Loading...
Planning Commission Adjourned Regular Meeting 03-15-2016'r CITY OF ROLLING HILLS PROOF OF SERVICE BY MAIL AND POSTING STATE OP 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 11'" day of March, 2016, I serve the within Planning Commission Meeting Agenda Adjourned Regular Meeting -03/15/2016 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 11" day of March 2016 at Rolling Hills, California. *414) Heidi Luce City Clerk MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION MARCH 15, 2016 PRESENT: Chairman Chelf, Commissioners Cardenas, Gray, and Kirkpatrick Commissioner Smith was absent and excused Raymond Cruz, City Manager Yolanta Schwartz, Planning Director Wendy Starks, Associate Planner Leah Mirsch, resident Sarah Elkin, Property Owner Jack Smith, Caballeros President Tavisha Nicholson, Engineer Scott Martin, Landscape Designer FIELD TRIP Chairman Chelf called the meeting to order at 7:30 a.m. at 2 Hillside Lane. A. ZONING CASE NO. 897 -REVISED. Request for a Site Plan Review, Conditional Use Permit and Variances for grading for a new building pad, for walls over 3 feet in height, a pool, trellis, construction of an 800 square foot recreation room and to locate the pool, trellis and recreation room in the front yard area of the lot and to exceed the maximum permitted disturbance on the lot. Also proposed is an 800 square foot addition to the residence and widening of the driveway at 2 Hillside Lane, (Lot 60-RH), Rolling Hills, CA. (Elkin). The project has been determined to be exempt from the California Environmental Quality Act (CEQA) Guidelines, Section 15303. Planning Director Schwartz distributed to all present the two letters received from neighbors, and clarified that the Planning Department did not make any assurances about the fence between 2 and 4 Hillside and advised that fences are the purview of the RHCA. Director Schwartz reviewed the applicant's request for Site Plan Review, Conditional Use Permit, and Variance. Tavisha Nicholson pointed out the proposed new driveway, limits of grading, walls, pool, deck, recreation room, and the walkway around the recreation room. Commissioner Gray inquired if the recreation room would create an out -of -grade condition and Tavisha Nicholson advised it would not. Scott Martin discussed how the original design idea was to propose a flat roof on the recreation room which is not allowed in Rolling Hills, and the currently proposed recreation room height of 15.8 feet is too high, and that the design team and property owner desire to rework the recreation room to lower the profile and massing of the building, and will work with the RHCA on the ridgeline. He stated that they realize the reworked plan will create additional grading and disturbance. Discussion ensued and the decision was made to request a continuance to next month's meeting of the Planning Commission to allow the applicant time to rework the plan for the recreation room and pool; however, the 1 applicants' agents requested that the Planning Commission view the entire project and provide input. Tavisha Nicholson then pointed out the addition to the residence, the proposed stable access, the corral area, the stable, and the shed in the setback. Discussion ensued about the structures in the rear setback, and alternatives to the proposed stable access. The property owner and her representatives will explore providing stable access from Hillside Lane, or if access is feasible or allowed in the easement, and if the stable can be redesigned to be a workable stable for horses. Director Schwartz advised the upper level of the stable cannot have a bathtub and that the stable design must resemble a barn with doors and stalls that can accommodate a horse. There were questions about the structure as it was permitted as a tack room in the 1960's. Director Schwartz advised that the Code does not allow for a guest house and a recreation room/cabana on the same property and that the structure would either have to be converted into a workable stable on the first floor, tack room on the second, or be demolished and either build a new stable or set aside an area for a future stable elsewhere on the lot. Feasible stable access must be addressed in either case and the engineer stated that access from Hillside Lane will create additional grading and disturbance. Director Schwartz advised that the resubmittal must include a workable stable with a floor plan and elevations. Mr. Smith suggested they use one of the side storage rooms for hay storage. Tavisha Nicholson pointed out the proposed access for delivery to the stable along the driveway and advised a section would be removed and replaced with DG. Director Schwartz confirmed that if the tack room had been a single story an option would have been to keep it as a tack room where, pursuant to the Zoning Code, "passive recreation" activities are permitted and where the stable could be elsewhere on the lot. There being no further discussion, the public hearing was continued to the evening meeting of the Planning Commission at 6:30 PM. Respeftfully Submitted, PLANNING COMMISSION FIELD TRIP PACKET Packet Distribution: (12) DELIVERED Agendas - 30 (Individual sections stapled - packet paper clipped.) 