Planning Commission Meeting 05-17-2016MINUTES OF A
REGULAR MEETING
OF THE PLANNING COMMISSION
OF THE
CITY OF ROLLING HILLS
MAY 17, 2016
CALL MEETING TO ORDER
A regular meeting of the Planning Commission of the City of Rolling Hills was called to order by
Chairman Chelf at 6:33 p.m. on Tuesday, May 17, 2016 in the City Council Chamber, at City Hall, 2
Portuguese Bend Road, Rolling Hills, California.
ROLL CALL
Commissioners Present:
Commissioners Absent:
Others Present:
Cardenas, Gray, Smith and Chairman Chelf.
Commissioner Kirkpatrick (excused).
Yolanta Schwartz, Planning Director.
Natalie Karpeles, Assistant City Attorney.
Wendy Starks, Associate Planner.
Heidi Lucc, City Clerk.
Tavisha Nicholson, Bolton Engineering.
Jeanne Bishop, 12 Bowie Road.
Ross Smith, 4 Bowie Road.
Kit Bagnell, Los Angeles County, Dept. of Public Works.
Lisa Naslund, Los Angeles County, Dept. of Public Works.
Criss Gunderson, Architect.
Tony Inferrera, Architect.
Charlie and Pia Raine, 4 Pinto Road.
John and Heidi Mackenbach, 56 Portuguese Bend Road.
Jim and Lori Hynes, 23 Crest Road East (property owner).
Leah Mirsch, 4 Cinchring Road.
Tony Podell, 3 Pine Tree Lane.
APPROVAL OF THE AGENDA
Approved as presented.
PUBLIC COMMENTS ON MINUTES AND ANY ITEM NOT ON THE AGENDA
None.
APPROVAL OF MINUTES
April 19, 2016, Adjourned Regular Meeting of the Planning Commission
Commissioner Smith moved that the Planning Commission approve the minutes of the adjourned
regular meeting of the Planning Commission held on April 19, 2016 as presented. Commissioner
Cardenas seconded the motion, which carried without objection.
April 19, 2016, Regular Meeting of the Planning Commission
Commissioner Smith noted a correction to the minutes on page 8 to correct a typographical error to say
"as a requirement." Commissioner Smith moved that the Planning Commission approve the minutes of
the regular meeting of the Planning Commission held on April 19, 2016 as corrected. Commissioner
Cardenas seconded the motion, which carried without objection.
Minutes
Planning Commission Regular Meeting
05-17-16
RESOLUTIONS
RESOLUTION NO. 2016-14. A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING APPROVAL OF VARIANCES TO
CONSTRUCT A SWIMMING POOL AND ATTACHED TRELLIS WHICH WOULD
ENCROACH INTO THE REAR YARD SETBACK AND TO EXCEED THE MAXIMUM
PERMITTED TOTAL COVERAGE OF THE LOT IN ZONING CASE NO. 900 AT 71
CREST ROAD EAST, (LOT 69 E -I MS), ROLLING HILLS, CA (BRAZY & LUCHINI).
THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT (CLASS
3) PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES, SECTION 15303.
Chairman Chelf recused himself from consideration of this case due to the proximity of his property to
the subject property and lets the dais. Planning Director Schwartz reviewed the applicant's request to
construct a swimming pool and trellis in Zoning Casc No. 900 at 71 Crest Road East stating that the
Planning Commission held a public hearing last month and directed staff to prepare a resolution granting
approval of the applicant's request. She stated that a neighboring resident expressed concern during the
public hearing regarding parking during construction, landscaping and drainage and the applicant
worked with the neighbor and staff to address those concerns which are included as conditions in the
resolution.
Vice Chairman Gray called for public comment. Hearing none, he asked for comments from the
Planning Commission. Commissioner Cardenas commented that he is comfortable moving forward
given that the neighbors concerns have been addressed. Commissioner Smith concurred.
Vice Chairman Gray noted for the record that although he was not present at the last meeting, he visited
the site with staff and familiarized himself with the record on this case. He stated that he does not
believe there arc exceptional and extraordinary circumstances to warrant granting the variance to build
in the setback. He stated that he feels there are other arcas on the lot for the pool to be built; and as an
alternative, this lot may be one that could be exempted from the requirement for a set aside area for a
stable and corral and the pool could be constructed in that area. Commissioner Cardenas commented that
this issue was raised previously and he would prefer granting the variance to allow the pool in the
setback rather than relieving the responsibility for future owners to have a stable and corral.
Following discussion, Commissioner Cardcnas moved that the Planning Commission adopt Resolution
No. 2016-14 granting approval of the applicant's request in Zoning Case No. 900 at 71 Crest Road East.
Commissioner Smith seconded the motion, which carried with Vice Chairman Gray opposed. Chairman
Chelf returned to the dais.
RESOLUTION NO. 2016-13. A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW,
CONDITIONAL USE PERMIT, AND VARIANCES FOR GRADING, FOR WALLS OVER 3'
IN HEIGHT, AND WHICH WILL NOT AVERAGE OUT TO 2.5' IN HEIGHT, A POOL/SPA,
TRELLIS, CONSTRUCTION OF A 705 SQUARE FOOT RECREATION ROOM AND TO
LOCATE THE STRUCTURES IN THE FRONT YARD OF THE LOT AND TO EXCEED
THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT AT 2 HILLSIDE LANE,
(LOT 60-RH), (ELKIN).THE PROJECT HAS BEEN DETERMINED TO BE EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES, SECTION
15303.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz
reviewed the applicant's request to construct a recreation room and swimming pool in Zoning Case No.
897 at 2 Hillside Lane and stated that at its last meeting, the Planning commission asked staff to prepare
a resolution granting approval of the applicant's request. She stated that several concerns were raised
during the public hearing and field trips and that the applicant has addressed those concerns including
converting the stable back to an equestrian use structure and addressing the access issues and those
conditions are included in the resolution. She stated that the resolution also includes a condition that any
further development be brought before the Planning Commission for review and conditions to address
the concerns regarding the driveway and parking during construction.
Chairman Chclf called for public comment.
Minutes
Planning Commission Regular Meeting
05-17-16
Tavisha Nicholson, Dolton Engineering addressed the Planning Commission to further explain the
changes that were made to address the Planning Commission and neighbor's concerns.
Hearing no further public comment, Chairman Chelf called for comments from the Planning
Commission. The Planning Commission expressed appreciation to the applicant for making the changes
necessary to address the concerns raised.
Following brief discussion, Vice Chairman Gray moved that the Planning Commission adopt Resolution
No. 2016-14 granting approval of the applicant's request in Zoning Case No. 897 at 2 Hillside Lane.
Commissioner Smith seconded the motion, which carried without objection.
PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETING
ZONING CASE NO. 905. Request for a Site Plan Review to construct a 244 square foot
covered porch on a property with a Restricted Development Condition at 13 Outrider Road,
(Lot 94-A-EF), Rolling Hills, CA, (Hang Ja Yoo). The project is exempt from the California
Environmental Quality Act (CEQA). AND consideration of a Resolution of approval
Chairman Chelf introduced the item and asked for staffs comments. Planning Director Schwartz
reviewed the applicant's request to construct a 244 sq. ft. covered porch in Zoning Case No. 905 at 13
Outrider Road and stated that the Planning Commission opened this public hearing at a field trip to the
site earlier today. She further stated that this item is before the Planning Commission because the
property has a restriction that any further development be brought before the Planning Commission for
consideration. She stated that at the field trip, the Planning Commission asked staff to prepare a
resolution granting approval of the request and the resolution is presented for consideration and it
includes the condition that any further development be brought before the Planning Commission for
consideration.
Chairman Chclf called for public comment. Hearing none, he asked for comments from the Planning
Commission.
Commissioner Cardenas moved that the Planning Commission adopt Resolution No. 2016-11 granting
approval of the applicant's request in Zoning Case No. 905 at 13 Outrider Road. Commissioner Smith
seconded the motion, which carried without objection.
ZONING CASE NO. 903. Request for a Site Plan Review to construct a 701 square foot
detached trellis, on a property with a Restricted Development Condition at 37 Chuckwagon
Road, (Lot I9 -CF), Rolling Hills, CA (Van Nortwick). The project is exempt from the California
Environmental Quality Act (CEQA). AND consideration of a Resolution of approval
Chairman Chelf introduced the item and asked for staff's comments. Associate Planner Starks reviewed
the applicant's request to construct at 701 sq. ft. detached trellis in Zoning Case No. 903 at 37
Chuckwagon Road and stated that the Planning Commission visited the site earlier today. She stated
that this matter is before the Planning Commission because the property has a restriction that any further
development be brought before the Planning Commission for consideration. She reviewed the
development standards and stated that the trellis is not proposed in any setbacks. She further stated that
as a part of the application, the applicant is also proposing a location for a future stable and corral, but it
is not being constructed at this time. She stated that a resolution granting approval of the applicant's
request was prepared for the Planning Commission's consideration.
Chairman Chelf called for public comment. Hearing none, he asked for comments from the Planning
Commission.
Commissioner Smith moved that the Planning Commission adopt Resolution No. 2016-12 granting
approval of the applicant's request in Zoning Case No. 903 at 37 Chuckwagon Road. Commissioner
Cardenas seconded the motion, which carried without objection.
l ;•;4'
ZONING CASE NO. 895. Request for a Site Plan Review to construct a new 6,269 square foot
single family residence, 848 square foot garage, 6,000 square foot basement, 640 square foot
swimming pool, 550 square feet of covered porches, 98 square foot entry porch, various heights,
but not to exceed 5' high retaining walls, new driveway, other ancillary amenities and a total of
8,248 cubic yards of grading. Variances are requested for a portion of the house, service yard,
Minutes
Planning Commission Regular Meeting
05-17-16
Iwo light wells and retaining walls to encroach into the rear and front setbacks; future stable and
corral location in the front yard and partially in the front setback; exceedance of the maximum
permitted total lot coverage and of disturbed area; retaining walls that exceed an average height
of 2.5', and to cxcced the maximum permitted coverage with a driveway of the front setback, at
10 Bowie Road, (Lot 4-CRA), Rolling Hills, CA (Pang Jui Yiu). The project has been
determined to be categorically exempt (Class 3) pursuant to the California Environmental
Quality Act (CEQA) Guidelines.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz
reviewed thc applicant's request for a site plan review including several variances to construct a new
residence in Zoning Case No. 895 at 10 Bowie Road. She reviewed the lot configuration and setbacks;
and stated that the Planning Commission visited the site earlier in the day to view the project. She stated
that at the field trip concerns were expressed by the residents and the Planning Commissioners. She
stated that the applicant proposes to demolish the existing home and construct a 6,269 sq. ft new
residence with 848 sq. R. garage and 6,000 sq. 11. basement. She stated that a swimming pool is also
proposed and the applicant further proposes to construct a new 20 ft. wide driveway with a turnaround to
access the garage. She reviewed the grading, which consists of 8,248 cu. yds. total with 4,209 cu. yds. of
cut and 4,075 cu. yds. of fill. She further reviewed the variance requested which include for the portion
of the house to encroach into the rear yard setback; to locate the driveway in the front yard setback with
coverage at 24.8%; and to exceed the maximum disturbance. She further reviewed the applicant's
request stating that the applicant worked with the resident at 11 Bowie Road who originally expressed
concerns regarding visibility of the house from their home and adjusted the location of the house slightly
to address those concerns. She reviewed the development standards stating that the project meets all of
the development standards except disturbance and total lot coverage. She stated that the applicant is also
requesting a variance for two 5ft. walls to support the driveway noting that staff researched the existing
side wall and found it to be approved and permitted in conjunction with slope remediation. She stated
that the applicant submitted a soils and geology report indicating that the property is stable for
development and those reports will be reviewed by the County during the plan check stage of the
project.
