Planning Commission Adjourned Regular Meeting 01-19-2016f.
MINUTES OF AN
ADJOURNED REGULAR MEETING
OF THE PLANNING COMMISSION
JANUARY 19, 2016
PRESENT:
Chairman Chelf, Commissioners Smith, Kirkpatrick, Gray and Cardenas
Raymond Cruz, City Manager
Yolanta Schwartz, Planning Director
Wendy Starks, Associate Planner
FIELD TRIP
Chairman Chelf called the meeting to order at 7:30 a.m. at 3 Eastfield Drive.
A. ZONING CASE NO. 892. Request for a Site Plan Review for a detached
garage, grading, and a 5' high retaining wall; Conditional Use Permit (CUP) to
construct a 704 square foot detached garage; and Variances to construct a 61 sq. ft.
addition to the residence in the front setback, a new one -car parking pad to be
located closer than 30 feet from the roadway easement line, to locate the garage
partially within the front yard setback, to exceed the maximum permitted
structural and total coverage of the lot and the disturbed area of the lot, and to
locate a 5' high retaining wall in the front setback in Zoning Case No. 892, at 3
Eastfield Drive (Lot 58-EF), Rolling Hills, CA (Bennett). The project is exempt
from the California Environmental Quality Act (CEQA) pursuant to Section
15301, Class 1 exemption Guidelines.
Also present for this field trip were:
Ben Cauthen, project designer
Luigi Ciappa, representative
Jim Aichele, resident
Planning Director Schwartz reviewed the applicant's request and pointed out the
proposed 704 square foot detached garage and its new configuration (with direct access
from the driveway), the new one -car parking pad proposed to be located closer than 30
feet to the roadway easement line, the 61 square foot addition to the residence, and
advised that the permitted structural and total coverage of the lot and disturbed area of
the lot will be exceeded due in large part to the existing tennis court at the rear of the
property. Director Schwartz also pointed out the existing 3' retaining wall that will be
demolished, the area behind it graded out and a 5' high retaining wall constructed in
the front setback, before all present proceeded to the rear of the residence to view the
addition at the rear of the lot, and the proposed garage. Director Schwartz illustrated
1
N
where the proposed stable set -aside area is adjacent to the existing tennis court.
Discussion ensued about the existing out of grade condition at the northeastern side of
the garage. The project designer stated that the proposed garage will be constructed
within the footprint of the existing garage and therefore this condition will remain.
Director Schwartz stated that elevation plan for this condition must be submitted and if
the out of grade height does not meet the code requirement a variance would be
required. Commissioner Gray suggested that the applicant soften the appearance of the
exposed side of the garage and construct terraced walls with planting in between. The
Commission then discussed the terraced walls and how best to blend them with the
surrounding area and provide a minimum of 4' wide walking path around the
structure.
B. ZONING CASE NO. 895. Request for a Site Plan Review to construct a
new 6,269 square foot single family residence with a 6,000 square foot basement,
848 square foot garage and ancillary structures, swimming pool, several not to
exceed 5' in height retaining walls, grading of 8,248 cubic yards of cut and fill, and
a new driveway; and Variances for: 1) portion of the house, service yard and two
light wells to encroach into the rear setback; 2) a future stable and corral location
in the front yard; 3) to exceed the maximum permitted total lot coverage and the
disturbed area of the lot; 4) construction of retaining walls that encroach into the
front and rear setbacks and that exceed an average height of 2.5 feet and 5) to
exceed the maximum permitted coverage of the front setback with a driveway in
Zoning Case No. 895, at 10 Bowie Road, (Lot 4-CRA), Rolling Hills, CA (Pang Jui
Yiu). The project is exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15303, Class 3 exemption Guidelines.
Per the request of the project representatives the field trip was cancelled.
C. (1). ZONING CASE NO. 896-A. Request for a Lot Line Adjustment to
merge two existing parcels, having an APN: 7569-004-22 and 7569-004-23, into one
parcel, which will result in a lot having 3.25 acres gross and 2.258 acres net, in the
RAS-1 Zoning District, at 11 Saddleback Road, Rolling Hills, CA, (Warren).
Project has been determined to be exempt from the California Environmental
Quality Act, (CEQA) pursuant to Section 15305(a) (Lot line adjustment).
(2). ZONING CASE NO. 896. Request for a Conditional Use Permit to
construct a 13,860 square foot dressage arena, 2,415 square foot stable with a 625
square foot loft and 1,685 square foot corral; Site Plan Review for a 4,745 square
foot residence, 659 square foot garage and ancillary structures, grading of 9,300
cubic yards cut and fill, various walls, and swimming pool; and Variances to
locate portions of the equestrian facilities in the front yard area of the lot and/or
in setbacks and to exceed the maximum permitted lot disturbance at 11
Saddleback Road (Lots 48-RH 1 and 48-RH-2), (Warren). The project has been
determined to be exempt from the California Environmental Quality Act, (CEQA)
2
pursuant to Section 15303 (New construction of single family residence and
accessory structures), and Section 15061(b)(3) (Common Sense Exemption) of the
CEQA Guidelines.
Also present for this field trip were:
Tavisha Nicholson, engineer
Matt Schneider, architect
Gregg Keenan, contractor
Carol Hoffman, resident
Eddy Delgado, resident
Jim Aichele, resident
Planning Director Schwartz reviewed the request for a Lot Line Adjustment to merge
two existing parcels into one parcel, resulting in a lot having 3.25 acres gross and 2.258
acres net, and gave an overview of the request for a Conditional Use Permit to
construct a 13,860 square foot dressage arena, 2,415 square foot stable with a 625
square foot loft and 1,685 square foot corral; Site Plan Review for a 4,745 square foot
residence, 659 square foot garage and ancillary structures, grading of 9,300 cubic yards
cut and fill, various walls, and swimming pool; and Variances to locate portions of the
equestrian facilities in the front yard area of the lot and/or in setbacks and to exceed
the maximum permitted lot disturbance.
The field trip commenced at the driveway portion of the lot where Planning Director
Schwartz stated that the existing detached garage is proposed to be converted to a
portion of the stable with additional square footage added for the stable and discussion
about the driveway access to the proposed stable ensued as the code requires that
access to the stable not be all impervious. Planning Director Schwartz showed the 3 -
foot wide decomposed granite or grasscrete inlay on the driveway the applicant
proposes to satisfy the code requirement. In response, Chairman Chelf requested that
the surfaces leading to the stable be pervious and Tavisha Nicholson advised that if
that were what the Commission requires, the applicant would comply.
Carol Hoffman commented that access to the dressage arena should be provided for
very occasional heavy truck delivery of sand and other materials to maintain the arena.
The engineer pointed out the secondary roadway access to the west of the primary
driveway access that will serve to accommodate this function. In response to Director
Schwarti s comment that a second driveway could require a Conditional Use permit,
Chairman Chelf suggested that the access to the arena be taken off of the primary
driveway Carol Hoffman also inquired about the proposed three-foot wall along the
horse access trail from the stable to the dressage area, to be located between the trail
and the pool area. Ms. Nicholson discussed how the wall goes upwards to the
residential building pad and that there is adequate separation between the horse riders
and the pool area.
3
Everyone proceeded to the proposed stable/corral area where discussion about the
proposed 2:1 grading and the cut and benching grading ensued. All present viewed the
silhouette of the proposed stable and discussed the existing corrals, which will be
demolished. Ms. Nicholson advised the group that the intention is to retain the garage
and residence as much as possible and to complete a "major remodel." However, for the
purpose of planning review the project is being considered new construction. The
group then walked the proposed trail to the proposed residence, pool and deck area
where Planning Director Schwartz pointed out the new house, two trellises areas - one
by the residence and the other overlooking the dressage arena, the pool and decking. A
question was asked about how much grass area would remain and Ms. Nicholson
advised there would be little grass area left after construction. Most surfaces would be a
combination of decking/landscape.
The group proceeded to the proposed dressage arena and Gregg Keenan indicated
where the existing So Cal Edison easement is and Planning Director Schwartz advised
that a condition of approval will be for So Cal Edison to sign off on that easement or
provide written permission for the easement to remain with the dressage arena located
over the easement. Discussion ensued regarding grading and limits of grading and
whether the dressage arena could be moved further back on the lot so that it does not
encroach into the front setback. Tavisha Nicholson indicated how that would be
challenging, as the rear portion of the lot is very steep and would require more
disturbance to accommodate a regulation size dressage arena, unless retaining walls are
constructed.