5 - Commissioners: beekrM4rsehCanttfl(1' Jill Smith Gregg Kirkpatrick Michael Gray Chair: Brad Chelf 1 - City Manager - Raymond R. Cruz 1 - Planning Director - Yolanta Schwartz 1- Planning Associate - Wendy Starks 1- City Clerk - Heidi Luce 1- File copy (2 -hole punched) 2 - Extra for public (Place on file cabinets.) 13 Pry Paiad 4 CiiiehringReed 10 Georgeff Road 11 Southfield Drive 2 Morgan Lane 59 Crest Road East In Dropbox: Assistant City Attorney AGENDAS TO: 1- Councilmember Leah Mirsch (Planning Commission Liaison. Put in their box.) 1- Community Association Manager - Kristen Raig (Put in her box.) 1- for Posting in window 5 - extra copies for public Post agenda on our website the Thursday or Friday before the meeting. PDF - please PDF the entire agenda packet (without plans), each item separately and save on Public / Planning Commission/ 2016 PC Agenda Packets PDF / appropriate meeting day folder DROPBOX: Copy all PDF'd reports and save in the 3/15 Planning Commission Field Trip meeting folder in the DropBox. Please email Assistant City Attorney, Yolanta and Wendy to let them know that the agenda packet is in the DropBox https:// www.dropbox.com/ sh/ ikydubnenw1082b/FknK2rMjM6 EXTRA COPIES Of Staff Reports and Agendas to Applicants, their reps and interested parties to be mailed the Thursday and Friday before the meeting. Mailing labels are attached. Please mail both the FT and PC agenda and staff report together in the same envelope Public: EIVA: PACKETS: PC FIELD TRIP PACKET doc 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, MARCH 15, 2016 MEET AT 2 HILLSIDE LANE 1. CALL MEETING TO ORDER 2. ROLL CALL 3. COMMENTS FROM THE PUBLIC ON ITEMS NOT ON THE AGENDA 4. FIELD TRIPS A. ZONING CASE NO. 897 -REVISED. Request for a Site Plan Review, Conditional Use Permit and Variances for grading for a new building pad, for walls over 3 feet in height, a pool, trellis, construction of an 800 square foot recreation room and to locate the pool, trellis and recreation room in the front yard area of the lot and to exceed the maximum permitted disturbance on the lot. Also proposed is an 800 square foot addition to the residence and widening of the driveway at 2 Hillside Lane, (Lot 60-RH), Rolling Hills, CA (Elkin). The project has been determined to be exempt from the California Environmental Quality Act (CEQA) Guidelines, Section 15303. 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. -1- 3/15/16 PC Field Trip Meeting Notification List Z.C. & address NAME 895-10 Bowie Road - None 897 - 2 Hillside Lane Sarah Elkin email: already emailed Lay and Pickarand called 6 Bowie 115 Bayview Drive, Manhattan Beach CA 90266 Brent Coert @ The Workshop Group brent@theworkshop-la.com Tavisha Nicholson via email only 1 tnicholson@boltonengineering.com 1 Public:Planning Commission: 2016 PC Agenda Packets PDF:03/15/16 Field Trip:Notification List Field Trip.xlsx tit Sea, qice6 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, MARCH 15, 2016 MEET AT 2 HILLSIDE LANE 1. CALL MEETING TO ORDER 2. ROLL CALL 3. COMMENTS FROM THE PUBLIC ON ITEMS NOT ON THE AGENDA 4. FIELD TRIPS A. ZONING CASE NO. 897 -REVISED. Request for a Site Plan Review, Conditional Use Permit and Variances for grading for a new building pad, for walls over 3 feet in height, a pool, trellis, construction of an 800 square foot recreation room and to locate the pool, trellis and recreation room in the front yard area of the lot and to exceed the maximum permitted disturbance on the lot. Also proposed is an 800 square foot addition to the residence and widening of the driveway at 2 Hillside Lane, (Lot 60-RH), Rolling Hills, CA (Elkin). The project has been determined to be exempt from the California Environmental Quality Act (CEQA) Guidelines, Section 15303. 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. -1- INCORPORATED JANUARY 24, 1957 TO: FROM: APPLICATION NO. SITE LOCATION: ZONING AND SIZE: APPLICANT: REPRESENTATIVE: PUBLISHED: NO. 2 PORTUGUESE BEND ROAD ROLLING HILLS, CA 90274 (310) 377-1521 FAX (310) 377-7288 Agenda Item No.:4A Mtg. Date: 3-15-16FT HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION YOLANTA SCHWARTZ, PLANNING DIRECTOR WENDY STARKS, ASSOCIATE PLANNER ZONING CASE NO. 897 2 HILLSIDE LANE (LOT 60-RH) RA -S-1, 1.97 ACRES (EXCL. ROAD EASEMENT) MS. SARAH ELKIN THE (W)ORKSHOP & BOLTON ENGINEERING CORP. FEBRUARY 4, 2016 MARCH 3, 2016 REQUEST AND RECOMMENDATION 1. The Planning Commission held a public hearing in this case on February 16, 2016, and scheduled a field visit to the site on March 15, 2016. 