Planning Director Schwartz stated that a letter was received from the neighbor at 4 Maverick Lane
expressing concern regarding the project.
Chairman Chelf called for public comment.
Angie Bishop, 12 Bowie Road addressed the Planning Commission stating that after speaking with the
architect, nothing will be in their view and they do not have any opposition to the project and she thinks
it will be an improvement to the area. She further stated that she would like to see the looks of the
existing wall improved.
Criss Gunderson addressed the Planning Commission to further explain the applicant's request and to
explain that the Fire Dept. requirements are primarily driving why the driveway is proposed as it is.
Ross Smith, 4 Bowie Road addressed the Planning Commission to express concern regarding the size of
the house stating that it is out of proportion to homes around it. He further expressed concern that the
house will be much closer to their home and regarding the number of variances being requested.
In response to Mr. Smith, Mr. Gunderson offered to clarify the location and placement of the house.
Hearing no further public comment, Chairman Chelf asked for comments from the Planning
Commission.
Commissioner Cardenas commented that he would like to be sure the relevant neighbors concerns are
addressed and he believed that the scope and size of the project should be discussed. He expressed
concern regarding the driveway and the volume of soil that will have to be moved to accommodate the
driveway. He commented that he would like to see the pad lowered to lessen the slope in the front. He
commented that he is okay with the encroachment into the setback but he is having difficulty with the
variance requested to accommodate the size of the house.
Commissioner Smith commented that she is having trouble making the findings to support this project in
that it is not open and rural; or in concert with the homes in the area. She further expressed concern
regarding thc movement of the soil. Discussion ensued concerning the size of the house and the
basement.
Minutes
Planning Commission Regular Meeting
05-17-16
Vice Chairman Gray expressed concern regarding the project commenting that he does not feel that he
can make the required finding that the project substantially preserves the natural, undeveloped state of
the lot by minimizing building coverage or that the project follows the natural contours of the site by
minimizing the amount of grading required to create the building area. He expressed concern regarding
the amount of grading.
Chairman Chelf expressed concern regarding thc project including the expanding of the building pad
and the size of the house. Discussion ensued regarding options for addressing the Planning
Commission's concerns.
Following staff's presentation, public testimony and discussion, the members of the Planning
Commission asked the applicant to submit revised plans to address the Planning Commission's concerns
regarding the project. The public hearing was continucd.
ZONING CASE NO. 902. Request for a Site Plan Review for the construction of a new 11,500
square foot residence, with 11,500 square foot basement, 1,540 square feet garages, 2,555 square
feet covered porches, 900 square foot swimming pool and spa, trellises, driveway and an outdoor
kitchen and grading for a total of 64,020 cubic yards of dirt, which includes over -excavation and
re -compaction; Conditional Use Permits to construct a 770 square foot detached garage and
7,150 square foot tennis court; Variances to exceed the maximum permitted grading quantities
and arca of grading for the tennis court and to exceed the maximum permitted coverage of the
front setback with the proposed driveway in Zoning Case No. 902, at 23 Crest Road East, (Lot
132A -MS), Rolling Hills, CA (Hynes). The project is exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 15303, Class 3 exemption Guidelines.
Chairman Chelf introduced the item and asked for staffs comments. Planning Director Schwartz
reviewed the applicant's request for a site plan review and variances to construct a new house and other
amenities in Zoning Case No. 902 at 23 Crest Road East, which is currently a vacant lot. She stated that
the Planning Commission reviewed this case last month and conducted a site visit earlier today. She
further reviewed the applicant's request and lot configuration. Shc stated that grading is proposed at
12,510 cu. yds. of cut and 12,510 cu. yds. of fill with 19,500 cu. yds. of over excavation and re -
compaction. Shc stated that the applicant is also proposing a new 20 ft. wide driveway to continue along
the front of the property and to have a turnaround. She further reviewed the variances being requested
including to locate the driveway more than allowed in the setback; to exceed the grading quantities
allowed for the tennis court. She reviewed the lot configuration including the natural drainage courses.
She stated that the geological reports showing that approximately 230 ft. southwest of this lot is where
the Flying Triangle landslide crown starts. She further reviewed the proposed grading stating that there
was concern expressed at the field trip regarding thc fill required to create the pad for the tennis court.
She reviewed the development standards stating that, all of the development standards are being met
given that this is a large lot with structural lot coverage at 9.5%, total lot coverage at 17.1% and
disturbance at 40%. She stated that building pad coverage is proposed at 34.1%. She further reviewed an
exhibit showing drainage to Klondike Canyon and stated that representatives from the County of Los
Angeles County are present to address the drainage issue.
Chairman Chclf called for public comment.
Tavisha Nicholson addressed the Planning Commission to provide the history of the project and further
explain the applicant's proposal. She stated that they understand the issues regarding the drainage on
this property and are willing to work with the neighbors to mitigate the drainage issues as necessary.
She further reviewed the drainage stating that the proposed development will increase the flow rate by
0.1 cu. ft. per second and that there is an outlet structure proposed at the rear of the property that will
collect the water and disperse it back to sheet flow in an attempt to return it to its natural state. With
regard to the soils and geology concerns raised, she stated that there were two independent soils reports
done for this project both of which came up with the same analysis with regard to the location of
bedrock and that the site can be developed in a way such that it's not negative to the property or the
properties below. She further reviewed the applicant's request. With regard to the concern expressed
regarding the driveway, she stated that it cannot come directly from the east because of the steepness of
the slope, but it could be shifted to the east some and reduced in length. She reviewed the proposed
tennis court, the limit of grading and the variances being requested.
Minutes
Planning Commission Regular Meeting
05-17-16
In response to Vice Chairman Gray regarding the cisterns that were proposed when the property was
before the Planning Commission during consideration of the proposed subdivision, Ms. Nicholson stated
that it is not typical to propose cisterns and the standards in the County are to treat the water with a low
impact development biofiltration unit and disperse to natural sheet flow.
Lisa Naslund, Los Angeles County Building and Safety addressed the Planning Commission to explain
the County's drainage requirements. She stated that on a new development, there are two overriding
drainage requirements. First, any additional drainage as a result of the project must be mitigated so that
it remains at pre -development conditions. Secondly, on a project where greater than 10,000 sq. ft. of
new impervious arca is being created, the project must meet the requirements of the Low Impact
Development (LID) Ordinance, which requires the project to retain the stormwater volume for a design
water quality storm (85'" Percentile Storm).
Vice Chairman Gray expressed concern that these requirements are not specific to areas where
landslides may be present.
Kit Bagnell, Los Angeles County Building and Safety addressed the Planning Commission in response
to concern expressed by Vice Chairman Gray stating that there is an additional review regarding soils
and geology considerations in the arca and the engineer will be asked, given adherence to general
drainage requirements for any lot, to make a statement in the geology report as to construction, drainage
included, will there be any effect on geologic features in the area. Further discussion ensued concerning
geology and drainage. Mr. Bagnell commented that the amount of rain doesn't change with
development;' what changes is the amount of runoff and the drainage requirements are designed to
address that issue and how it affects the downslopc neighbors.
Chairman Chelf called for public comment.
Charlie Raine, 4 Pinto Road addressed the Planning Commission to express concern regarding the
drainage and its affect on the properties below.
John Mackenbach, 56 Portuguese Bend Road addressed the Planning Commission to express concern
regarding the drainage and its affect on the properties below given the landslide in the area. He also
expressed concern regarding the weight of the tennis court.
Heidi Mackenbach, 56 Portuguese Bend Road addressed the Planning Commission to express concern
that the project will negatively impact the landslide area and the properties below.
Pia Rainc, 4 Pinto Road addressed the Planning Commission to express concern regarding a drain on
Crest Road that drains to Klondike Canyon and its effect on the properties in the landslide area.
Discussion ensued concerning other options for drainage in the area.
Leah Mirsch, 4 Cinchring Road addressed the Planning Commission to ask how excavation for the
basement might affect the stability of a property sitting on top of the slide area. Ms. Naslund stated that
the issue raised would be addressed by the structural engineers.
Mr. Raine further expressed concern that the calculations regarding additional water flow off the
property are not accurate and suggested that there be an independent report to verify those numbers. Mr.
Bagnell stated in response that the County will review the calculations as part of their review of the
project.
Lori Hynes, 23 Crest Road East addressed the Planning Commission stating that the calculations were
done based on the County's requirements. Ms. Naslund confirmed that the calculations arc reviewed by
the County. Ms. Nicholson explained how the calculations are done.
Mr. Rainc addressed the Planning Commission to express further concern regarding the drainage and its
affect on the properties below. He suggested that the water percolate from the top of the property
instead of the bottom.
Tony Podell, 8 Pine Tree Lane addressed the Planning Commission stating that the size of the house
doesn't necessarily affect the drainage. If there are drainage issues, there will be drainage issues
irrespective of the size of the house.
Minutes
Planning Commission Regular Meeting
05-17-16
Commissioner Cardenas commented that he is not opposed to thc driveway as currently proposed and he
is not supportive of lowering the house pad to lower the house. With regard to the tennis court, he
commented that he does not believe it meets with the open and rural requirement. With regard to the
drainage issues raised, he suggested being proactive in addressing those issues. He commented that he is
not concerned with the size of the house and would rather see one house than two.
Commissioner Smith expressed concern regarding the grading stating that she does not believe it meets
the required findings in that it does not follow the natural contours and the project is not harmonious in
mass and scale. She expressed further concern that the project does not maintain the open and rural feel
and that the project will affect pedestrians during construction.
Vice Chairman Gray commented that he would like to see the water retained on the property as was
proposed during consideration of the proposed subdivision. He expressed concern regarding grading and
the size and mass of the house.
Chairman Chelf suggested that the applicant continue to further address the issues raised regarding
drainage, the mass of thc house and the grading for the tennis court.
Further discussion ensued concerning the project. Assistant City Attorney Karpeles commented that the
Planning Commission should be mindful of the fact that as long as expert evidence can establish that the
development would meet stability standards, the Planning Commission would have to consider the
project.
Following staffs presentation, public testimony and discussion, the members of the Planning
Commission asked the applicant to submit revised plans to address the Planning Commission's concerns
regarding the project. The public hearing was continued.
ZONING CASE NO. 901. Request for a Site Plan Review for the construction of a new 5,250
square foot residence, with 5,250 square foot basement, 1,155 square feet of detached garages,
1,445 covered porches, including at guest house and stable, 964 square foot swimming pool/spa,
entryway, retaining walls, driveway, 350 square foot outdoor kitchen and grading for a total of
48,150 cubic yards of dirt, which includes over -excavation and re -compaction; a Conditional Use
Permit to construct an 800 square foot guest house, the detached garages, and a 1,810 square foot
stable with 481 square foot loft; and Variances to exceed the maximum permitted average height
of retaining walls and to exceed thc maximum permitted disturbed arca of the lot in Zoning Case
No. 901, at 5 Pine Tree Lane, (Lot 94-RH), Rolling Hills, CA. (Shamg). The project is exempt
from the Califomia Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3
exemption Guidelines.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz
reviewed the applicant's request to construct a new house in Zoning Case No. 901 at 5 Pine Trec Lane
and stated that the Planning Commission visited the site earlier today. She stated that the Planning
Commission reviewed this case last month and asked the applicant to revise the project to lessen the
crowding on the building pad. She stated that a correspondence was received today from Keith Murphy
expressing concern regarding the project. In response to the Planning Commission, it was noted that Mr.