Chairman Chelf asked if the applicant would consider altering the proposed accessway
of the dressage arena from the existing driveway via a gate and Ms. Nicholson agreed
to explore the access further.
There being no further discussion, the public hearing was continued to the evening
meeting of the Planning Commission beginning at 6:30 PM.
Respectfully Submitted,
Yola to Schwartz
Pla ng Director
Approv
ra hel , Chairman
Date
4
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 I5ih day of January, 2016, I serve the within
Planning Commission Meeting Agenda
Adjourned Regular Meeting -01/19/2016
a copy of which is annexed hereto and made a part hereof, on the person, or persons, named
below by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully
prepaid, in the United States mail at Rolling Hills, California addressed as follows:
Emailed MAILED DROPBOX DELIVERED
Assistant City Manager
RH ListSery NONE City Attorney Planning Commission
Also posted at City Hall and at www.Rolling-Hills.org
I certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the 15th day of January 2016 at Rolling Hills, California.
EWA NIKODEM
ADMINISTRATIVE ASSISTANT
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
AGENDA
ADJOURNED REGULAR MEETING
OF THE PLANNING COMMISSION
CITY OF ROLLING HILLS
7:30 AM
TUESDAY, JANUARY 19, 2016
MEET AT 3 EASTFIELD DRIVE
1. CALL MEETING TO ORDER
2. ROLL CALL
3. COMMENTS FROM THE PUB!.TC ON ITEMS NOT ON THE AGENDA
4. FIELD TRIPS
A. ZONING CASE NO. 892. Request for a Site Plan Review for a detached
garage, grading and a 5' high retaining wall; Conditional Use Permit (CUP) to
construct a 704 square foot detached garage; and Variances to construct 61 sq. ft.
addition to the residence in the front setback, a new one -car parking pad to be
located closer than 30 feet from the roadway easement line, to located the garage
partially within the front yard setback, to exceed the maximum permitted
structural and total coverage of the lot and the disturbed area of the lot, and to
locate a 5' high retaining wall in the front setback in Zoning Case No. 892, at 3
Eastfield Drive (Lot 58-EF), Rolling Hills, CA (Bennett). The project is exempt
from the California Environmental Quality Act (CEQA) pursuant to Section
15301, Class 1 exemption Guidelines.
B. ZONING CASE NO. 895. Request for a Site Plan Review to construct a
new 6,269 square foot single family residence with 6,000 square foot basement,
848 square foot garage and ancillary structures, swimming pool, several not to
exceed 5' in height retaining walls, grading of 8,248 cubic yards of cut and fill, and
a new driveway; and Variances for: 1) portion of the house, service yard and two
light wells to encroach into the rear setback; 2) a future stable and corral location
in the front yard; 3) to exceed the maximum permitted total lot coverage and the
disturbed area of the lot; 4) construction of retaining walls that encroach into the
front and rear setbacks and that exceed an average height of 2.5 feet and 5) to
exceed the maximum permitted coverage of the front setback with a driveway in
-1-
Zoning Case No. 895, at 10 Bowie Road, (Lot 4-CRA), Rolling Hills, CA (Pang Jui
Yiu). The project is exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15303, Class 3 exemption Guidelines.
C. (1). ZONING CASE NO. 896-A. Request for a Lot Line Adjustment to
merge two existing parcels, having an APN: 7569-004-22 and 7569-004-23, into one
parcel, which will result in a lot having 3.25 acres gross and 2.258 acres net, in the
RAS-1 Zoning District, at 11 Saddleback Road, Rolling Hills, CA, (Warren).
Project has been determined to be exempt from the California Environmental
Quality Act, (CEQA) pursuant to Section 15305(a) (Lot line adjustment).
(2). ZONING CASE NO. 896. Request for a Conditional Use Permit to
construct a 13,860 square foot dressage arena, 2,415 square foot stable with a 625
square foot loft and 1,685 square foot corral; Site Plan Review for a 4,745 square
foot residence, 659 square foot garage and ancillary structures, grading of 9,300
cubic yards cut and fill, various walls, and swimming pool; and Variances to
locate portions of the equestrian facilities in the front yard area of the lot and/or
in setbacks and to exceed the maximum permitted lot disturbance at 11
Saddleback Road (Lots 48-RH 1 and 48-RH-2), (Warren). The project has been
determined to be exempt from the California Environmental Quality Act, (CEQA)
pursuant to Section 15303 (New construction of single family residence and
accessory structures), and Section 15061(b)(3) (Common Sense Exemption) of the
CEQA Guidelines.
5. ADJOURNMENT
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.
-2-
City o//Qottin, stid
INCORPORATED JANUARY 24, 1957
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
OWNER:
REPRESENTATIVE:
PUBLISHED:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
Agenda Item No.: 4A
Mtg. Date: 01-19-16 FT
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
ZONING CASE NO. 892
3 EASTFIELD DRIVE (LOT 58-EF)
RA -S-1,1.4 ACRES (GROSS)
MR. AND MRS. BENNETT
BEN CAUTHEN, PROJECT DESIGNER
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing on this proposed
development on December 15, 2015 and scheduled a field trip to subject property on
January 19, 2016.
2. The property owners Mr. and Mrs. Bennett, request a Site Plan Review for
grading (21 c.y.) to widen the existing driveway and create a one car parking pad and
up to 5' high retaining wall and a Conditional Use Permit (CUP) for replacement of
the existing detached 672 square foot garage with a new 704 square foot detached
garage and variances that include: 1) to construct a 195 square foot addition to the
main residence of which 61 sq. ft. would encroach 6'3" into the front setback, 2) to
provide a new one -car parking pad, less than 30 feet from the roadway easement line,
3) to encroach 18' into the front yard setback with the detached garage, 4) to exceed
the maximum permitted structural and total coverage of the lot and the disturbed
area of the lot, and 6) to locate 5' high retaining wall in the front setback, that will not
average out to 2.5' in height.
3. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public input and continue the discussion to the evening
meeting of the Planning Commission, or provide other direction to staff.
ZC NO. 892
3 Eastfield Road
0
C)
Panted 011 Recycled Paper
BACKGROUND
4. The property is zoned RAS-1 and consists of 1.4 acres gross (60,984 sq. ft.) and
44,413 sq. ft. net lot area for development purposes. The property is located on the
north side of Eastfield Drive. The property is almost square shaped. The property is
characterized by a steep slope, descending from the southwest corner (front)
diagonally to northeast corner (rear). The topography in the front yard between the
road edge and house front wall has a drop of 18 feet, or a 69% downslope. This project
site is developed with a single family residence and detached garage built in 1956.
5. In 1963 the Planning Commission granted a front yard variance for an addition,
waiving the then required 30 foot front setback in favor of 23 -feet, in recognition of the
constraints of the steep terrain and fact that the detached garage already encroached 7
feet into the 30' setback. In 1971 the Planning Commission granted a variance for a
tennis court, allowing the court to encroach into the side yard.
MUNICIPAL CODE COMPLIANCE
6. The property is developed with a 3,073 square foot residence, 672 square foot
garage and 510 square foot swimming pool on a 5,908 square foot building pad area
(outside setbacks). A 6,433 square foot tennis court is located in the rear of the
property. The existing garage will be demolished and replaced and a nonconforming
animal pen in the front yard setback will be removed. A 1,000 square foot area is
proposed to be set aside for a future stable and corral near the tennis court.
7. As existing the site has nonconforming structural coverage of 24.1% (20%
allowed) and with the proposal, this will increase to 25.9%, (which includes a future
stable). The existing total coverage is also nonconforming at 36.7% (35% allowed) and
this will be increased to 41.1%, requiring a variance.