2. The applicant, Ms. Elkin, requests a Site Plan Review for the construction of retaining walls that will have a maximum height of 5 feet and an average height of no more than 2.5 feet in height, 1,450 cubic yards of grading for a new building pad where the applicant proposes a 680 square foot pool, and a 72 square foot spa along with a 800 square foot recreation room, 227 square foot attached trellis, and 1,610 square feet of pool decking. 250 cubic yards of dirt will be exported from the pool and steps leading to the pool. A Conditional Use Permit is requested for the 800 square foot recreation room, and Variances are requested to locate all of the accessory structures, including various walls in the front yard area of the lot, (pursuant to City's Zoning Ordinance, no structures are permitted in front of the leading edge of the residence) and to exceed the maximum permitted disturbance of the lot, from the existing 52.33% to 56.13%. At the previous ZC NO. 897 2 Hillside Lane meeting the applicants proposed a 470 square foot pool house, but wish to enlarge it to an 800 square foot structure. Also proposed is an 800 square foot addition to the existing 2,450 square foot single-family residence, 525 square feet of new paved walkways leading from the house to the pool pad, 195 square feet of concrete will be removed in the corral area and adjacent to the stable, and new concrete added around the pool. These improvements could be approved administratively and do not require Planning Commission action. The driveway will be widened to 20 feet from an existing 16 feet and will result in an additional 1,325 square feet of paved driveway. The Traffic Commission will review the driveway apron at their March 24, 2016 meeting. 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 the gross lot area is 1.97 acres. The net lot area is 1.45 acres or 63,160 square feet. The existing property was developed primarily towards the rear of the lot with most of the garage, and all of a small shed, and a two-story tack house in the rear setback. 5. The property is currently developed with a 2,450 square foot residence, a 535 square foot garage, a 52 square foot shed, a 96 square foot service yard, and a previously permitted 751 square foot two story stable/tack house, of which the second story has been converted to a guest house (375 square foot stable on the first story, and a 376 square foot guest house on the second story). A nonconforming 25 square foot wood stove has been demolished. The applicant proposes to convert the guesthouse portion to a stable tack room/storage use. As part of this application process the Planning Commission will visit the stable/guest house structure to verify that it can be converted to a stable use and place such a condition on the development. 6. Records indicate that the residence was constructed in the late 1930's, early 1940's. A permit for a tool house/tack house was approved in 1941, and a permit for a workshop was approved in 1944. In 1969 a variance was approved to build a tennis court in the front yard, which was not constructed. MUNICIPAL CODE COMPLIANCE 7. The project's disturbed area is currently 52.33% and above the allowed 40%. The proposed disturbed area will increase due to the disturbance for the pool pad for a total of 56.13% disturbance. The applicant's agent advises that the slopes for this pad will be 3:1 for at least 50% of the grading and the project is allowed 50% disturbance (Section ZC NO. 897 2 Hillside Lane 0 17.16.070B.A.2). The increase to 56.13% will require a variance. The cut for the pool pad will be 750 cubic yards; the fill will be 500 cubic yards, with 250 cubic yards to be exported. 8. The structural coverage on the lot will be 6,737 square feet or 10.67% and the total coverage (structures and hardscape) will be 19,416 square feet or 30.74%, both in compliance with the code. 9. The 800 square foot addition to the existing 2,450 square foot residence will result in a 3,250 square foot house. The adjacent homes are 5,168 square feet (to the north), 4,473 square feet (to the south), and 5,534 square feet (to the east) and the proposed house will be compatible in size. The residential addition will be at least 35 feet from the stable to comply with the Municipal Code (17.18.040.5c). The residential building pad will increase by 800 square feet and with the addition the coverage on this pad will be 4,532 square feet or 28.9%; and with the allowed deductions, 4,131square feet or 26%. 