Murphy is not currently a property owner in the City. Planning Director further reviewed the applicant's
request. She stated that there is currently a joint driveway on the property that serves both 3 and 5 Pine
Tree Lane and it would be required that access to 5 Pine Trec Lane remain open during construction and
after the project is completed, the portion serving 5 Pine Tree Lane would be abandoned because a new
driveway is being constructed in a different location. She further reviewed the drainage and setbacks.
She noted that the tennis court originally proposed has been eliminated from the project. She stated that
there is an out of grade condition proposed but it meets the Zoning Code requirements. She further
reviewed the new driveway access, which includes access to thc stable She reviewed the development
standards stating that the applicant is requesting a variance to exceed the maximum disturbance with
disturbance proposed at 45.2%. She further reviewed the proposed coverages and grading.
Chairman Chelf called for public comment.
Tavisha Nicholson addressed the Planning Commission to further explain the changes that were made to
thc project and the reasoning for thc location of the driveway. She stated that the proposed location of
the house is designed to take best advantage of the existing views.
Minutes
Planning Commission Regular Meeting
05-17-16
Lauren Shamg, 5 Pine Trce Lane (property owner) addressed the Planning Commission stating that she
is an equestrian and she looks forward to having a useful, equestrian property. She further explained the
project design.
William Hassoldt, 10 Pine Tree Lane addressed the Planning Commission to express concern regarding
the elevation of the house. He submitted photographs showing how the project is visible from a window
in their house. He expressed further concern regarding the location and length of the driveway. He
suggested an alternate location for the driveway so that thc two l'ine Trees can he saved.
Tony Podell, 3 Pine Tree Lane addressed the Planning Commission to request that the driveway access
to his property remain as is; and to request that the construction vehicles do not use his driveway.
Hearing no further public comment, Chairman Chclf asked for comments from thc Planning
Commission.
Vice Chairman Gray stated for the record that he listened to the meeting tape from the last time thc
Planning Commission considered this case. He commented that he appreciates that the tennis court was
eliminated but he is concerned about the two separate garages. He commented that he is also concerned
about the visibility of the stable from across the canyon. With regard to thc driveway and thc retaining
walls, he commented that he thinks that it can be addressed with landscape screening.
Commissioner Cardenas commented that he believes the location of the driveway makes sense and he is
not opposed to the retaining walls. He expressed his support for the proposed stable.
Commissioner Smith commented that she is happy to have additional equestrians in the community and
overall, she is supportive of the project as revised. She also commented that throughout the community,
houses are visible through trees so she is not concerned about that issue.
Chairman Chelf expressed appreciation to the applicant for addressing the concerns raised and
commented that he is not concerned about the location of the driveway and he too feels that the issues
raised could be addressed with landscape screening.
Following brief discussion, Commissioner Cardenas moved that the Planning Commission direct staff to
prepare a Resolution granting approval of the applicant's request in Zoning Case No. 901 at 5 Pine Trec
Lane with the standard findings of fact and conditions of approval plus conditions that thc old driveway
be abandoned and that construction vehicles do not use the neighboring driveway at 3 Pine Trce Lane.
Commissioner Smith seconded the motion, which carried without objection. The applicant was also
asked to submit a landscaping plan to show screening of the wall.
NEW PUBLIC HEARINGS
ZONING CASE NO. 904, Request for a Site Plan Review and a Conditional Use Permit to
construct a 1,300 square foot stable with 750 square feet of covered porches, and a maximum 5'
high retaining wall, and grading at 34 Saddleback Road (Lot 102-RH) Rolling Hills, CA,
(Delgado). The project has been determined to be categorically exempt from the California
Environmental Quality Act, (CEQA) pursuant to Section 15303 of the CEQA Guidelines
Chairman Chelf introduced the item and asked for staff's comments. Associate Planner Starks reviewed
the applicant's request to construct a 1,300 sq. ft. stable in Zoning Case No. 904 at 34 Saddleback Road.
She reviewed the structures currently on the lot stating that in 1989 a Conditional Use Permit was
granted to convert an existing stable into a guest house and a separate arca was set aside for a stable.
She reviewed the configuration of the stable and the proposed grading stating that the disturbance is at
63.3%, which is legal non -conforming. She further reviewed the development standards.
Chairman Chelf called for public comment. There was no public comment.
Following staff's presentation, the members of the Planning Commission determined that a site visit
should be scheduled to provide the members of the Planning Commission with further understanding of
the applicant's request in Zoning Case No. 904 at 34 Saddleback Road. The public hearing was
continued.
Minutes
Planning Commission Regular Meeting
05-17-16
ZONING CASE NO. 906, Request for a Site Plan Review for grading and a 1,375 square foot
pool/spa, pool equipment, and a Variance to exceed 2.5' high average for associated retaining
walls at 27 Crest Road West (Lot 174 -B -MS) Rolling Hills, CA, (Goldenberg). The project has
been determined to be categorically exempt from the California Environmental Quality Act,
(CEQA) pursuant to Section 15303 of the CEQA Guidelines.
Chairman Chclf introduced the item and asked for staffs comments. Planning Director Schwartz
reviewed the applicant's request to construct a new swimming pool in Zoning Case No. 906 at 27 Crest
Road West. She stated that the applicant is also requesting a Variance to construct walls that exceed the
maximum allowed 2.5' average height. She further reviewed the grading and the development standards,
which are within the Zoning Code requirements.
Chairman Chelf called for public comment.
Tom Dobos, Landscape Architect addressed the Planning Commission to further explain the project.
Following staff's presentation the members of the Planning Commission determined that a site visit
should be scheduled to provide the members of the Planning Commission with further understanding of
the applicant's request in Zoning Case No. 906 at 27 Crest Road West. The public hearing was
continued.
SCHEDULE OF FIELD TRIPS
The Planning Commission scheduled a field trip to the following properties to be conducted on Tuesday,
June 21, 2016 beginning at 7:30 a.m.
27 Crest Road West 34 Saddleback Road
8, 10 & 12 Pine Tree Lane - Lot Line Adjustment 5 Ringbit Road East (Tentative)
ITEMS FROM THE PLANNING COMMISSION
Commissioner Smith asked for an update on the status of her request from the last meeting regarding
construction parking issues on Crest Road. City Manager Cruz stated that he would look into it.
ITEMS FROM STAFF
None.
ADJOURNMENT
Hearing no further business before the Commission, Chairman Chelf adjourned the meeting at 9:58 p.m.
to an adjourned regular meeting of the Planning Commission scheduled to be held on Tuesday, June 21,
2016 beginning at 7:30 a.m. for the purpose of conducting field trips to 5 Ringbit Road East; 27 Crest
Road West; 8, 10 & 12 Pine Tree Lane and 34 Saddleback Road. The next regular meeting of the
Planning Commission is scheduled to be held on Tuesday, June 21, 2016 beginning at 6:30 p.m. in the
City Council Chamber, Rolling Hills City Hall, 2 Portuguese Bend Road, Rolling Hills, California.
Respectfully submitted,
airman
Minutes
Planning Commission Regular Meeting
05-17-16
Heidi Luce
City Clerk
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. 1 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 13th day of Mayl, 2016, I serve the within
Planning Commission Meeting Agenda
Regular Meeting - 05/17/2016
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
RH ListSery Interested City Attorney
Parties
Also posted at City Hall and at www.Rolling-Hills.org
City Manager
Planning Commission
1 certify (or declare) under penalty of perjury, that the foregoing is true and correct.
Executed on the 13'" day of May, 2016 at Rolling Hills, California.
Ewa Nikodem
Administrative Assistant
4G
1-c
5/17/16 PC Meeting Notification List
Z.C. NAME
895-10 Bowie Road
fCruss Gunde sr on
Jack Ng
Resident
Resident
Resident
897R - 2 Hillside Lane
Cob
Sarah Elkin
Brent Coert @ The Worksh9p Grouj brent@theworkshop-Ia.com
Tavisha Nicholson tnicholson@boltonengineering.com
Hoffman 3 Hillside Lane
Lesser 4 Hillside Lane
email: Address
crissgunderson2024@gmail.com
5959 Smithway Street
6 Bowie Road
11 BowieRoad
19 Caballeros Road
900 - 71 Crest Road East
GA- Brazy
Criss Gunderson
Andrea Brown
905 -13 Outrider Road
�f �} Yoo
i, p Myung Chung,
903 - 37 Chuckwagon Rd
Lie Van Nortwick
el Michael Maynez
901- 5 Pine Tree Lane
Sharng
y E [Tavisha Nicholson
115 Bayview Drive
crissgunderson2024@gmail.com
73 Crest Road East
12 Outrider Road
cmcarcheng@gmail.com
City
Commerce CA 90040
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Manhattan Beach CA 90266
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Rolling Hills, CA 90274
37 Chuckwagon Road Rolling Hills, CA 90274
mike@maycabinc.com
25 Caballeros Road
ticholson@boltonengineering.com
Rolling Hills, CA 90274
Public:Planning Commission: 2016 PC Agenda Packets PDF:05/17/16:Notification List.xlsx
Sg
5/17/16 PC Meeting Notification List
902- 23 Crest Road East Hynes
Jim Hynes
Tavisha [Nich lso on tnicholson@boltonengineering.com
Hanne Ekberg hannege@msn.com
Gordon Schaye gordonschaye@cox.net 58 Portuguese Bend Ro.
John Mackenbajohnfmac@cox.net 56 Portuguese Bend Ro.
Charile Raine Charlie.raine10@gmail.com 4 Pinto Road
Carmen Schaye carmenschaye@cox.net
Charlie Raine Charlie@RuthandRaine.com
Ron IDrago o=R RonD@rpvca.gov
John Schoenfelcjalexanderco@earthlink.net
John Schoenfekjohn@jalexanderco.com
Craig Ekberg craigte@msn.com 35 Crest Road East
904- 34 Saaddleback Rd
3 Pc
Russ
906 - 27 Crest Road West
Goldenberg
Thomas CDobos Itgdb@earthlink.net
Delgado 34 Saddleback Road
Barto—] RussBarto@earthlink.net
Fla email only
27 Crest Road West
20252 Bancroft Circle Huntington Beach 92646
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Rolling Hills, CA 90274
Rolling Hils, CA 90274
Rolling Hills CA 90274
Rolling Hills, CA90274
Public:Planning Commission: 2016 PC Agenda Packets PDF:05/17/16:Notification List.xlsx
ail Rata, wit
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
REGULAR MEETING
OF THE PLANNING COMMISSION
CITY OF ROLLING HILLS
6:30 PM
TUESDAY, MAY 17, 2016
ROLLING HILLS CITY HALL
2 PORTUGUESE BEND ROAD, ROLLING HILLS, CA 90274
1. CALL MEETING TO ORDER
2. ROLL CALL
3. APPROVAL OF THE AGENDA
4. PUBLIC COMMENTS ON MINUTES AND ANY ITEM NOT ON THE AGENDA
5. APPROVAL OF MINUTES
A. April 19, 2016, Adjourned Regular Meeting of the Planning Commission
B. April 19, 2016, Regular Meeting of the Planning Commission
6. RESOLUTIONS
A. RESOLUTION NO. 2016-14. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF
VARIANCES TO CONSTRUCT A SWIMMING POOL AND ATTACHED TRELLIS WHICH
WOULD ENCROACH INTO THE REAR YARD SETBACK AND TO EXCEED THE
MAXIMUM PERMITTED TOTAL COVERAGE OF THE LOT IN ZONING CASE NO. 900 AT
71 CREST ROAD EAST, (LOT 69 E-1 MS), ROLLING HILLS, CA (BRAZY & LUCHINI).
THE PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT (CLASS 3)
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES, SECTION 15303.