8. The construction of a new garage and an addition of an enclosed front entry
within the standard 50 -foot front setback each require a new variance because the
current proposal exceeds the scope of the prior variance. The new garage will be 704
square feet (3 -car), detached and reoriented so that the access will be at the front,
facing Eastfield. By reorienting the garage, it will encroach 18' into the required 50'
front setback, for a total encroachment of 576 square feet. (Current garage encroaches
27' for a total encroachment of 594 square feet). Behind the garage, a new service
yard will be built. In between the garage and front entry of the home, a paved entry
courtyard will be created leading to the proposed new 61 square foot enclosed entry.
9. The applicant's goal is to improve access and parking on the property. To
improve access, the driveway will be widened approximately 5 feet and the garage will
be reconstructed with increased setback and new orientation. To increase on -site
parking, a one -car motor court will be constructed within the front setback, 8 feet from
ZC NO. 892
3 Eastfield Road
the roadway easement line, which requires a variance. Pursuant to Section 17.16.150 of
the Municipal Code parking areas must be located at least 30 feet from the roadway
easement line and the driveway and parking area may not cover, respectively, more
than 20% and 10% of the front yard setback. The driveway will cover 11.5% and the
parking area will cover 9% of the front setback, which is conforming.
10. The applicant proposes to construct several retaining walls to create the new
motor court and to widen the driveway (to 17 feet wide at its narrowest point). Several
existing retaining and rubble walls will be removed. At the motor court a 5 -foot high
maximum retaining wall is required but the wall along the driveway will vary in
height to no more than 3 feet. The construction of the wall along the driveway
complies with the code, as up to 3' high walls are permitted along driveways.
11. The creation of the motor court and widened driveway involves minor grading,
including 21 cubic yards of earth that will be reused as fill under the new garage slab.
This grading will not alter the existing drainage patterns.
12. The widening of the driveway requires review by the City's Traffic Commission,
which is scheduled on January 28, 2016. The project, including walls within the
roadway easement will also be required to be reviewed by the Rolling Hills
Community Association.
13. The existing disturbed area is 38.9% of the net lot, (40% max.) and with this
proposal, due to the minor grading at the front, the disturbed area will increase (4.5%)
to 43.4%, requiring a variance.
14. Coverage on the 5,908 square foot residential building pad (outside of setbacks)
will be increased from 72.4% to 85.8%. The guideline established by the Planning
Commission is a maximum pad coverage of 30%.
15. In accordance with Section 17.16.040 of the Municipal Code, a Conditional Use
Permit is required for a detached garage pursuant to the criteria and conditions in
17.16.210 as follows:
a. (Garage) shall not be located in the front yard or any setback.
b. A sink and toilet is permitted.
c. A kitchen or kitchenette shall not be permitted.
d. No sleeping quarters or renting of the structure shall be permitted.
e. The Planning Commission shall have the ability to limit the size of the detached
garage in relationship to the size of the residence, topography, size of the lot and other
conditions.
The proposed garage will be in compliance with the above criteria except location
within the front yard and setback, which is included in the variance applications. No
ZC NO. 892
3 Eastfield Road
sleeping quarters, or plumbing fixtures are proposed and the proposal is for a
standard 3 -car garage structure. An existing guest quarters within the existing
garage will be removed.
CONCLUSION
16. When reviewing a development application the Planning Commission should
consider whether 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. In addition, the
Commission must determine if the project meets the Variance criteria enclosed with
this report.
17. In reviewing this application, the Commission should consider the topography
of the property, lot size and/or shape and the location of the previously graded pad at
the front of the property, which limits site layout options. It will be a requirement that
all utility lines be placed underground.
18. The owner has submitted the following as the basis for making findings to
approve the project:
Site Plan Review: 1) The proposed grading and retaining walls will be minor in
amount and degree and will not alter the existing character and residential use on the
property or of the surrounding neighborhood, nor will existing contours of the
property be significantly altered; 2) Existing landscaping will be preserved, and all
otherwise native vegetation on the property will be preserved.
Variances: 1) The proposed motor court, while within the front yard setback, will be
screened behind and at the bottom of a slope which is consistent with the natural
topography; 2) The proposed 5 -foot retaining wall in the front yard will blend with the
existing topography; 3) The encroachment of the garage into the front setback will be
less than the existing garage and is constrained by the location of the existing house
and building pad which, in turn is constrained by the steep topography both at the
front and towards the rear of the building pad; 4) The amount of new living area being
added within the front setback will not create any adverse visual bulk impacts because
it will be a relatively small area (61 square feet) and will not be visible from the street at
the lot front; 5) The lot coverage increase is relatively small compared to the amount of
coverage that is associated with the existing improvements, in particular, the existing
6,433 square foot sports court; the amount of disturbed area exceedance proposed is
relatively minor and the purpose, to provide more onsite parking, and to widen the
driveway will result in better vehicle access.
ZC NO. 892
3 Eastfield Road
C7
Conditional Use Permit: Other than the requested variance for location, the detached
garage will comply with the development standards for detached garage.
18. The project has been determined to be categorically exempt from the provisions
of the California Environmental Quality Act (CEQA) as a minor addition to an
existing residence pursuant to Section 15301.e of the CEQA Guidelines.
ZONING CASE NO. 892
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S-1 ZONE SETBACKS
SINGLE FAMILY
RESIDENCE,
DETACHED GARAGE,
POOL, SPORT COURT
ADDITIONS, DETACHED
GARAGE, SERVICE YARD,
MOTOR COURT, GRADING
VARIANCES: FRONT
YARD, WALL HEIGHT,
DISTURBED AREA,
COVERAGES
Front: 50 ft. from front easement
line
Side: 20 ft. from property line
Rear: 50 ft. from property line
STRUCTURES
(Site Plan Review required for new
structures, grading and if size of
the residence increases by more
than 999 sq. ft. in a 36 -month
period).
Residence
Garage
Stable(fut)
Service yd
Guest hse
Pool
Pool eqpm.
Sport court
Shed
3073 sq.ft
420 sq.ft
0 sq.ft
0 sq.ft
252 sq.ft
510 sq.ft
24 sq.ft.
6433 sq,ft
76 sq. ft.
Residence
Garage
Stable (fut)
Service yd
Guest hse
Pool/spa
Pool eqpm.
Sport court
Shed
3268 sq.ft
704 sq.ft
450 sq.ft.
109 sq.ft
0 sq.ft.
510 sq.ft.
24 sq.ft.
6433 sq.ft.
76 sq.ft.
TOTAL
10,788
sq.ft.
TOTAL
11,574 sq.ft.
STRUCTURAL LOT COVERAGE
24.3%
26.0% of 44,413 sq.ft. net
lot area (25.9 %with
deductions)
(20% maximum)
TOTAL LOT COVERAGE
36.7%
41.1% of 44,413 sq.ft. net lot
area (with deductions)
(35% maximum)
BUILDING PAD COVERAGE
72.4% of 5,908 sq.ft. pad
85.8% of 5,908 sq.ft. pad
(30% maximum guideline)
GRADING
N/A
21 cubic yards total, to be
balanced on site
Site plan review required if
excavation and/or fill or
combination thereof is more than 3
feet in depth and covers more than
2,000 sq. ft., must be balanced on
site
DISTURBED AREA
38.9% of lot
43.4% of lot
(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.)
j STABLE (minimum 450 sq. ft.Land
Future
ZC NO. 892
3 Eastfield Road
CORRAL (minimum 550 sq. ft.1
STABLE ACCESS
N/A
Future
ACCESSWAY
Existing from Eastfield
Existing from Eastfield-
widened
VIEWS
N/A
Planning Commission
review
PLANTS AND ANIMALS
N/A
Planning Commission
review
SITE PLAN REVIEW APPROVAL CRITERIA
17.46.010 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.
17.46.050 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.
CONDITIONAL USE PERMIT APPROVAL CRITERIA:
17.42.050 Basis for approval or denial of conditional use permit.
ZC NO. 892
3 Eastfield Road
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.
VARIANCE APPROVAL CRITERIA
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. 892
3 Eastfield Road
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 413
Mtg. Date: 1-19-16 FT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 895
10 BOWIE ROAD (LOT 4-CRA)
RA -S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
PANG JUI YIU
CRISS GUNDERSON, ARCHITECT
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15, 2015
and scheduled a field visit to the site on January 19, 2016. At the December 15 meeting a
resident at 11 Bowie Road. Mr. Picar, expressed concern with the proposed height of the
house and general redevelopment of the lot.