10. The 680 square foot pool, 72 square foot spa, 800 square foot recreation room, 50 square feet of pool equipment, 227 square foot attached trellis, and 1,610 square foot decking are proposed to be located in the front yard of the residence, not in a setback. As the proposed pool/spa and structures are located in the front yard, a variance is needed but otherwise all are compliant with the Municipal Code. The recreation room is proposed to he. 15'8" high. The pool pad improvements are located 144 feet away from Saddleback Road and 80 feet from Hillside Lane roadway easements. The new pool building pad will be 4,100 square feet and will have coverage of 1,482 (with deductions) or 36.15%. 11. The existing 16' driveway is proposed to be widened to 20' to comply with Fire Department requirements. 18 -inch maximum curb walls are proposed along the perimeter of the driveway leading to the 32' radius Fire Department Turn -around area. The Traffic Commission will review the driveway apron on March 24, 2016. 12. Proposed is approximately 9-10 foot difference in elevation between the residential building pad and the proposed accessory structures on the second pad. Stairs and various walls will connect the building pads. A 3 -foot high maximum wall screens the pool and deck area from the front yard area to the north. A 5 -foot maximum wall screens the recreation room and attached trellis from the front yard area to the north and wraps around this structure to the east, and includes the pool equipment area. A 4 -foot high retaining wall is proposed along the south side of the pool building pad. 13. The 751 square foot two-story existing structure in the southeast portion of the site, and in the rear and side yard setbacks has a stable on the first floor and a guest house on the second floor and will be converted entirely into a two-story stable as a condition of approval. Pursuant to Section 17.18.060(D) the first story of the stable must conform with ZC NO. 897 2 Hillside Lane the requirements of an agricultural space including entry doors and access to the stable. Pursuant to Section 17.18.060(C), the tack room space cannot be used for sleeping. The applicant has set aside a 1,150 square feet corral outside of the setbacks. A condition of approval will be to remove the concrete from the proposed corral area and replace it with decomposed granite. The stable access is concrete. However, 275 square feet of concrete will be removed and replaced with a 3 foot wide strip of decomposed granite running the length of the access to the stable, and a 6' wide DG path with wrap around the corral area to meet up with the stable to comply with Municipal Code 17.18.030.A. The existing stable pad (not in setback) is 660 square feet and has coverage of 64.85%. 14. A 52 square foot shed in the southeast portion of the site is in the side setback and a condition of approval will be for the applicant to relocate the shed outside of the setback or remove it. 15. A wood stove was built into the retaining wall between the residence and the stable, adjacent to the proposed corral area. A condition of approval will be to fully remove what remains of the stove. 16. In response to justification for the project, the applicant's agents advise that the proposed residential addition will be on a previously constructed pad where little to no grading will be required. The pool pad will be located largely on a previously disturbed area as well but will require some grading. Not to exceed 5 foot high retaining walls and 3:1 slopes for the new building pad will minimize the development impact on the property. The remaining 50% of the grading will have 2:1 slopes to blend with existing contours. The agents also advise the property was previously developed mostly at the rear of the lot, with the garage and stable being in the rear setback. The existing house pad is proposed to be developed on the southeast side and due to the 35' clearance required from stables, the only other area for a pool is in the front yard. The pool and associated pool pad improvements are proposed to be out of all setbacks and as far away fro Saddleback Road as possible. 17. Rolling Hills Community Association will review this project at a later date. 18. When reviewing a development application the Planning Commission must consider whether the proposed project meets the criteria for a Site Plan Review, Conditional Use Permit, and Variance and must find that the proposed uses are consistent with the General Plan and development standards of the City, including provision for open space and maintaining a rural environment and that the uses will not adversely affect adjacent properties. 