B. RESOLUTION NO. 2016-13. A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
-1-
PLAN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCES FOR GRADING, FOR
WALLS OVER 3' IN HEIGHT, AND WHICH WILL NOT AVERAGE OUT TO 2.5' IN
HEIGHT, A POOL/SPA, TRELLIS, CONSTRUCTION OF A 705 SQUARE FOOT
RECREATION ROOM AND TO LOCATE THE STRUCTURES IN THE FRONT YARD OF
THE LOT AND TO EXCEED THE MAXIMUM PERMITTED DISTURBANCE OF THE LOT
AT 2 HILLSIDE LANE, (LOT 60-RH), (ELKIN).THE PROJECT HAS BEEN DETERMINED
TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES, SECTION 15303.
7. PUBLIC HEARINGS ON ITEMS CONTINUED FROM A PREVIOUS MEETING
A. ZONING CASE NO. 905. Request for a Site Plan Review to construct a 244 square
foot covered porch on a property with a Restricted Development Condition at 13 Outrider
Road, (Lot 94-A-EF), Rolling Hills, Ca, (Hang Ja Yoo). The project is exempt from the
California Environmental Quality Act (CEQA).
And
consideration of a Resolution of approval
B. ZONING CASE NO. 903. Request for a Site Plan Review to construct a 701 square
foot detached trellis, on a property with a Restricted Development Condition at 37
Chuckwagon Road, (Lot 19 -CF), Rolling Hills, CA (Van Nortwick). The project is exempt
from the California Environmental Quality Act (CEQA).
And
consideration of a Resolution of approval
C. ZONING CASE NO. 895. Request for a Site Plan Review to construct a new 6,269
square foot single family residence, 848 square foot garage, 6,000 square foot basement, 640
square foot swimming pool, 550 square feet of covered porches, 98 square foot entry porch,
various heights, but not to exceed 5' high retaining walls, new driveway, other ancillary
amenities and a total of 8,248 cubic yards of grading. Variances are requested for a portion of
the house, service yard, two light wells and retaining walls to encroach into the rear and front
setbacks; future stable and corral location in the front yard and partially in the front setback;
exceedance of the maximum permitted total lot coverage and of disturbed area; retaining
walls that exceed an average height of 2.5', and to exceed the maximum permitted coverage
with a driveway of the front setback, at 10 Bowie Road, (Lot 4-CRA), Rolling Hills, CA (Pang
Jui Yiu). The project has been determined to be categorically exempt (Class 3) pursuant to the
California Environmental Quality Act (CEQA) Guidelines.
D. ZONING CASE NO. 902. Request for a Site Plan Review for the construction of a
new 11,500 square foot residence, with 11,500 square foot basement, 1,540 square feet
garages, 2,555 square feet covered porches, 900 square foot swimming pool and spa, trellises,
driveway and an outdoor kitchen and grading for a total of 64,020 cubic yards of dirt, which
includes over -excavation and re -compaction; Conditional Use Permits to construct a 770
square foot detached garage and 7,150 square foot tennis court; Variances to exceed the
maximum permitted grading quantities and area of grading for the tennis court and to
-2-
exceed the maximum permitted coverage of the front setback with the proposed driveway in
Zoning Case No. 902, at 23 Crest Road East, (Lot 132A -MS), Rolling Hills, CA (Hynes). The
project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section
15303, Class 3 exemption Guidelines.
E. ZONING CASE NO. 901. Request for a Site Plan Review for the construction of a
new 5,250 square foot residence, with 5,250 square foot basement, 1,155 square feet of
detached garages, 1,445 covered porches, including at guest house and stable, 964 square
foot swimming pool/spa, entryway, retaining walls, driveway, 350 square foot outdoor
kitchen and grading for a total of 48,150 cubic yards of dirt, which includes over -
excavation and re -compaction; a Conditional Use Permit to construct an 800 square foot
guest house, the detached garages, and a 1,810 square foot stable with 481 square foot
loft; and Variances to exceed the maximum permitted average height of retaining walls
and to exceed the maximum permitted disturbed area of the lot in Zoning Case No. 901,
at 5 Pine Tree Lane, (Lot 94-RH), Rolling Hills, CA. (Sharng). The project is exempt from
the California Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3
exemption Guidelines.
8. NEW PUBLIC HEARINGS
A. ZONING CASE NO. 904, Request for a Site Plan Review and a Conditional Use
Permit to construct a 1,300 square foot stable with 750 square feet of covered porches, and a
maximum 5' high retaining wall, and grading at 34 Saddleback Road (Lot 102-RH) Rolling
Hills, CA, (Delgado). The project has been determined to be categorically exempt from the
California Environmental Quality Act, (CEQA) pursuant to Section 15303 of the CEQA
Guidelines
B. ZONING CASE NO. 906, Request for a Site Plan Review for grading and a 1,375
square foot pool/spa, pool equipment, and a Variance to exceed 2.5' high average for
associated retaining walls at 27 Crest Road West (Lot 174 -B -MS) Rolling Hills, CA,
(Goldenberg). The project has been determined to be categorically exempt from the California
Environmental Quality Act, (CEQA) pursuant to Section 15303 of the CEQA Guidelines.
9. SCHEDULE OF FIELD TRIPS (June 16, 2016)
5 Ringbit Rd. E (Tentative)
27 Crest Road West
8,10 & 12 Pine Tree Lane- Lot Line Adjst.
34 Saddleback Road
PVDR North -slope repair
10. ITEMS FROM THE PLANNING COMMISSION
11. ADJOURNMENT
-3-
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to
participate in this meeting due to your disability, please contact the City Clerk at (310) 377-1521 at
least 48 hours prior to the meeting to enable the City to make reasonable arrangements to ensure
accessibility and accommodation for your review of this agenda and attendance at this meeting.
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.
-4-
Agenda Item No: 5A
Mtg. Date: 05-17-16
MINUTES OF AN
ADJOURNED REGULAR MEETING
OF THE PLANNING COMMISSION
APRIL 19, 2016
FIELD TRIP
PRESENT:
Chairman Chelf, Commissioners Kirkpatrick and Smith
Commissioners Cardenas and Gray were absent and excused
Raymond Cruz, City Manager
Yolanta Schwartz, Planning Director
Wendy Starks, Associate Planner
A. ZONING CASE NO. 900. Request for a Variance to encroach into the rear yard
setback for the construction of a swimming pool, pool equipment, and attached
trellis and exceed the maximum total coverage of the lot at 71 Crest Road East, (Lot
69 E-1 MS), Rolling Hills, CA (Brazy & Luchini).
Also present at this field trip were:
Criss Gunderson, Architect and representative
Andrea Brown, Resident
Mr. and Mrs. Jankovich, Residents
Jim Aichele, Resident
Commissioner Cardenas met Planning Department staff on -site before the Field Trip
to tour the project and discuss. Chairman Chelf recused himself due to proximity to
the proposed application.
Chairperson Smith called the meeting to order at 7:35 a.m. at 71 Crest Road East.
Planning Director Schwartz reviewed the applicant's request for Variances. Mr.
Gunderson explained that the 2 driveway easements create a large portion of the
disturbance, and the flag shape of the lot further constrains the development
opportunities. Neighbor, Ms. Brown expressed concern about construction vehicles
on the shared driveway. The group walked the proposed stable access. Director
Schwartz pointed to the future proposed stable and corral and Mr. Gunderson
stated that the property owners do not plan on building a stable or the access and it
is a set aside area. Director Schwartz confirmed that the proposed pool, trellis, and
equipment are not in the RHCA easement but the proposed project does encroach
into the setback. Ms. Brown, resident of the adjacent property expressed concerns
that the existing planting around the proposed pool will be removed, as it now
screens the property. Director Schwartz stated that a condition could be included in
the approval to require screening of the pool from Ms. Brown's house. Director
Schwartz indicated where the pool equipment is proposed to be located. Mr.
Gunderson advised that three sides will be screened for noise abatement with walls
and one side with a gate. Director Schwartz advised that as there is no quorum, no
decisions can be made on this project at this time.
B. 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, and which will not average out to 2.5' in height, a pool, trellis,
construction of an 705 square foot recreation room and to locate the structures in the
front yard of the lot and to exceed the maximum permitted disturbance of the lot.
Also proposed is an 800 square foot addition to the residence and widening of the
driveway in Zoning Case No. 897 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.
Also present at this field trip were:
Carole Hoffman, Resident
David and Diane Lesser, Residents
Jim Aichele, Resident
Sarah Elkin, Property Owner
Tavisha Nicholson, Engineer
Scott Martin, Landscape Designer
Planning Director Schwartz reviewed the applicant's proposed project and the
revisions to the project. Chairman Chelf asked the attending residents if they
had specific objections to the project. Ms. Hoffman said no, her only concern is
usability of the stable and the access to the stable/corral. Mr. and Mrs. Lesser
also said no, their only concern is that the widened driveway does not encroach
onto their property. Ms. Nicholson walked through the staked project and
described the proposals to the group. Mr. and Mrs. Lesser expressed concern
about construction vehicles and access to the site during construction and
discussion ensued about options during construction, and a recommendation
was made for the applicant to provide photographic evidence of existing
conditions of roads, and easements and restoring to existing conditions if
damage occurs. The group moved to the stable/corral area where Director
Schwartz and Ms. Nicholson described how the existing structure is proposed to
be converted into a stable that complies with the code. Ms. Hoffman stated she
feels it is impractical and unfeasible even though it complies with the code. Ms.
Nicholson described the stable access. Discussion ensued about truck access to
the stable.
There being no further discussion, the public hearing was continued to the
evening meeting of the Planning Commission at 6:30 PM.
Respectfully Submitted,
Yolanta Schwartz Date
Planning Director
Approved:
Brad Chelf, Chairman Date
o
DRAFT
Agenda Item No. 5-B
Meeting Date: 05-17-16
MINUTES OF A
REGULAR MEETING
OF THE PLANNING COMMISSION
OF THE
CITY OF ROLLING HILLS
APRIL 19, 2016
CALL MEETING TO ORDER
A regular meeting of the Planning Commission of the City of Rolling Hills was called to order by
Chairman Chelf at 6:32 p.m. on Tuesday, April 19, 2016 in the City Council Chamber, at City Hall, 2
Portuguese Bend Road, Rolling Hills, California.
ROLL CALL
Commissioners Present:
Commissioners Absent:
Others Present:
Cardenas, Kirkpatrick, Smith and Chairman Chelf.
Commissioner Gray (excused).
Yolanta Schwartz, Planning Director.
Natalie Karpeles, Assistant City Attorney.
Wendy Starks, Associate Planner.
Heidi Luce, City Clerk.
Tony Inferrera, Architect.
Criss Gunderson, Architect.
Andrea Brown, 73 Crest Road East.
Tavisha Nicholson, Bolton Engineering.
Carole Hoffman, 3 Hillside Lane.
Gordon and Carmen Schaye, 58 Portuguese Bend Road.
Jim and Lori Hynes, 23 Crest Road East (property owner)
APPROVAL OF THE AGENDA
Approved as presented.
PUBLIC COMMENTS ON MINUTES AND ANY ITEM NOT ON THE AGENDA
None.
APPROVAL OF MINUTES
March 15, 2016, Adjourned Regular Meeting of the Planning Commission
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
Commissioner Cardenas moved that the Planning Commission approve the minutes of the adjourned
regular meeting of the Planning Commission held on March 15, 2016. Commissioner Kirkpatrick
seconded the motion, which carried without objection.