2. The architect met with Mr. Picar and prepared a sight line illustration to show
how much of the development would be visible from the street and from Mr. Picar's
residence. They walked along Bowie Road and from one vantage point of the road only
a portion of the covered porch was visible, and none of the house is visible from Mr.
Picar's house. The architect is proposing to rotate the house slightly to the east and
move it back (south). This configuration would cause 934 square feet of the proposed
residence to encroach between 2' to 24' into the required 50' rear yard setback,
(previously proposed at bt. 2'-21' encroachment). The architect has also removed the
covered porches previously proposed in the front, (reduction of 519 square feet), moved
the side porch outside of the side setback, reduced the garage from 983 square feet to
848 square feet and removed a short wall at the west side of the driveway by Bowie
Road. The grading will also be adjusted to reduce the export of dirt to 134 cubic yards.
The building pad will increase by 711 square feet. The set aside for future stable and
ZC NO. 89510 Bowie Rd.
corral is not proposed to be graded. The swimming pool will be relocated further south -
towards the house to be in line with the leading edge of the house.
Per Mr. Picar's request, the applicant agreed to plant trees along the slope in the front
and side. RHCA approval will be required for planting in the easement.
3. With the proposed changes, the applicant, Mr. Pang Jui Yiu, requests a Site Plan
Review to construct a new 6,269 square foot single family residence with 6,000 square
foot basement, 848 square foot garage, (reduction from 983 sf), 550 square feet covered
porches, (reduction from 1,066 sf), 98 square foot entry, 640 square foot swimming pool,
several retaining walls of various heights, but not to exceed 5' in height, service yard,
pool equipment area and outdoor kitchen. A total of 8,248 cubic yards of grading is
proposed: 4,209 cubic yards of cut and basement and pool excavation and 4,075 cubic
yards of fill for the building pad, turn around area and driveway. A new 400' long,
20'wide driveway will be constructed. Multiple variances are requested for: 1) portion
of the house, service yard and two light wells to encroach into the rear setback; 2) a
future stable and corral location in the front yard and the corral partially in the front
setback; 3) to exceed the maximum permitted total lot coverage and the disturbed area
of the lot; 4) construction of retaining walls that encroach into the front and rear
setbacks and that exceed an average height of 2.5 feet and 5) to exceed the maximum
permitted coverage with a driveway of the front setback; 24.8% of the front setback will
be covered by a driveway, whereas 20% is permitted.
4. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the meeting to the evening
meeting of the Planning Commission, beginning at 6:30 PM.
BACKGROUND
5. The property is zoned RAS-1 and the lot area excluding the roadway easement is
1.6 acres. For development purposes the net lot area of the lot is 59,376 square feet or
1.36 acres.
6. The existing 3,506 square foot house and 703 square foot detached garage and a
gazebo will be demolished. The existing house encroaches 1,110 square feet and up to
28' into the rear yard. There are some existing retaining walls that will remain including
a 7 -foot tall wall that is within the rear yard setback and which has nonconforming
status. That wall will not be altered or extended but will be maintained at the existing
height.
As stated above the architect revised the project and removed two covered porches and
decreased the size of the garage. The pool is proposed to be larger, 640 square feet vs.
548 square feet previously proposed. The new home will contain 6,269 square feet plus
a 6,000 square foot basement and 848 square foot garage. Currently 1,110 square feet of
ZC No. 895
10 Bowie Road
the house encroaches into the rear setback. 934 square feet of the proposed house will
encroach into the rear setback, between 2' and 24'. A new driveway is proposed that
will access the site from Bowie Road, utilizing a slightly reconfigured existing apron.
The Traffic Commission will review the proposed apron at their January 28, 2016
meeting.
7. The site does not have an existing stable and corral or a set aside. The applicant
has designated a future stable and corral location between the proposed house and
Bowie Road. A variance is required for the stable and corral because they would be
located within the front yard and setback. Access to a future stable is planned off the
proposed new driveway.
MUNICIPAL CODE COMPLIANCE
8. The grading for this project will consist of a total of 8,284 cubic yards of dirt.
4,209 cubic yards of cut will be generated from basement and pool excavation and a cut
for the driveway. 4,075 cubic yards of fill will be used for the building pad and yard
areas. The total amount of exported earth from grading (excavation) is expected to be
134 cubic yards.
9. The lot currently is nonconforming for disturbed area (maximum 40% of net lot
area permitted). There is a total existing disturbed area of 54,320 square feet (91.5% of
net lot area) that is proposed to be increased mostly due to the driveway construction,
to 57,392 square feet (increase of 3,072 square feet) to 96.6%, which requires a variance.
The architect states that the front of the lot and most of the west side of the property
was graded previously when Bowie Road was constructed and is included in the
disturbed area.
10. The roof ridgeline at the highest point of the residence will not exceed 17'6" from
the finished grade. The proposed pad elevation on the average (as it slopes from rear to
front) will be at 1045.5 -foot elevation and the ridge height at the highest will be at 1063'
elevation. The house will have a full living area basement with a depth of
approximately 11 feet, at finished floor elevation 1034.34. Proposed are eight wells, or
shafts external and adjoining the building that allow mainly for access of light and air to
the basement. Four of the wells are 8' wide. Two light wells and one set of stairs for
emergency egress, as well as the service yard are to be located in the rear yard setback
and are subject to a variance.
All wells will have a 42 -inch high solid wall on the exterior to shield view and access
into the wells. Although the design of the light wells are under the purview of the
RFICA Architectural Committee, and the requirement for ingress and egress and for
light and ventilation for basements are reviewed by the Building Department, the
Planning Commission may regulate the massing of structures, number and height of
walls, compatibility of the structure in relationship to the lot and other aspects of the
ZC No. 895
10 Bowie Road
development. Therefore, staff would recommend, and the Commission could require,
that the applicant consult with the Building Department on how many light wells
would be necessary based on the floor plan of the basement and that only the minimum
amount required by the Building Code be constructed.
11. The residential building pad (outside of setbacks) will be increased by 6,527
square feet to 16,882 square feet. A maximum 30" retaining wall is proposed to be
constructed along the building pad that would extend past the swimming pool. The
coverage on this pad is proposed at 47.4%, which includes all of the structures, but
excludes permissible deductions of 120 square feet and the porch. This is an increase
from 41.6% from the existing condition. The code provides a guideline of 30%
maximum coverage.
The future stable building pad is proposed at 2,073 square feet in area, and coverage of
21.7%, assuming a minimum 450 square foot stable is built.
12. The structural lot coverage proposed is 9,115 square feet or 15.3%; with the
allowed deductions the structural coverage will be 8,995 or 15.1%, which is in
compliance with the 20% maximum permitted of net lot area. However, when factoring
in the additional flatwork that is proposed, including the new driveway, the total lot
coverage will he 23,345 square feet or 39.3%, which exceeds the maximum permitted of
35%, (of net lot area). Currently, the total coverage is 38.8%. A variance is requested
from the total lot coverage requirement
Currently there is no landscaping on the flat areas of the lot, and the entire building pad
is paved. The new building pad will have several pockets of landscaping, which will
soften the massing and, therefore the total lot coverage will increase by less than 1%
from the existing.
13. A new 400' long driveway with a motor court and turnaround area to meet Fire
Department standards is proposed, which adds a net increase in flatwork of 3,954
square feet (total 11,240 square feet). The driveway will be paved, (impervious
surface). 24.8% of the front yard setback will be covered by the driveway, (approx.
5,000 sq.ft. of the 20,175 sq.ft. front yard setback), which requires a variance. Pursuant
to Section 17.16.150 of the Zoning Ordinance, driveways may not cover more than
twenty percent of the area of the setback in which they are located. In addition, all
driveways shall have a roughened driveway apron and the first twenty feet of a
driveway shall have a maximum grade of seven percent. No driveway shall exceed a
maximum grade of twelve percent, unless otherwise approved by the Planning
Commission. The proposed driveway varies in slope.