19. Fuel modification review and approval from the Fire Department is also required. ZC NO. 897 2 Hillside Lane 20. This project will be required to comply with all zoning requirements, including undergrounding of utility lines and Health Department requirements for a septic system. 21. The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA), Class 3. ZC 897 NEARBY PROPERTIES For information onl Address House size in sq.ft. (built/add or remodel) Lot Area sq.ft. (excl. roadway easements) 4 Hillside Lane . 4,473 ((1999)* 92,350 49 Saddleback Road 5,534 (1998) 75,790 48 Saddleback Road 5,168 (1972/1976) 38,770 46 Saddleback Road 7,832 (2013)* 105,420 3 Hillside Lane 2,634 (1938/1950) 98,710 93 Saddleback Road 4,441 (1949) 255,262 20 Portuguese Bend Road 4,193 (1939/1947) 192,100 2 Hillside Lane Proposed 3,250 85,760 NOTE: The above do not include garages, basements and other accessory structures. SOURCES: Assessors' records * City Records ZONING CASE NO. 897 SITE PLAN REVIEW/CUP/VR EXISTING L PROPOSED 1 RA -S- 1 ZONE SETBACKS SINGLE FAMILY RESIDENCE, GARAGE, GUEST HOUSE/STABLE, SHED ADDITION, SWIMMING POOL/SPA, RECREATION ROOM, LEGALIZE STABLE Front: 50 ft. from front easement line Side: 20 ft. from side property line Rear: 50 ft. from rear property line CUP required for pool house in the Residence Garage Swimming Pool Spa Recreation Rm Pool equip. Stable/Guest h. Shed Service yard Attch porches Entryway Attached trellis 2450 sq.ft. 535 sq.ft. 0 sq.ft. 0 sq.ft. 0 sq.ft. 0 sq.ft 376 sq.ft. 52 sq.ft 96 sq.ft. 198 sq.ft. 250 sq.ft. 203 sq.ft. Residence Garage Swimming Pool Spa Recreation Rm Pool equip. Stable Shed Service yard Attch porches Entryway Attached Trellis 3250 sq.ft. 535 sq.ft. 680 sq.ft. 72 sq.ft. 800 sq.ft. 50 sq.ft. 376 sq.ft. 52 sq.ft 96 sq.ft. 198 sq.ft. 250 sq.ft. 430 sq.ft front yard; SPR required for grading, pool, spa, pool house, new decking„ and retaining walls. Variance is required for locating the structures in the front yard (pool, spa, pool equipment, and pool house), and for exceeding disturbed area. TOTAL 4,160 sq.ft. TOTAL 6,789 q.ft GRADING N/A ZC NO. 897 2 Hillside Lane 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.) 750 c.y. cut & 500 c.y. fill 250c.y. to be exported STRUCTURAL LOT COVERAGE 6.5% 10.7% of 63,160 s.f. net lot area (6,737 s.f. excl/allowances) (20% maximum) TOTAL LOT COVERAGE 21.62 % 30.7% of 63,160 s.f. net lot area (19,416 s.f. excl/allowances) (35% maximum) BUILDING PAD COVERAGE (30% 22.02% of 15,129 sq.ft. pad n/a 64.85% of 660 sq.ft. pad 26.3% of 15,900 sq.ft. pad 36.2% of 4,100 sq.ft. pad 64.85% of 660 sq.ft. pad maximum -guideline) Residential Pool pad Stable pad DISTURBED AREA 52.33% or 33,052 sq. ft. (63,160 sq. ft. net lot area) 56.1% or 35,452 sq.ft. (63,160 sq. ft. net lot area) (40% maximum; any graded building pad area, any remedial grading any graded slopes and building pad areas, and any nongraded area where impervious surfaces exist.) STABLE (min. 450 SQ.FT. 375 sq.ft. existing 0 sq ft. corral 751 sq.ft. proposed 2 -story 550 s.f. corral & 550 SQ.FT. CORRAL) STABLE ACCESS Existing Existing ROADWAY ACCESS Existing driveway approach Existing driveway approach with widened driveway to 20' from 16' VIEWS N/A Planning Commission review PLANTS AND ANIMALS N/A Planning Commission review 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 ZC NO. 897 2 Hillside Lane 0 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 provisions and intent of this title. In making such a determination, the hearing body shall find that the proposed use is in general accord with the following principles and standards: A. That the proposed conditional use is consistent with the General Plan; B. That the nature, condition and development of adjacent uses, buildings and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, building or structures; C. That the site for the proposed conditional use is of adequate size and shape to accommodate the use and buildings proposed; D. That the proposed conditional use complies with all applicable development standards of the zone district; E. That the proposed use is consistent with the portions of the Los Angeles County Hazardous Waste Management Plan relating to siting and siting criteria for hazardous waste facilities; F. That the proposed conditional use observes the spirit and intent of this title. SOURCE: City of Rolling Hills Zoning Ordinance CRITERIA FOR VARIANCES 17.38.050 Required findings. In granting a variance, the Commission (and Council on appeal) must make the following findings: ZC NO. 897 2 Hillside Lane 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.. ZC NO. 897 2 Hillside Lane