March 15, 2016, Regular Meeting of the Planning Commission
Commissioner Kirkpatrick moved that the Planning Commission approve the minutes of the regular
meeting of the Planning Commission held on March 15, 2016. Commissioner Cardenas seconded the
motion, which carried without objection.
RESOLUTIONS
RESOLUTION NO. 2016-09. A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW TO
CONSTRUCT AN ADDITION TO THE RESIDENCE, AND VARIANCES TO ENCROACH
WITH A PORTION OF THE ADDITION UP TO 10 FEET INTO THE FRONT YARD
SETBACK AND TO RETAIN A SHED IN SIDE SETBACK IN ZONING CASE NO. 898 AT
46 EASTFIELD DRIVE, (LOT 97-EF), ROLLING HILLS, CA (MILLER). THE PROJECT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
PURSUANT TO SECTION 15301, CLASS 1 EXEMPTION GUIDELINES.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz briefly
reviewed the applicant's request stating that at its last meeting, the Planning Commission directed staff
to prepare a resolution granting approval of the request. She stated that the resolution included a
condition that any further development be brought before the Planning Commission for review.
Chairman Chelf called for public comment. Hearing none, he asked for comments from the Planning
Commission. In response to Commissioner Smith, Planning Director Schwartz stated that she would be
eligible to vote on this matter provided that she visited the site and listened to the audio recording of the
previous meeting. Commissioner Smith confirmed that she did visit the site and listen to the audio
recording.
Commissioner Kirkpatrick moved that the Planning Commission adopt Resolution No. 2016-09 granting
approval of the applicant's request in Zoning Case No. 898 at 46 Eastfield Drive. Commissioner
Cardenas seconded the motion, which carried without objection.
REQUEST FOR TIME EXTENSION AND RESOLUTION NO. 2016-10. A RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS GRANTING A
TIME EXTENSION TO COMPLETE CONSTRUCTION OF A GARAGE AT 6
SADDLEBACK ROAD, LOT 18-RH, (REITER).
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz stated
that the applicant is requesting a 12 -month time extension to complete construction of a garage at 6
Saddleback Road. She reviewed the history of this project stating that following several delays, the
applicant recently submitted to the Building Dept. for building permits to complete the project.
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
Chairman Chelf called for public comment. Hearing none, he asked for comments from the Planning
Commission.
Following brief discussion, Commissioner Smith moved that the Planning Commission adopt
Resolution No. 2016-10 granting a 12 -month time extension to complete construction of a garage at 6
Saddleback Road. Commissioner Kirkpatrick seconded the motion, which carried without objection.
Commissioner Cardenas abstained because he was not a member of the Planning Commission when this
matter was originally considered.
ITEMS FROM STAFF
Consideration of a report relative to multiple sanitary facilities in accessory structures.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwarz stated
that staff is requesting a determination from the Planning Commission regarding sanitary facilities in
accessory structures including cabanas, pool houses, guest houses, detached garages and mixed -use
structures, as to whether or not multiple sanitary facilities are allowed; or if free standing sanitary
facilities are allowed, alone or in addition to another sanitary facility. She reviewed the current Zoning
Code requirements regarding sanitary facilities in accessory structures stating that staff interprets the
regulations to allow for only one sanitary facility, which consists of a sink, toilet and shower, in an
accessory structure. She stated that if the Planning Commission determines that multiple sanitary
facilities are allowed, staff would need to prepare a Zoning Code amendment to reflect that intent.
Discussion ensued concerning situations where a second sanitary facility may be necessary and whether
the Code should be specific or allow for flexibility.
Chairman Chelf called for public comment.
Tony Inferrera, Architect addressed the Planning Commission in support of allowing multiple sanitary
facilities in accessory structures and providing examples where a second sanitary facility may be
necessary.
Hearing no further comment, Chairman Chelf asked for comments. from the Planning Commission.
Commissioner Smith commented that she agrees with staff's interpretation that "a" sanitary facility
means only one. Commissioner Cardenas concurred. Commissioner Kirkpatrick commented that he
believes there should be flexibility to allow for more than one sanitary facility. Discussion ensued
concerning mixed -use structures and situations were a second sanitary facility may be warranted.
Chairman Chelf commented that since accessory structures are limited to 800 sq. ft. in size, there isn't a
need for a second sanitary facility and he also concurs with staff's interpretation. Further discussion
ensued concerning mixed -use structures. In response to Chairman Chelf, Planning Director Schwartz
stated that per the existing code, each use in a mixed -use structure could have a sanitary facility.
Following further discussion, the Planning Commission received and filed the report, thus supporting
staff's interpretation that only one sanitary facility is allowed in an accessory structure.
PUBLIC HEARINGS ON ITEMS CONTINUED FROM PREVIOUS MEETING
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
ZONING CASE NO. 895. THE APPLICANT IS REQUESTING CONTINUANCE TO A
FIELD VISIT ON MAY 17, 2016 AT 10 BOWIE ROAD, (LOT 4-CRA), ROLLING HILLS,
CA (PANG JUI YIU).
•
Planning Director Schwartz stated that at the request of the applicant, this matter will be continued to a
date to be selected during the scheduling of field trips later on this agenda. Consideration of this item
was continued to an adjourned regular meeting of the Planning Commission scheduled to be held on
Tuesday, May 17, 2016 beginning at approximately 7:30 a.m. for the purpose of conducting a site visit
to 10 Bowie Road and several other addresses.
ZONING CASE NO. 900. Request for Variances for the construction of a swimming pool, pool
equipment area, and attached trellis which would encroach into the rear yard setback and to
exceed the maximum permitted total coverage of the lot in Zoning Case No. 900 at 71 Crest
Road East, (Lot 69 E-1 MS), Rolling Hills, CA (Brazy & Luchini). The project has been
determined to be categorically exempt (Class 3) pursuant to the California Environmental
Quality Act (CEQA) Guidelines, Section 15303.
Chairman Chelf recused himself from consideration of this case due to the proximity of his property to
the subject property, turned the gavel over to Commissioner Smith and left the dais. Commissioner
Smith introduced the item and asked for staff's comments.
Planning Director Schwartz reviewed the applicant's request and stated that the Planning Commission
visited the site earlier in the day. She further reviewed the lot configuration stating that the property is a
flag lot and constrained by easements and driveways that serve the property below. She stated that the
applicant is requesting a Variance to locate a 375 sq. ft. pool and 288 sq. ft. trellis entirely in the rear
yard setback between 24' and 35' from the rear property line. She stated that the applicant is also
requesting a Variance to exceed the maximum permitted total lot coverage with coverage proposed at
35.7% where the maximum is 35%. She stated that all of the other development standards are within the
requirements. She stated that earlier today, a neighbor expressed concern regarding how the proposed
pool will be screened and about staging of construction equipment and parking. She further stated that if
the Planning Commission wishes to address the screening issue, a landscaping plan showing screening
could be required, prior to adoption of a resolution.
Commissioner Smith called for public comment.
Criss Gunderson, Architect addressed the Planning Commission to further explain the applicant's
request and to reiterate the constraints this lot faces which justify the variances being requested. In
response to Commissioner Cardenas, Mr. Gunderson explained that moving the pool and cabana in a
westerly direction would render them unusable because of the layout of the existing house and would
put them closer to Mrs. Brown's residence.
Andrea Brown, 73 Crest Road East addressed the Planning Commission to express concem regarding
the geology and landscaping. She stated that if the hill is cleared it will destroy their privacy. She
expressed her appreciation that the pool equipment was moved to address her concerns. In response to
Commissioner Smith, regarding moving the pool in a westerly direction, Ms. Brown stated that it might
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
not be a good location for the applicant because it is right next to the Brown's driveway. She stated that
she doesn't object to the project as long as they keep the landscaping to screen the pool from her
property.
Hearing no further public comments, Commissioner Smith called for comments from the Planning
Commission.
Commissioner Kirkpatrick stated that he is okay with the location because it makes sense from a noise
standpoint and it makes the house more functional. He suggested that a condition be included that a
landscaping plan be provided to address Mrs. Brown's concern regarding the landscaping.
Commissioner Cardenas stated that he also concurs that having the pool/entertaining area makes sense
given that it is not encroaching on the neighbors because it is on a hillside.
Commissioner Smith stated that she also suggests that a landscaping plan be submitted to address Mrs.
Brown's concerns.
Commissioner Cardenas moved that the Planning Commission direct staff to prepare a Resolution
granting approval of the applicant's request in Zoning Case No. 900 at 71 Crest Road East with the
standard findings of fact and conditions of approval plus a condition that the applicant submit a
landscaping plan to screen the pool. Commissioner Kirkpatrick seconded the motion, which carried
without objection. Chairman Chelf returned to the dais.
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, and which will
not average out to 2.5' in height, a pool, trellis, construction of an 800 square foot recreation
room and to locate the structures in the front yard of the lot and to exceed the maximum
permitted disturbance of the lot. Also proposed is an 800 square foot addition to the residence
and widening of the driveway in Zoning Case No. 897 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.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz
reviewed the applicant's request and stated that the Planning Commission also visited the site earlier in
the day. She reviewed the lot configuration and stated that the applicant is proposing to construct a 705
sq. ft recreation room and 600 sq. ft. swimming pool with 72 sq. ft. spa in the front yard area of the lot
which requires both a variance and conditional use permit. She stated that the applicant also proposes to
legalize an existing two-story structure that was constructed and permitted for use as a stable, but since
was converted to a guesthouse, to be used as a stable again. She stated that the applicant also proposes to
widen the existing driveway to 16 ft. and just submitted a revised plan to move the driveway so that the
existing hedge can be retained. She stated that the grading will be balanced on site and the development
standards with the exception of the disturbance are within the requirement of the Zoning Code with
structural lot coverage proposed at 10.4% and total lot coverage proposed at 31%.
In response to Commissioner Smith, the applicant's representative stated that the driveway is being
widened as requirement from the Fire Department.
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
Ms. Schwartz stated that there were concerns expressed regarding parking in the area during
construction and the Planning Commission may wish to include a condition to address this issue.
Chairman Chelf called for public comment.
Tavisha Nicholson, Bolton Engineering addressed the Planning Commission to further explain the
changes that were made to address the concerns raised at the last meeting. In response to Chairman
Chelf regarding the slope on the side of the pool, Ms. Nicholson stated that the slope is currently 2:1 and
there would be no advantage to changing it to 3:1 — doing so would only increase the grading and
disturbance.
Carole Hoffman, 3 Hillside Lane addressed the Planning Commission stating that she thinks the plan is
improved from what was originally submitted. She expressed her hope that the stable will be able to
accommodate horse keeping and expressed concern regarding construction traffic and parking. In
response to Chairman Chelf, Ms. Hoffman explained her perspective on what constitutes appropriate
horse keeping facilities.
Hearing no further public comments, Chairman Chelf called for comments from the Planning
Commission.
Commissioner Kirkpatrick commented that in general, he is okay with the project as currently proposed.
Commissioner Smith commented that she is concerned about the access to the stable and it's ability to
be used as a stable but she appreciates the changes that were made and believe they were an appropriate
adjustment.
Commissioner Cardenas commented that the changes that were made since the last meeting made for an
improved project and addressed the concerns raised. He expressed concern regarding the stable
including delivery access to the stable and suggested that the trellis be removed to improve access.
Chairman Chelf expressed appreciation to the applicant for making the revisions and stated that he
believes it makes for a better project.
Following brief discussion and an indication from the applicant that the trellis would be removed,
Commissioner Kirkpatrick moved that the Planning Commission direct staff to prepare a Resolution
granting approval of the applicant's request in Zoning Case No. 897 -REVISED at 2 Hillside Lane with
the standard findings of fact and conditions of approval plus condition that construction parking be on
the construction site or in the roadway easement on the south side of Hillside Lane only and if there is
damage to the easement on the north side of Hillside Lane that it be repaired by the applicant.