14. The architect consulted with the Fire Department regarding the driveway
requirement. The Fire Department requires a 20' wide driveway and a turnaround or
"hammerhead" at the motor court up near the home. To achieve this, the existing
ZC No. 895 `J
10 Bowie Road
driveway location on the east side will be abandoned in favor of a new approach that
crosses the front and wraps towards the garage and motor court on the west side. The
topography of this portion of the lot includes a steep upward grade. To accommodate
the 400' long driveway, a series of retaining walls are proposed along the entire
driveway, which range from 3.0 feet in height to a maximum of 5 -feet. Two sections of
the driveway walls will be flanked by another set of 5' high retaining walls, set back 5',
in order to keep the retaining wall along the driveway to 5' maximum, rather than
construct much higher retaining walls. Portions of the proposed driveway retaining
walls will be located in the RHCA easements, and will require their approval. The
existing driveway will be abandoned and blended back into the hillside. In the rear, at
the southeast corner, two new walls (approximately 40 -feet in length each), are
proposed within the rear setback at a height ranging from 1 to 5 feet. They will tie into
an existing 7 -foot high retaining wall.
The retaining walls will not average out to 2.5 feet in height and the service yard is
proposed to be located in the rear setback; both conditions require a variance.
15. Routine conditions of approval will require that utility lines to the residence be
placed underground and a new septic tank installed in compliance with all applicable
standards.
16. The project will be required to comply with storm water management
requirements, and will be subject to the City's Low Impact Development (LID)
ordinance, which has the purpose of ensuring that building and landscape features are
designed to retain storm water runoff. Lastly, the project will be subject to the City's
Water Efficient Landscaping Ordinance where the applicants must implement low
water usage planting and devices and certify compliance.
The site will maintain its existing drainage patterns. The new driveway surface will
drain to Bowie Road, to be collected in an existing storm drain catch basin adjacent to
the site.
17. In describing the application the applicant's agent states that the main constraint
on this lot is the steepness of the lot at the front which disallows use of the existing
driveway in meeting Fire Department standards for access. The need to build a new
longer driveway to meet fire standards in turn constrains the ability to meet the lot
coverage requirement. The new driveway, especially the large motor court and
hammerhead area, adds a net of 3,954 square feet of paved surface, which increases the
already nonconforming total lot coverage from 38.8% to 39.3% (35% maximum
allowed). The applicant's agent states further that the project will preserve the existing
topography with only minor grading, and will preserve mature trees and drainage
courses.
ZC No. 895
10 Bowie Road
He states that the existing house encroaches 28 feet into the rear setback for a total of
1,110 square feet, and the new construction will diminish this condition, therefore
providing for a greater rear yard.
18. While the disturbed area proportionate to net lot area remains high (96.6%), the net
increase is a relatively minor amount (5.1%) considering the extent of retaining walls
that are needed to construct the driveway. Retaining walls are kept to a minimum,
generally a maximum of 5 -feet along the driveway, and approximately 30 -inches in
other areas.
19. The Rolling Hills Community Association will review this project at a later date.
20. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a Site Plan Review and
Variances and must find that the proposed uses are consistent with the General Plan
and development standards of the City (except as related to the variances), including
provision for open space and maintaining rural environment and that the uses will not
adversely affect adjacent properties.
21. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA) as a Class 3 exemption in that the project
is a new single family residence.
ZC NO. 895 NEARBY PROPERTIES
For information onl
Address
House size in sq.ft.
(built/add or remodel)
Lot Area sq.ft. (excl.
roadway easements)
2 Bowie
4,965 (1964)
38,986
4 Bowie
2,957 (1960/04)
64,338
6 Bowie
3,592 (1972/77)
102,370
8 Bowie
4,742 (1966/68)
73,790
9 Bowie
1,916 (1961)
79,410
12 Bowie
4,805 (1960/80)
61,120
10 Bowie
Proposed 6,269
70,567
NOTE: The above do not include garages, basements and other accessory
structures.
SOURCES: Assessors' records
ZC No. 895
10 Bowie Road
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 1 ZONE SETBACKS
SINGLE FAMILY RESIDENCE
WITH GARAGE , GAZEBO,
TO BE DEMOLISHED
NEW RESIDENCE WITH
BASEMENT, POOL, OUTDOOR
KITCHEN, SET -ASIDE
STABLE/CORRAL LOCATION
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
Residence
Garage
Gazebo
Service yard
3506 sq.ft.
702 sq.ft
128 sq.ft.
96 sq. ft.
Residence
Garages
Stable (future)
Service yard
Pool
Pool Equipment
Outdoor kitchen
Attched covered
porches
Entry
Basement
6269 sq.ft.
848 sq.ft.
450 sq.ft.
96 sq.ft.
640 sq.ft.
20 sq.ft.
144 sq.ft
550 sq.ft.
98 sq.ft.
6000sq. ft.
(Site Plan Review required for new
residence and if size of structure
increases by more than 999 s.f. in a
36 -month period).
TOTAL
4,432 sq.ft
TOTAL
9,115 sq.ft
STRUCTURAL LOT COVERAGE
7.2% (with allowances)
8,995 sq.ft. w/allowed
deductions or 15.1% of 59,376
sq.ft. net lot area
(20% maximum)
TOTAL LOT COVERAGE
38.8%
23,345 sq.ft. w/allowances or
39.3% of 59,376 sq.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
41.6% (to be demolished)
None existing
47.4% of 16,882 sq.ft. residential
pad
21.7% on future 2,073 sq.ft. pad
Residence, garage, gazebo
Stable (minimum 450 sq. ft.)
GRADING
N/A
4,209 c.y. cut and 4,075 c.y. fill
134 c.y. from basement (export)
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
(except basement)
DISTURBED AREA
91.5%
96.6%
59,376 sq.ft. of 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.
N/A
450 sq. ft. future proposed
550 sq. ft. future corral
& 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
Off main private driveway
ROADWAY ACCESS
Existing
Existing driveway approach,
slightly reconfigured.
VIEWS
N/A
Planning Commission review
PLANTS AND ANIMALS
N/A •
Planning Commission review
ZC No. 895
10 Bowie Road
SITE PLAN REVIEW CRITERIA
17.46.010 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.
17.46.050 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.
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;
ZC No. 895
10 Bowie Road
0
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.
ZC No. 895
10 Bowie Road
TO:
FROM:
City o/&oiling
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 377-1521
FAX: (310) 377-7288
Agenda Item No.: 4C(1)
Mtg. Date: 1/19/16 FT
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 896-A
11 SADDLEBACK ROAD
RA -S-1, 3.25 ACRES GROSS (AFTER LL ADJ)
CANDICE WARREN
BOLTON ENGINEERING
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15,
2015 and scheduled a field visit to the site on January 19, 2016.
2. The applicant, Candice Warren requests a Lot Line Adjustment (LLA) to merge
two lots, containing 1.8 acres and 1.4 acres gross, into one lot which would result in a lot
having 3.2 acres gross and 2.258 acres net, as calculated by the City for development
purposes.
In conjunction with the lot merger, the applicant is requesting a Conditional Use Permit
to construct a 13,860 square foot dressage arena, 2,415 square foot stable with a 625
square foot loft and 1,685 square foot corral; Site Plan Review for a 4,745 square foot
residence plus 659 square foot garage, and other accessory structures, 9,300 cubic yards
of grading; and Variances to locate the equestrian facilities in the front yard area of the
lot and/ or in setbacks and for lot disturbance in Zoning Case No. 896.
3. It is recommended that the Planning Commission review the staff report,
view the site in the field, take public testimony and continue to the evening
meeting of the Planning Commission beginning at 6:30 PM.
ZC NO. 896-A
Lot Line Adj.
Printed on Recycled Paper
BACKGROUND
4. The two parcels were created in 1977 by a Subdivision No. 31906. Lot one
is 1.8 acres gross and Lot 2 is 1.4 acres gross. Lot two has several constrains, as
there is a recorded restricted use area over an approximately 1/3 of the lot and
10' wide Edison Easement crosses over a portion of the lot. The records also
indicate that a drainage pipe was constructed across a portion of Lot 1.
5. Lot 2 is currently vacant and Lot 1 is developed with a 3,023 square foot
residence and 1,638 square feet garages (one detached and one attached). The
1977 subdivision approval contained a condition that the then existing attached
garage be demolished and a new garage constructed. That garage was too close
to the new lot line that created the second lot, therefore in the side setback. A
new detached garage was constructed in 1981, but the old one was not
demolished. No other improvements were made to the property since the
subdivision was completed and the new garage constructed. The merging of
these two lots would eliminate the non -conforming condition of encroachment
with the garage into the side yard setback.