Commissioner Smith seconded the motion, which carried without objection. The applicant was asked to
submit a revised plan showing the driveway moved to the east, the trellis removed; and submit a
landscaping plan to show screening of the pool
NEW PUBLIC HEARINGS
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
ZONING CASE NO. 901. Request for a Site Plan Review for the construction of a new 5,975
square foot residence, with 5,000 square foot basement, 1,155 square feet detached garages,
1,360 square feet covered porches, including for guest house and stable, 1,152 square foot
swimming pool, spa, entryway, retaining walls, driveway and outdoor kitchen and grading for a
total of 46,090 cubic yards of dirt, which includes over -excavation and re -compaction; a
Conditional Use Permit to construct an 800 square foot guest house, the detached garages, 7,000
square foot tennis court and 1,810 square foot stable with 611 square foot loft; and Variances to
locate the tennis court in the front yard area of the lot, to exceed the maximum permitted
grading quantities for the tennis court, to exceed the maximum permitted average height of
retaining walls and to exceed the maximum permitted disturbed area of the lot in Zoning Case
No. 901, at 5 Pine Tree Lane, (Lot 94-RH), Rolling Hills, CA. (Shamg). The project is exempt
from the Califomia Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3
exemption Guidelines.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz stated
that a letter was received from Mr. Podell (3 Pine Tree Lane) and has been placed on the dais expressing
concern regarding the shared driveway and parking of construction vehicles. She stated that the lot,
which is 5 acres in size was previously approved for subdivision but the lot was not subdivided and the
approval has since expired. She reviewed the lot configuration and easements stating that the applicant
is proposing a new residence, with a basement, detached garages and other amenities including a
guesthouse, swimming pool, stable and corral. She further reviewed the applicant's request for a tennis
court, which is proposed to be located in the front yard area of the lot. She reviewed the grading and
disturbance stating that the applicant is requesting a Variance for disturbance proposed at 45.2%. She
further reviewed the proposed walls, new driveway and stable access. She stated that the grading is
proposed at 12,745 cu. yds. of cut and 12,745 cu. yds. of fill with 10,300 cu. yds. of over excavation and
recompaction. She further reviewed the tennis court requirements and the variances being requested as
well as the proposed guesthouse. She stated that the applicant is proposing one bathroom on the interior
of the guesthouse and one bathroom on the exterior of the guesthouse. She reviewed the stable
configuration stating that the proposed stable meets the Zoning Code requirements for stable use. She
stated the building pad is proposed at 44,100 sq. ft. with coverage at 38.6% including the tennis court
and entire development. She stated that structural lot coverage is proposed at 10.7% and total lot
coverage is proposed at 20.8%. Discussion ensued concerning the location and access to the stable.
Tavisha Nicholson, Bolton Engineering addressed the Planning Commission to further explain the
applicant's request stating that the tennis court was located in the front yard to make the best use of the
lot.
Discussion ensued concerning the location of the tennis court and the variance being requested. The
Planning Commission expressed concern regarding the location of the tennis court, the driveway
configuration and the crowding on the building pad.
Following staffs presentation, public testimony and discussion, the members of the Planning
Commission asked the applicant to submit revised plans to address the Planning Commission's concerns
regarding the project. The public hearing was continued.
Minutes
Planning Commission Regular Meeting
04-19-16
0
DRAFT
ZONING CASE NO. 902. Request for a Site Plan Review for the construction of a new 11,500
square foot residence, with 11,500 square foot basement, 1,540 square feet garages, 2,555
square feet covered porches, 900 square foot swimming pool and spa, trellises, driveway and an
outdoor kitchen and grading for a total of 64,020 cubic yards of dirt, which includes over -
excavation and re -compaction; Conditional Use Permits to construct an 800 square foot guest
house, 770 square foot detached garage and 7,150 square foot tennis court; Variances to locate
the guest house partially in the front yard area of the lot, to exceed the maximum permitted
grading quantities and area of grading for the tennis court and to exceed the maximum
permitted coverage of the front setback with the proposed driveway in Zoning Case No. 902, at
23 Crest Road East, (Lot 132A -MS), Rolling Hills, CA (Hynes). The project is exempt from
the California Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3
exemption Guidelines.
Chairman Chelf introduced the item and asked for staff's comments. Planning Director Schwartz stated
that a rendering of the proposed project has been placed on the dais and a larger version is shown on the
wall. She stated that the property is currently a vacant lot, which is 7 acres gross (6 acres net) in size
and was recently presented for consideration of subdivision, which was approved by the Planning
Commission; but the applicant ultimately withdrew the application during the City Council's
consideration of the request. She reviewed the applicant's current request for a single-family home on
the property. She stated that the applicant proposes a 1,000 sq. ft. set -aside area for a future stable and
corral and a 400 sq. ft. trellis near the tennis court. She reviewed the grading, which is proposed at
12,510 cu. yds of cut and 12,510 cu. yds of fill with 19,000 cu. yds. of over excavation and
recompaction. She further reviewed the variances being requested which includes the grading for the
tennis court. She further reviewed the proposed guesthouse noting that the applicant is proposing two
interior bathrooms. She reviewed the grading and drainage stating that the applicant is proposing a 500
sq. ft. biofiltration unit where the water will be filtered by the unit and dissipate into a dissipater. She
further reviewed the proposed walls and building pads including the structural and total lot coverage.
In response to Chairman Chelf, Planning Director Schwartz further explained the biofiltration system
stating that as a required of State code, most of the water on the lot has to be retrained and filtrated and a
biofiltration system meets the requirement for filtration. Discussion ensued concerning the drainage.
Chairman Chelf called for public comment.
Tavisha Nicholson, Bolton Engineering addressed the Planning Commission to further explain the
applicant's request and the biofiltration system. She stated that the project was designed in such a way
to take advantage of the view. In response to Chairman Chelf, Ms. Nicholson further explained the
drainage plan. Discussion ensued concerning the drainage plan and other options for drainage. Ms.
Nicholson stated that she would provide more information regarding the drainage system for the next
meeting. Further discussion ensued concerning the driveway as well as the soils and geology reports.
Concern was expressed regarding the location of the guesthouse.
Gordon Schaye, 58 Portuguese Bend Road addressed the Planning Commission to express concern
regarding the size of the proposed house and basement, the hydrology and the soil stability in the area.
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
Carmen Schaye, 58 Portuguese Bend Road addressed the Planning Commission to express concern
regarding the soil stability and the size of the house and basement.
Jim Hynes, 23 Crest Road East (property owner) addressed the Planning Commission to further explain
their request and the hydrology stating that the hydrology studies were done during the subdivision
application process and the runoff is the same.
Lori Hynes, 23 Crest Road East (property owner) addressed the Planning Commission to further explain
that the hydrology studies have been done and the runoff will be the same.
Further discussion ensued concerning the geology and hydrology. Planning Director Schwartz stated
that the building department will review the hydrology, soils and geology reports prior to construction.
The Planning Commission asked that the County Building Department be available to answer questions
regarding the hydrology, soils and geology review process.
Following staff's presentation and public testimony, the members of the Planning Commission
determined that a site visit should be scheduled to provide the members of the Planning Commission
with further understanding of the applicant's request in Zoning Case No. 902 at 23 Crest Road East. The
public hearing was continued.
SCHEDULE OF FIELD TRIPS
The Planning Commission scheduled a field trip to the following properties to be conducted on Tuesday,
May 17, 2016 beginning at 7:30 a.m.
37 Chuckwagon
23 Crest Road East
5 Pine Tree Lane
10 Bowie Road
ITEMS FROM THE PLANNING COMMISSION
Commissioner Smith expressed concern regarding traffic and parking issues that arise during
construction projects and questioned if there is anything that can be done. City Manager Cruz stated that
he could look into the matter.
ITEMS FROM STAFF
Planning Director Schwartz stated that at recent City Council meeting the Mayor suggested setting up a
Joint Meeting between the Planning Commission and City Council and asked the Planning Commission
to let staff know if they have any suggestions for topics. Brief discussion ensued concerning possible
topics.
Planning Director Schwarz also reported that the City Council will be holding a public forum regarding
trees and views to address some of the issues related to Measure B in order to get input from residents.
Minutes
Planning Commission Regular Meeting
04-19-16
DRAFT
ADJOURNMENT
Hearing no further business before the Commission, Chairman Chelf adjourned the meeting at 9:15 p.m.
to an adjourned regular meeting of the Planning Commission scheduled to be held on Tuesday, May 17,
2016 beginning at 7:30 a.m. for the purpose of conducting field trips to 37 Chuckwagon Road, 23 Crest
Road East, 5 Pine Tree Lane and 10 Bowie Road. The next regular meeting of the Planning
Commission is scheduled to be held on Tuesday, May 17, 2016 beginning at 6:30 p.m. in the City
Council Chamber, Rolling Hills City Hall, 2 Portuguese Bend Road, Rolling Hills, California.
Respectfully submitted,
Heidi Luce
City Clerk
Approved,
Brad Chelf
Chairman
Minutes
Planning Commission Regular Meeting
04-19-16
Agenda Item No: 6-A
Mtg. Date: 05/17/16
MEMORANDUM TO RECUSE
TO: Honorable Chairman and Members of the Planning Commission
FROM: Heidi Luce, City Clerk
SUBJECT: Zoning Case No. 900, 71 Crest Road East
DATE: May 17, 2016
Due to the proximity of his property to the subject property, Chairman Chelf should
recuse himself from consideration of Zoning Case No. 900 at 71 Crest Road East. He may
however, take a seat in the audience and participate as a resident.
al zaset gice¢
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
TO: HONORABLE CHAIRMAN AND MEMBERS OF
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
ZONING CASE NO. 900
71 CREST ROAD EAST (69E-1 MS)
RA -S-2, 2.37 ACRES (GROSS)
MR. BRAZY AND MS. LUCHINI
CRISS GUNDERSON, ARCHITECT
APRIL 7, 2016
Agenda Item No.: 6A
Mtg. Date: 5-17-16
THE PLANNING
REQUEST AND RECOMMENDATION
1. The applicants Mr. Brazy and Ms. Luchini request a variance to locate a 375
square foot pool with infinity edge walls and a 288 square foot attached trellis entirely
in the rear yard setback and to exceed total lot coverage on the lot (maximum permitted
is 35%).
2. The Planning Commission held a field visit and an evening meeting on April 19,
2016 regarding this project and at the evening meeting directed staff to prepare a
Resolution of approval pending resolution of a few concerns the neighbors had.
3. During the April 19, 2016 field visit concerns were expressed by neighbors
regarding construction vehicles parking in the common driveway leading to Crest Road
East and landscaping to buffer the pool from the property at 73 Crest Rd. East.
A condition of approval is included in the draft Resolution requiring that construction
vehicles park entirely on -site of 71 Crest Road E. and if the common portion of the
driveway is damaged, the applicants must repair it.
Z.C. No. 900
In addition, the project representative provided a concept landscaping agreeing to
remove only those shrubs that are necessary to be removed for construction and re -
vegetating the area and to maintain the remaining vegetation. 1 -le also provided a
statement that if any existing trees located on the hillside between the pool and 73 Crest
Road East are affected by the construction, that they would be replaced. A condition to
that effect has been included in the Resolution. Ms. Brown has also questioned the
stability of the hillside for the pool construction. A letter was submitted from the soil
engineer, (attached) stating that with the proper construction (caissons) the hillside is
stable for the pool construction. Geotechnical report was prepared on the property for
the additions; but not specifically for the pool. The building department, prior to
issuance of a building permit will require a geotechnical report for the pool area as well.
4. Since the April 19, 2016 hearings, Ms. Brown brought up a concern regarding a
possible clogged drainage outlet on 71 Crest Rd. E, which results in water overflowing
onto Ms. Brown's driveway. Staff viewed the drainage and included a condition in the
Resolution requiring that drainage plans be submitted to the Building Department for
review and approval, and if any repairs are necessary the applicant shall comply with
the building dept. requirements and maintain the drainage devices in proper working
condition at all times.
5. It is recommended that the Planning Commission review and consider the
attached Resolution 2016-14 for adoption.
Z.C. No. 900
RESOLUTION NO. 2016-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES TO
CONSTRUCT A SWIMMING POOL AND ATTACHED TRELLIS
WHICH WOULD ENCROACH INTO THE REAR YARD SETBACK AND
TO EXCEED THE MAXIMUM PERMITTED TOTAL COVERAGE OF
THE LOT IN ZONING CASE NO. 900 AT 71 CREST ROAD EAST, (LOT
69 E-1 MS), ROLLING HILLS, CA (BRAZY & LUCHINI).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS DOES
HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. Brazy and Ms. Luchini
request a variance to locate a 375 square foot pool with infinity edge walls and a 288
square foot attached trellis entirely in the rear yard setback and to exceed total lot
coverage on the lot (maximum permitted is 35%).
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on April 19, 2016 field trip and an evening meeting on the
same day. The applicants were notified of the public hearings in writing by first class
mail. Evidence was heard and presented from all persons interested in affecting said
proposal and from members of the City staff and the Planning Commission having
reviewed, analyzed and studied said proposal. The applicants' representative was in
attendance at the public hearings.
During the April 19, 2016 field visit concerns were expressed by neighbors regarding
construction vehicles parking in the common driveway leading to Crest Road East,
landscaping to buffer the pool from the property at 73 Crest Rd. East and stability of the
slope for the construction of a pool. Those concerns are addressed through the
conditions of approval.
Additional concern regarding a possible clogged drain outlet on 71 Crest Rd. E, which
results in water overflowing onto 73 Crest Road driveway was also brought up. The
conditions of approval contains a condition addressing this concern.
Section 3. The property is zoned RAS-2 and the gross lot area is 2.37 acres.
The net lot area is 1.54 acres or 67,431 square feet. The lot is irregular in shape at it starts
450 feet south of Crest Road East at a very narrow point that then flares out into a
triangle. The property line then bends to the east where the building pad is located. The
property is constrained by two easements. There is a 25 -foot wide RHCA easement
along the entire western property line of the lot and a 30 -foot wide driveway easement
for access to 73 Crest Road East that runs through the lot. A separate driveway leads to
the residence for 71 Crest Road East.
In February 2015 a 999 square foot addition and trellis was administratively
approved. With the 999 square foot addition, the property will be developed with a
3,109 square foot residence, 420 square foot garage, attached to the main house by a 70
square foot breezeway, 375 square foot swimming pool, 20 square foot pool equipment
area, 517 square feet of attached trellises, 458 square feet detached trellis and other
miscellaneous structures. A set aside area for a futures stable and corral has been
provided on site.
Section 4. The project is exempt from the California Environmental Quality
Act (CEQA) pursuant to Section 15303, Class 3 exemption Guidelines.
Section 5. Sections 17.38.010 through 17.38.050 of the Rolling Hills Municipal
Code permit approval of a Variance granting relief from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property prevent the owner from making use of a parcel
of property to the same extent enjoyed by similar properties in the same vicinity or
zone. In proposing to encroach with 375 square feet infinity pool and 288 square foot
trellis Variances are required to grant relief from the following Sections of the Zoning
Ordinance: 17.12.190 (setback definitions requiring that setbacks be free of structures)
and 17.16.070 (maximum allowed lot coverage) in which case the proposed total lot
coverage would exceed the allowed amounts with an increases from 34.8% to 35.7%
where 35% maximum is allowed. With respect to the aforementioned requests for
Variances, the Planning Commission finds as follows:
A. There are exceptional circumstances and conditions on the subject
property as follows:
Regarding requested variance from Zoning Ordinance Section 17.16.150 relating
to the encroachment of the structures in the rear yard setback, the lot configuration is
such that the residence was constructed very close to the rear setback line and it is
creating a constraint on where outdoor livable area adjacent to the residence can be
located. The proposed structures common to residences in Rolling Hills are a pool and
trellis, and this approval permits the applicants to enjoy the same amenities.
Regarding the requested variance from Section 17.16.070 for total lot coverage as
the project does not meet the total lot coverage requirement of 35% and is proposed at
35.7%, with allowable deduction. The proposed structures, including the future stable
and corral minimally increase the lot coverage. The lot coverage exceedance is due to
the fact that the lot is constrained due to being irregular in shape. The property line
starts 450 feet south of Crest Road East at a very narrow point that then flares out into
a triangle. The property line then bends to the east where the building pad is located.
The property is constrained by two easements. Within the triangular portion of the lot,
there is a 25 -foot wide RHCA easement along the entire western property line of the lot
and a 30 -foot wide driveway easement for access to the property below, 73 Crest Road
\O%
East that runs through the subject lot. A separate driveway leads to the residence for 71
Crest Road East. A 10-12 foot wide portion of the 30 -foot roadway easement is
impervious and the driveway to the residence on subject site is also impervious,
adding to the total lot coverage.
B. The variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property owners in the same vicinity and
zone but which is denied to the property in question by strict application of the code.
The property right which otherwise would be enjoyed is the ability to utilize a portion
of their rear yard for a pool/spa and trellis to accommodate outdoor recreational use,
which cannot be placed elsewhere on the lot. The proposed location of the project is the
least visually intrusive to the property and its neighbors and will take advantage of the
view.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and zone
in which the property is located in that the degree of deviation from the allowed
amount and encroachment is relatively minor. Further, the proposed improvements
would not be visible from the adjoining street or private properties and therefore are
not expected to result in any visual or privacy impacts. The pool area will be screened
from the residence below with vegetation and trees.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed pool and trellis construction will be orderly,
attractive, and will not affect the rural character of the community. The subject
proposed structures are in the rear of the property and will not impact the proposed
future stable and corral area and will not impact the use of the existing structures.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The property is located above the adjacent
property to rear and below the property to the front and due to the large size of the
properties and sloped conditions there is large open space between any structures on
subject property and the adjacent properties.
F. 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.
Section 6. Based upon the foregoing findings, the Planning Commission
hereby approves the Variances in Zoning Case No. 900 for new 375 square foot
infinity swimming pool and 288 square foot trellis, both located in the rear yard
setback and exceedance of the total lot coverage subject to the following conditions:
A. The Variances approval shall expire within two years from the effective
date of approval if construction pursuant to this approval has not commenced within
that time period, as required by Section 17.38.070 of the Rolling Hills Municipal
Code, or the approval granted is otherwise extended pursuant to the requirements of
this section.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the privileges
granted thereunder shall lapse; provided that the City has given the applicants
written notice to cease such violation, the opportunity for a hearing has been
provided, and if requested, has been held, and thereafter the applicant fails to correct
the violation within a period of thirty (30) days from the date of the City's
determination.
C. All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, LA County Building Code and of the zone in which the subject
property is located must be complied with unless otherwise set forth in the Permit, or
shown otherwise on an approved plan.
The lot shall be developed and maintained in substantial conformance with the site
plan on file dated March 28, 2016, and a concept landscaping plan, with condition to
retain certain vegetation, and dated May 10, 2016 except as otherwise provided in
these conditions.
The working drawings submitted to the Department of Building and Safety for plan
check review must conform to the development plan approved with this application.
A copy of the conditions of this Resolution shall be printed on plans approved when
a building permit is issued and a copy of such approved plans, including conditions
of approval, shall be available on the building site at all times.
D. Prior to obtaining a building permit a detailed landscaping plan shall
be submitted to the Planning Department. The slope between the proposed pool and
the pool equipment area and the property below shall be landscaped at all times to
provide privacy buffer between the properties. To maximum extent practicable, the
existing trees and shrubs shall remain, or be replaced.
Should it be necessary to remove some vegetation for construction purposes, they
shall be replaced, including trees, with similar vegetation, which at planting time the
shrubs shall be a minimum of 15 gallon in size or larger, and all ground cover or
small bushes shall be no smaller than 5 gallon in size or equivalent. If trees are to be
replaced or new trees planted, they shall be of the size of not less than in 24" box.
If landscaping of 5,000 square foot area or greater is introduced or
redeveloped, the landscaping shall be subject to the requirements of the City's Water
Efficient Landscape Ordinance. Any plants introduced for this project shall not grow
into a hedge but be offset. The landscaping plan shall utilize to the maximum extent
feasible, plants that are native to the area and are consistent with the rural character
of the community.
E. A drainage plan shall be prepared and submitted to the City's
Building Department for review and approval, and the project shall comply with their
requirements including correcting, if necessary, the existing drainage system to
prevent flooding of the driveway leading to 73 Crest Rd. E. property. The applicants,
at all times, shall maintain the drainage devices in good working condition and free of
debris and vegetation.
F. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans
conform in all respects to this Resolution approving this project and including
conformance with all of the conditions set forth therein and the City's Building Code
and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according to this
Resolution and any plans approved therewith.
G. Grading for this project shall not exceed 70 cubic yards of excavation from
the swimming pool and may be exported.
H. Structural lot coverage shall not exceed 5,685 square feet, or 7.5% (with
allowable deductions). Total lot coverage shall not exceed 35.7% or 24,040 square feet,
as approved by this Variance. Building Pad coverage on the 13,924 square foot
residential pad shall not exceed 29.4%.
I. The disturbed area of the lot shall not exceed 69% (of net lot area), which
includes the future stable and corral area, and is existing. No further disturbance is
proposed.
J. The future set -aside area for the stable and corral area of minimum of
1,000 square feet, shall be retained on the property at all times.
K. A minimum of four -foot level path and/or walkway, which does not
have to be paved, shall be provided around the perimeter of the project.
L. The pool equipment area shall be enclosed and screened with
landscaping. Per LA County Building Code, pool barrier/fencing shall be required for
the pool.
M. Construction fence may be required along the rear of the constrution site
to contain debris and noise away from the downhill poreprty.
N. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, and objectionable odors shall be required.
0. During and after construction, all parking shall take place on the project
site and there shall be no parking on the common driveway. During construction, to
maximum extend feasible, employees of the contractor shall car-pool into the City.
Prior to construction, photographs of the common driveway leading to 71 and
73 Crest Road East (before it separates into each proeprty) shall be submitted to the
Planning Department. Following construction, the common driveway, if damaged,
shall be restored, at a minimum to its pre -construction condition.
P. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
Q. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
management.
R. A minimum of 50% of the construction material spoils shall be recycled
and diverted. The hauler shall provide the appropriate documentation to the City.
S. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA) Architectural Review Committee prior to the
issuance of building permit. Perimeter easements and trails, if any, shall remain free
and clear of any improvements including, but not be limited to fences -including
construction fences, any hardscape, driveways, landscaping, irrigation and drainage
devices, except as otherwise approved by the RHCA.
T. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions
can be found at:
http://www.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard definitions#FIRE. It is the
sole responsibility of the property owner and/or his/her contractor to monitor the red
flag warning conditions. Should a red flag warning be declared and if work is to be
conducted on the property, the contractor shall have readily available fire
distinguisher.
U. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Outdoor Lighting Ordinance.