6. The proposed LLA would eliminate the existing lot line between 11
Saddleback Road, the developed lot, and the vacant lot south thereof. Both lots
are zoned RAS-1, and the merger would result in one 3.25 acres lot, gross and
2.258 acres net lot. Approval of the Site Plan Review, Conditional Use Permit and
Variances would be subject to the approval of the LLA to merge the lots.
7. The project is a minor lot line adjustment that will not result in the creation
of a new parcel and qualifies as an exemption from CEQA review (CEQA
Guidelines Article 19 Section 15305, Minor Alterations in Land Use Limitations).
DISCUSSION
8. Pursuant to the Subdivision Map Act, the Planning Commission may not
impose conditions or exactions on its approval of a lot line adjustment except to
conform to local zoning and building ordinances. There are no variances
associated with the application as to the size of the resulting lot and the existing
nonconformity of the location of the garage will be removed.
9. The Los Angeles County Regional Planning Land Development Division,
under a contract with the City, will review the legal descriptions of the newly
configured lot, and the RI-ICA will also have to approve the merger. Once the lot
line adjustment is approved and the legal descriptions for the adjusted lot
verified, staff will prepare the appropriate documents for recordation of the
newly configured lot.
ZC NO. 896-A
Lot Line Adj.
.1•
10. The applicant is not proposing to construct structures on lot 2, only the
dressage arena, which will require grading. Staff is requiring that the applicant
confirm with LA County Building Department and/or Land Development
Division if grading would be permitted over a restricted area depicted on the
Parcel Map on Lot 2; and with So. Ca. Edison Company, whether grading and
the arena would be permitted over their easement. The applicant's agents are in
contact with the other agencies to resolve these questions.
ZC NO. 896-A
Lot Line Adj.
Th
G
TO:
FROM:
City ofiedlin, _AWL
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CALIF. 90274
(310) 3771521
FAX: (310) 377-7288
Agenda Item No.: 4C(2)
Mtg. Date: 1/19/16 FT
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 896
11 SADDLEBACK ROAD (LOT 48-1 and 2-RH)
RA -S-1, 3.25 ACRES GROSS (AFTER LL ADJ)
CANDICE WARREN
BOLTON ENGINEERING/ICEENAN CONSTRUCTION
DECEMBER 3, 2015
REQUEST AND RECOMMENDATION
1. The Planning Commission held a public hearing in this case on December 15, 2015
and scheduled a field visit to the site on January 19, 2016.
2. The applicant, Candice Warren, requests a Site Plan Review, Conditional Use
Permits and Variances to construct a 4,745 square foot residence, 342 square foot
basement/wine cellar, 659 square foot attached garage, 370 square feet covered patio,
450 square foot swimming pool, 50 square foot spa, 50 square foot pool equipment area,
2,415 square foot stable with 625 square foot loft, which would be located in the front
yard area of the lot (in front of the leading edge of the residence), 135 square foot porch
at the stable, 1,685 square foot corral, two trellises 210 square feet each, 60 square foot
outdoor kitchen/bbq, 18 square foot fire place, 96 square foot service yard, 950 square
foot pool decking, 2,050 square foot patio, a not to exceed 3.5' high seating wall along
the pool decking, and 13,860 square foot, (70' by 198'), dressage arena, of which 1,250
square feet would be located in the front setback. Grading for this project is proposed to
be 9,300 cubic yards of dirt total to be balanced on site. With the proposed grading the
disturbed area of the lot would be 75.04%.
In conjunction with the proposed development the applicant requests a Lot Line
Adjustment (LLA) to merge two lots, containing 1.8 acres and 1.4 acres gross
respectively, into one lot, which would result in a lot having 3.2 acres gross and 2.25
acres net in size, as calculated by the City for development purposes, (Zoning Case No.
896-A).
ZC NO. 896
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Printed on Recycled Roper
3. It is recommended that the Planning Commission review the staff report, view
the project in the field, take public testimony and continue the meeting to the evening
meeting of the Planning Commission beginning at 6:30 PM.
BACKGROUND
4. The property is zoned RAS-1 and with the lot merger will contains 2.25 acres net
for development purposes (98,358 square feet). Lot #1 is currently developed with a
3,023 square foot residence with attached 473 square foot garage, 1,165 square foot
detached garage and 130 square foot entryway.
The applicant proposes to demolish a portion of the existing detached garage and
convert 900 square feet of the garage into a stable, and add to it for a larger stable.
The parcel is located on a curve along Saddleback Road with three sides of the parcel
adjacent to the road. Although the gross lot area of the lot (after merger) would be over
3.2 acres; the long roadway easement plus the deductions for development purposes
reduces the lot to 2.25 acres.
5. The two parcels were created by a subdivision in 1977. At that time Lot 1
was already developed and Lot 2 was vacant. Lot 2 has several constrains, as there is a
recorded restricted use area over an approximately 1/3 of the lot and a 10' wide Edison
Easement crosses over a portion of the lot. The tentative parcel map shows a potential
12,000 square foot building pad on Lot 2 for development of a small house. The records
also indicate that a geological hazard area on Lot 2 was identified on the western
portion of Lot 2. The records also show a drainage pipe across portion of Lot 1.
Staff requested that the applicant confirm with LA County Building Department
and/or Land Development Division if grading would be permitted over a restricted
area; and with So. Ca. Edison Company, whether grading of the arena would be
permitted over their easement. The engineer will also need to determine if the drainage
pipe was actually constructed and its location and function, and design the drainage
accordingly.
The applicant's agent contacted Edison Co. planner and was informed that normally
grading would be permitted over their easement however, he stated that he needs to
confirm with someone else in the company. If allowed, a letter permitting grading
would be issued. As for the "Restricted Use Area" the County engineer could not find
records in the subdivision file requiring such note on the Map. She will review the soils
and geology studies in detail to determine if this note was warranted.
6. The 1977 subdivision approval contained a condition that the then existing
attached garage be demolished and a new garage constructed. That garage was too
close to the new lot line that created the second lot, therefore in the rear setback. A new
ZC NO. 896
detached garage was constructed in 1981, but the old one was not demolished. No other
improvements were made to the property since the subdivision was completed and the
new garage constructed.
DETAILS OF REQUESTS
SITE PLAN REVIEW, (SPR):
7. In the application; the applicant states that proposed is a 1,722 square foot
addition in several places to the existing residence and major remodel. The existing
house was built in 1952 and staff determined that most of the existing house would
have to be demolished in order to make the additions work. It is staff's opinion that
once the roof and walls are removed for the additions, it would be impractical, if not
impossible, to keep the remaining structural parts. Therefore, for the purpose of the Site
Plan Review application, staff deemed the construction of the house to be new
construction.
8. The SPR is required for the 4,745 square foot residence with a 342 square foot
basement/wine cellar, 659 square foot attached garage, porch; grading of 4,650 cubic
yards cut and 4,650 cubic yards fill for the proposed swimming pool, spa, pool
equipment, pool decking and patio areas; for the stable, corral, the dressage arena and
for the access to the arena. SPR is_also:required_for-the seating=wall=that=exceeds 3'=in- --
height anal -for the stable.
The ancillary outdoor structures, such as the trellises, outdoor kitchen, fireplace,
decking and patio do not »require discretionary review by the Planning Commission.
They are listed here for information only. Normally a swimming pool (800 sq.ft. or less),
spa and similar structures would not require a SPR. However, in this case the grading
for those structures trigger SPR.
9. The maximum ridge of the house is 898.67 with a finished floor of 881.0 for a
total height of 17.67'. The seating wall will range from 2.5' to 3.5' in height. No other
walls are proposed with this project.
Homes/lots in vicinity of subject site, in square feet:
Address
Lot Size (excl. road)'.:
House size
Built/rern"odeled
6 Eucalyptus
43,000
5,026
1989
6 Saddleback
116,000
4,620
(approved)
1961/2015
10 Saddleback
43,995
3,789
1973
12 saddleback
39,200
6,310
1961/2009
16 Saddleback
100,190
2,569
1951
ZC NO. 896
22 Saddleback
144,183
4,100 (under
construction)
1964/2015
26 Saddleback
196,890
4,716
1964
11 Saddleback
111,480 (incl. restricted area)
4,745
Proposed
10. Grading for this project entails 4,650 cubic yards of cut and 4,650 cubic years of
fill, (9,300 c.y. total), which will be balanced on site. The cut, of up to maximum 14.5'
will be in the area of the proposed arena; and the fill of up to 11' will be used for the
horse access area behind the pool and decking. The engineer estimates that additional
13,000 cubic yards -total of dirt will be moved for overexcavation and recompaction.
Overexcavation/recompaction consists of "grading in place"; where the dirt is
excavated, benching for stability of the slope built and the dirt put back.
(a) Grading for the residence and pool area will consist of excavation for the pool of
130 cubic yards and a fill for the horse access around the pool of 2,671 cubic yards. The
slope behind the access road requires benching and the overexcavation and
recompaction will consist of 3,250 cubic yards of dirt each.
(b) Grading for the arena will consist of 4,330 cubic yards of cut (max. 14.5'); and
655 cubic yards of fill (max. 6.75'). The overexcavation and compaction for the benching
for the arena pad will be 1,890 cubic yards each.
(c) Grading in the stable area will consist of 190 cubic yards of cut (max. 6.25') for
the horse access by the stable and 1,300 cubic yards of fill (max 4.5' at NW corner of
stable and max. 8.75' at NW corner of corral). The overexcavation and compaction for
the benching for the stable area will be 1,400 cubic yards each.
The resulting slopes will have 2:1 gradient. There are few areas where the slope could
result in 3:1 gradient, but, according to the project engineer, it would require a greater
disturbance of the lot and the grading would have to extent in some areas into the
roadway easement.
CONDITIONAL USE PERMIT, (CUP):
11. Pursuant to the Zoning Code requirements, stables over 200 sq. ft. and corrals
over 550 sq. ft., horseback riding rings and similar equestrian uses require a Conditional
Use Permit and are subject to the requirements of Chapter 17.18 of the Zoning
Ordinance. The applicant requests a CUP for 2,415 square foot stable with 625 square
foot loft. 900 square feet of the existing detached garage is proposed to be converted to
the stable and more footage added for a total of 2,415 square foot stable footprint. The
stable and corral would be located in the front yard area of the lot (in front of the
leading edge of the residence). A 135 square foot porch is proposed at the stable and a
1,685 square foot corral would be adjacent to the stable. A 13,860 square foot dressage
arena, (70' by 198'), is proposed to be located on what is now Lot 2. 1,250 square feet of
the arena is proposed to be located in the front yard setback. A three rail fence will
surround the arena. (For grading quantities, see item #10 above).
ZC NO. 896
n
12. The stable will be located 35' from the residence and the dressage arena 45 feet
from the residence (garage) on the same lot. The closest residence to the north of the
proposed corral is 120 feet. The closest residence from the proposed dressage arena is
267' to the west; and approx. 140 feet to a house to the south.
13. The subject property has a driveway access from Saddleback Road. Past the
apron, the driveway divides into access to the residence and to the detached garage,
which is proposed to be converted to stable. That driveway is paved and at its widest
point, by the garage, is 36'. The applicant wishes to keep this driveway and provide a
3' -wide strip of soft-scape surface in the middle of the driveway. Pursuant to Section
17.18.030 of the zoning ordinance, "no less than a six-foot wide roughened surface or
dirt vehicular access way to the stable and corral area for delivery of feed and removal
of waste shall be provided. Such access way shall not exceed a slope of twenty-five
percent. This access way shall not be entirely paved". This section also provides that for
stables larger than 1,000 square feet (which are subject to Fire Department review), the
driveway shall be as required by the Fire Department. Since the code is not specific, the
Planning Commission has a discretion as to how the access to the stable should look
like, as long as it is not entirely paved. Staff recommends that the applicant demolish
the hard surface of this driveway, and provide lesser and softer approach.
Although the Fire Department has approved in the recent past 15' wide driveways,
their requirement_is_a_minimum=of20._widecall weather=surface-driveway: They=have'
some discretion of approving less wide driveways based on certain circumstances, such
as proximity of the structure to a fire hydrant, type of use and others.
14. The proposed stable would have a footprint of 2,415 square feet, in an off set
rectangular structures, and a 625 square foot loft, for a total of 3,040 square foot stable.
The ground floor containing 2,415 square feet has a 668 square foot center aisle flanked
by 837 square feet four horse stalls, a 510 square foot feed area and a 260 square foot
tack room including a bathroom. The loft, 625 square feet in area, runs along the length
of the building and will be used for agricultural storage. The maximum ridge height of
the stable is 890.0, with a finished floor of 870.5 for a total height is 19.50'. The proposed
corral is adjacent to the stable and is 1,685 square feet.
15. Pursuant to the zoning code requirements the following is applicable to this
request:
Stable Requirements: Chapter 17.18.
REQUIREMENTS
PROPOSED
Stable access -way minimum 6' wide with
roughened surface. Can't be entirely
paved
Existing paved -width varies from 15' to
36'; joining existing driveway to residence.
Requires Commission direction.
Stable, corral, riding ring not to be
located on slopes greater than 4:1
Complies. Stable and corral area relatively
flat; access requires grading.
ZC NO. 896
REQUIREMENTS
PROPOSED
Stable, corral, riding ring - not in front
yard; min. 35' from side prop line; may
be located up to 25' in rear setback.
Stable and portion of corral located in
front yard. Requires a Variance.
Complies w/setback distances
Stable, riding ring, turnout min. 35' from
any residential structure
Distances from nearest residential
structure: Stable: approx. 35 -ft.; Riding
arena- 45' on subject lot. 120' from corral
to closest house
First story designed for equestrian uses;
Household storage in loft.
Stable building to be designed for rural
and agricultural uses only, but may
include storage for vehicles, household
items & other storage
Stable size to include the entire footprint
including loft, if any
Stable minimum of 60% shall be
maintained for agricultural uses
Stable maximum of 40% not to exceed 800
s.f. may be maintained for a tack room
use
Ground floor -2,415 sq.ft;. 3,040 sq.ft. total;
837 sq.ft. stalls; 510 sq.ft. feed room; 260
sq.ft. tack room; 668 sq.ft. center isle.
Loft -625 sq.ft;
Agricultural spaces, including loft, feed &
center isle -91.5%
Tack use area - 8.5%
Stable tack area may have sanitary and
kitchen amenities
Proposed: bathroom & kitchenette
Stable tack area may have glazed
openings
Stable agricultural space entry doors to
be min. 4'wide & 8' high; appearance of a
stable door
Stable loft permitted
Stable loft plate height may not exceed 7'
Stable exterior area may not be paved
Corral minimum 550 sf.; fenced and
contiguous to stable. (Planning
Commission may determine the size of a
corral)
Stable access slope not to exceed 25%
Commercial uses or sleeping is not
allowed
Windows proposed in tack area.
(condition of approval)
Entry doors heights at entrance to stalls -4'
wide; to feed room 8' - wide & min 8'
high (Condition of approval)
Loft proposed for agricultural storage
The total height of the structure at its
highest peak is proposed to be 19.5' (Plate
height -7', per condition of approval.)
Dirt or D.G. (condition of approval)
Proposed 1,685 sq. ft. fenced corral.
Existing, approx. 10% access
Applicant is not proposing any
commercial uses or sleeping in the stable
ZC NO. 896
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables and other equestrian uses.
Stables/square footage approved since 2011.
Location
Square Feet/No. of Stories
1 Pine Tree Lane
2,976 sq.ft. one story
77 Crest Rd E
3,456 sf. first story; 235 sf. loft
11 Blackwater Cyn. Rd.
890 sq. ft. one story
5 Buggy Whip
890 sq. ft. one story
0 Chestnut
900 sq. ft. one story
9 Chuckwagon Rd.
1,296 sq. ft. first floor / 792 sq. ft. loft
10 Crest Rd. W.
735 sq. ft. first floor / 453 sq. ft. loft
49 Eastfield
600 sq. ft. one story
12 Johns Cyn. Rd.
735 sq. ft. one story
3 Meadowlark
480 sf. first floor / 360 sf. loft
29 Middleridge Rd. S.
2,160 sq. ft. first floor / 800 sf. loft with center aisle
6 Portuguese Bend Rd.
450 sq. ft. one story
11 Saddleback -proposed
2,415 sq.ft. and 625 sq.ft. loft
VARIANCES
16. Per the zoning ordinance, the maximum permitted disturbance of a lot is 40%.
The project calls for 73,805 square feet of disturbance of the net lot area, (after LLAdj);
or 75.04%. Currently the disturbed area (counting both lots) is at 46.9%, mostly on the
developed lot. The disturbed area for the proposed dressage arena would be 24,500
square feet, which accounts for 33.2% of the total 73,805 square feet of the disturbed
area and 25% of the net lot area of 98,358 sq.ft.
17. The stable and corral will be located to the side of the house, but not in line with
it. They are proposed to be in front of the leading edge of the house, what is considered
a front yard. Due to the configuration of the lot, along a very long curve of Saddleback,
the front yard is also long. The applicant would like to utilize the already existing
structure (garage) in this area as well as the mostly flat portion of this part of the lot to
construct the stable and corral.
18. 1,250 square feet (70' by 17.85') of the 13,860 square foot dressage arena is
proposed to be located in the front yard setback on what is now Lot 2.
MUNICIPAL CODE REQUIREMENTS
19. As stated earlier the disturbance of the lot is proposed to be 73,805 square feet of
the 98,358 square foot net lot area or 75.04%. For the dressage arena alone, the disturbed
ZC NO. 896
area is proposed to be 24,500 square feet or 33.2% of the 73,805 square feet of disturbed
area.
20. The structural lot coverage is proposed at 8,970 square feet or 9.1% of the net lot
area, (20% permitted); and the total lot coverage including the structures and paved
areas is proposed to be 19,350 square feet, or 19.7%, (35% permitted). This includes the
stable and all other structures and hardscape and the deduction of miscellaneous
structures (bbq/outdoor kitchen/fire place and trellises) and the existing paved
driveway to the stable. The dressage arena is not counted towards lot coverage.
21. Proposed are three building pads on the property. The residential building pad
will be 17,700 square feet and it includes the residence and the pool area accessory
structures. The residential pad building coverage will be 6,050 square feet or 34.2%.
The stable pad will be 7,270 square feet and the coverage on this pad will be 33.2%. The
dressage arena could be considered pad number three, because the area will be less
than 10% in slope, however there is no coverage on this pad.
•
22. Drainage from the project will be collected in underground pipes that will
discharge to several dissipaters to be constructed on the site. A detailed drainage plan
will be required at the Building Plan Check stage of this project. The applicant will also
be required to comply with septic tank requirements of the County Health Department.
23. It will be a requirement that all utility lines to the residence and stable be placed
underground. The applicant will have to comply with all other Municipal Code
requirements such as, but not limited to, the lighting ordinance, roofing material,
landscaping and low water efficiency ordinance, low impact development ordinance for
storm water management on hillside properties (for single family residence), and
others.
CONCLUSION
24. Should the Planning Commission direct staff to bring a resolution of approval for
this project, a condition should be included that prior to obtaining grading/building
permits the applicant obtain clarification regarding grading in the restrictive use area
and in Edison's easement, as well as locate the drain pipe, and if present, determine its
function and design the drainage of the project accordingly.
25. When reviewing this development application, the Planning Commission should
consider whether the proposed project meets the criteria for a Conditional Use Permit,
Site Plan Review, Variances and Chapter 17.18 of the Zoning Code pertaining to the
stables and equestrian uses requirements.
26. In response for justification for a Variance to locate the stable and corral in the
front yard, the applicant's agent states that the area of the proposed stable and corral is
ZC NO. 896
relatively flat and would require minimal grading, as much of the area was previously
graded for the detached garage. The residential building pad is also developed, and the
owner would like to utilize that pad for the reconstructed residence. She states that the
configuration of the lot, along a very long curve on Saddleback, makes it difficult to
place stable and corral elsewhere on the lot. There was no set aside area designated for a
stable and corral during the development of this parcel.
The applicant's engineer states that the developed lot already exceeds the maximum
permitted disturbance at 68%. The new arena is creating the majority of the additional
disturbance. However, that area will not be developed and will remain open space. She
states that by tying the lots together, a non -conforming condition will be eliminated
(existing garage in setback), and no additional house will be constructed in the area. The
construction of the arena will ensure that no structure is developed on what is not the
second lot.
She further states that only a small portion (1,250 sq.ft.) of the dressage arena will be
located in the front setback. The area will not be developed or paved and will remain
open space. Only a 3 -rail fence will be constructed along the arena. Even with tying of
the lots, with the irregular shape of the lot, there isn't another place on the lot to
construct a riding ring or an arena.
The applicant's agent states that the proposed stable, corral and arena are consistent
with the City's General Plan and are in furtherance of the City's goal to encourage
equestrian uses. The development will update the neighborhood, as new structures will
be built and all of the structures will be up to code and will meet Fire Department and
Health Department requirements.
27. The project has been determined to be exempt from the California Environmental
Quality Act, (CEQA) pursuant to Section 15303 (New construction of single family
residence and accessory structures), and Section 15061(b)(3)(Common Sense Exemption)
of the CEQA Guidelines.
ZC NO. 896
Zoning Case No. 896
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 1 ZONE SETBACKS
SINGLE FAMILY RESIDENCE
& DETACHED GARAGE ON
DEVELOPED LOT (LOT #1)
NEW RESIDENCE, POOL,
STABLE, CORRAL, RIDING
ARENA & ACCES.
(Combined lots)
Front: 50 ft. from front property line
Side: 20 ft. from side property line
(10' from roadway esmnt)
Rear: 50 ft from rear property line
STRUCTURES
Residence
Garages
Entryway
Service yard
Stable
3023 sq. ft.
1638 sq. ft.
130 sq. ft.
96 sq.ft.
0
Residence
Garage
Service yard
Stable
Swimming
pool/spa/eqpmnt
Porch/stable
Porch/house
Trellises (2)
BBQ/FP/Kitchen
Basement
4745 sq. ft.
659 sq. ft.
96 sq. ft.
2415 sq. ft.
(not incl loft)
550 sq.ft.
135 sq.ft.
370 sq.ft.
420 sq.ft.
78 sq.ft.
342 sq.ft.
(Site Plan Review required if size of
structure enlarged by more than 999
sf. in a 36 -month period; for grading
and for new structure).
CUP: stable, corral & riding arena
VR: disturbance, setback & yard
encroachment
TOTAL
4,887 sq. ft.
TOTAL
9,468 sq.ft.
STRUCTURAL COVERAGE
9.65 %
8,970 sq.ft. or 9.1% of 98,358 sf.
net lot area w/deductions
TOTAL LOT COVERAGE
25%
19.7% of 98,358 sf. net lot area
w/deductions
n5% maximum)
RESIDENTIAL
25.3% of 19,350 sq. ft. building
pad
34.2% of 17,700 sq. ft. pad
33.22% of 7,270 sq.ft. pad
BUILDING PAD COVERAGE (30%
maximum -guideline)
Stable
GRADING
4,650 cy cut and 4,650 cy fill; plus
approx. 13,000 cy overexcvation
and compaction
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
46.95%
73,805 sq.ft. or 75.04%
(40% maximum; any graded building
pad area, any remedial grading
(temporary disturbance), any graded
slopes and building pad areas, and
any non -graded area where
impervious surfaces exist.)
STABLE (min. 450 SQ.FT.
N/A
2,415 sf. stable; 625 sq.ft. loft &
1,685 sq.ft corral; 13,860 sq.ft.
riding arena
& 550 SQ. FT. CORRAL)
STABLE ACCESS
N/A
Existing from Saddleback Rd.
ROADWAY ACCESS
Existing driveway approach
Existing from Saddleback Rd.
VIEWS
N/A
Planning Commission condition
PLANTS AND ANIMALS
N/A
Planning Commission condition
ZC NO. 896
SITE PLAN REVIEW CRITERIA
17.46.010 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.
17.46.050 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.
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
ZC NO. 896
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 uses 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. 896