V. Prior to finaling of the project an "as graded" and an "as constructed"
plans and certifications shall be provided to the Planning Department and the
Building Department to ascertain that the completed project is in compliance with the
approved plans. In addition, any modifications made to the project during
construction, shall be depicted on the "as built/as graded" plan.
W. Until the applicants execute an Affidavit of Acceptance of all conditions
of this approval, the approvals shall not be effective. Such affidavit shall be recorded
together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF MAY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-14 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF VARIANCES TO CONSTRUCT
A SWIMMING POOL AND ATTACHED TRELLIS WHICH WOULD
ENCROACH INTO THE REAR YARD SETBACK AND TO EXCEED THE
MAXIMUM PERMITTED TOTAL COVERAGE OF THE LOT IN ZONING CASE
NO. 900 AT 71 CREST ROAD EAST, (LOT 69 E-1 MS), ROLLING HILLS, CA
(BRAZY & LUCHINI).
was approved and adopted at a regular meeting of the Planning Commission on
May 17, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
CITY CLERK
I - 1•• ` 1
,.�
r
• ' ,
MAY 10 20Z
City of lRo,hnp Hot
By
11
COAST GEOTECHNICAL, INc.
1200 West Commonwealth, Fullerton, CA 92833 • Ph: (714) 870-1211 • Fax: (714) 870-1222 • email: coastaeotecfnlsbcolobal.net
May 3, 2016 W.O. 492715-03
Mr. and Mrs. Luchini
6 Bay Tree Lane
Mill Valley, CA 94941
Subject: Opinion Report for Proposed Pool at at 71 Crest
Road East, Rolling Hills, California
Reference:
1. Geotechnical and Geologic Investigation of Proposed Site Improvements at 71 Crest Road East,
Rolling Hills, California,; by COAST GEOTECHNICAL, INC., W.O. 492715-01, dated August 3,
2015.
Mr. Luchini:
At the request of your architect this opinion letter has been prepared to address the construction
of a proposed pool at the subject property. The proposed pool location is depicted on the attached
plan.
Construction of the pool from a geotechnical perspective is feasible. The pool would require
support by drilled caisson to comply with bedrock embedment and H/3 foundation setback from
a descending slope condition.
Our opinion is that the pool construction would not be detrimental to the stability of the slope,
nor have an adverse geotechnical affect on the adjacent down slope property.
We appreciate this opportunity to be of service to you.
Respectfully submitted:
COAST GEOTECHNICAL, Inc.
LEccrit —
Ming-Tamg Chen
RCE 54011
Todd D. House
CEG 1914 E
City of Rolling Hills
By
a/Reef gag
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.:6B
Mtg. Date: 5-17-16
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, 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 (VV)ORKSHOP & BOLTON ENGINEERING CORP.
FEBRUARY 4, 2016
APRIL 7, 2016
REQUEST AND RECOMMENDATION
1. The applicant, Ms. Sarah Elkin, requests a Conditional Use Permit for an 705
square foot recreation room, and Variances 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),
where the walls would not average out to 2.5' in height, and to exceed the maximum
permitted disturbance of the lot, from the existing 48.1% to 64.3%. A Site Plan Review is
also required for the construction of retaining walls, for grading consisting of 4,610
cubic yards of cut and fill for the new building pad where the applicant proposes a 680
square foot pool, and a 72 square foot spa along with the recreation room, a 30 square
foot outdoor fire place, a 220 square foot attached trellis, and 1,450 square feet of pool
decking. The pool equipment will be tucked under the stairs. All dirt will be balanced
on site.
2. At the April 19, 2016 Planning Commission meeting, the Planning Commission
directed staff to prepare a Resolution approving the project as per the Plan received by
the Planning Department on April 12, 2016. The applicant is requesting approval of a
modified plan to add a 75 square foot outdoor barbecue and to deduct 75 square feet of
ZC NO. 897
2 Hillside Lane
concrete at the farthest northeast corner of the proposed structures, near to the
recreation room. The driveway has also been shifted to the east in order to maintain the
existing line of shrubs to retain the privacy screen between 2 and 4 Hillside. The width
of the driveway remains as proposed and the driveway apron that was approved by the
Traffic Commission remains unchanged.
A condition of approval is included in the draft Resolution for the applicant to provide
photographic evidence of the condition of Hillside Lane and Saddleback Road
easements adjacent to 1, 2 and 4 Hillside Lane before construction, and to repair and/or
restore damage to the easements by construction vehicles. Also, a condition of approval
is included to have construction vehicles park entirely on -site on the driveway at 2
Hillside, or if necessary, in the south side of roadway easement adjacent to 2 Hillside.
3. It is recommended that the Planning Commission review and consider the
attached Resolution 2016-13 for adoption.
ZC NO. 897
2 Hillside Lane
0
RESOLUTION NO. 2016-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW,
CONDITIONAL USE PERMIT, AND VARIANCES FOR GRADING, FOR
WALLS OVER 3' IN HEIGHT, AND WHICH WILL NOT AVERAGE OUT TO
2.5' IN HEIGHT, A POOL/SPA, TRELLIS, CONSTRUCTION OF A 705 SQUARE
FOOT RECREATION ROOM AND TO LOCATE THE STRUCTURES IN THE
FRONT YARD OF THE LOT AND TO EXCEED THE MAXIMUM PERMITTED
DISTURBANCE OF THE LOT AT 2 HILLSIDE LANE, (LOT 60-RH), (ELKIN).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Ms. Sarah Elkin with respect to
real property located at 2 Hillside Lane, (Lot 60-RH), Rolling Hills, CA requesting a
Conditional Use Permit for an 705 square foot recreation room, and Variances to locate
all of the accessory structures, including several walls in the front yard area of the lot,
where the walls would not average out to 2.5' in height, (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 48.1% to
64.3%. A Site Plan Review is also required for the construction of retaining walls, for
grading consisting of 4,610 cubic yards of cut and fill for the new building pad where
the applicant proposes a 680 square foot pool, and a 72 square foot spa along with the
recreation room, a 30 square foot outdoor fire place, a 75 square foot barbecue, a 220
square foot attached trellis, and 1,450 square feet of pool decking. The pool equipment
will be tucked under the stairs. All dirt will be balanced on site.
Also proposed is an 800 square foot addition to the existing 2,450 square foot
single-family residence, and 1,050 square feet concrete patios and stairs. 780 square feet
of concrete will be removed in the corral area and adjacent to the stable, and an existing
52 square foot shed is also being removed. These improvements could be approved
administratively and do not require Planning Commission action.
Section 2. The Planning Commission conducted duly noticed public hearings
to consider the application on February 16, 2016, March 15, 2016, and April 19, 2016 at
regular Planning Commission meetings, and in the field also on March 15, 2016 and
April 19, 2016. The applicants were notified of the public hearings in writing by first
class mail. Evidence was heard and presented from all persons interested in affecting
said proposal and from members of the City staff and the Planning Commission
having reviewed, analyzed and studied said proposal. The applicants' representative
was in attendance at the public hearings. Several neighbors reviewed the plans before
the meetings and attended the site visits. As a result, the driveway was shifted to the
east to maintain the existing line of shrubs that provide screening between 2 and 4
Hillside. The applicants have also revised access to the stable to respond to neighbors
Reso.
2 H 2 Hillside Lane
l 3
concerns. They horse access to the stable is now proposed from Saddleback Road and
the rubble curbs currently existing by the corral will be cleared. The access path will
range in slope from 10% to 25%. A vehicular access to the stable will be taken via the
existing paved driveway that leads to the tack room of the stable. As a condition of
approval all access areas to the stable including by the tack room will be required to be
decomposed granite or other pervious material, and all existing concrete will be
removed.
Section 3. 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. 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
(376 square foot stable on the first story, and a 375 square foot guest house). The
applicant proposes to convert the guesthouse portion to a stable tack room/storage
use. The 52 square foot shed will be removed as a Condition of Approval, and the
stable tack room/storage use will be converted into a stable as a Condition of
Approval.
Section 4. The project is exempt from the California Environmental Quality
Act (CEQA) pursuant to Section 15303, Class 3 exemption Guidelines.
Section 5. A Site Plan Review is required subject to Section 17.46.020 of the
Zoning Ordinance, in that the proposed recreation room, raised deck, pool/spa,
fireplace, barbecue, and retaining walls are a structural addition. Further, the grading
for these new structures require Site Plan Review. With respect to the Site Plan Review
application for the recreation room, pool/spa, fireplace, barbecue, raised deck, walls,
and grading, the Planning Commission makes the following findings of fact:
A. The proposed development is compliant with all requirements of the
Zoning Ordinance except as approved herein a Variance, and is compatible with the
General Plan and surrounding uses because the proposed project is consistent with
goals and policies that require low profile, low -density residential development with
sufficient open space between surrounding structures. The recreation room, pool/spa,
fireplace, barbecue, raised deck, and walls will be situated to ensure they are not
obtrusive to neighbors, will be screened from view, and the pool equipment is located
in an area that will not be intrusive as it is tucked under the stairs leading to the
recreation room. To address Planning Commissioner's concerns, the applicant's
reduced the size of the recreation room by 95 square feet and revised the project's
orientation. The project is proposed to be tilted in a northeasterly direction and
slightly further into the front yard area at the northwestern corner but away from the
driveway. The height of the recreation room will be 2 inches less than previously
proposed and by tilting the building pad, the recreation room will be located closer to
Reso. 2016-13
2 Hillside Lane 2
the slope with an 8' walkway around the structure, which on the south side of the
structure will be 5' higher than the finished surface of the remaining walkway. A set of
stairs is proposed to access the lower part of the area surrounding the recreation room
and the recreation room itself. A retaining wall that was previously proposed along the
northern limits of the pool -building pad is no longer proposed.
B. The development plan substantially preserves the natural and
undeveloped state of the lot because the required grading has been carefully
considered, and the orientation and the location of the structures allows them to be
incorporated into the natural slope on the lot. The construction will not adversely
affect or be materially detrimental to the adjacent uses, buildings, or structures
because the proposed improvements will be constructed on a portion of the lot which
is least intrusive to surrounding properties, will be screened and landscaped with
vegetation and is of sufficient distance from nearby residences so that the proposed
project will not impact the view or privacy of surrounding neighbors.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The proposed
project is consistent with the scale of homes in the surrounding RA -S-1 similarly zoned
neighborhood. The proposed project entails construction of a recreation room,
pool/spa, fireplace, barbecue, raised deck and walls for the purpose of enhancing and
facilitating outdoor living on the sile, a common residential amenity enjoyed by
property owners throughout the City.
D. The development plan generally follows natural contours of the site to
the maximum extent practicable to accomplish groomed and usable areas of the lot,
subject to concurrent approval of Variances and a Conditional Use Permit pursuant to
Section 6 and 7 of this resolution.
E. Natural drainage courses will not be affected by the project. The project
preserves and integrates into the site design existing topographic features by placing
the new residential addition on a previously constructed pad where little to no grading
will be required. The Pool pad will be located on a previously disturbed area of tiered
planters, and the pool pad will require some grading but it will use retaining walls and
3:1 slopes to minimize the impact. There is no remaining vegetation in the location of
development due to previous grading and construction.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
existing driveway is being shifted to the east to respect the existing privacy screen
between 2 and 4 Hillside, and the driveway is being widened to 20' to comply with
Fire Department requirements.
Reso. 2016-13
2 Hillside Lane
3
Section 6. Sections 17.38.010 through 17.38.050 of the Rolling Hills
Municipal Code permit approval of a Variance granting relief from the standards and
requirements of the Zoning Ordinance when exceptional or extraordinary
circumstances applicable to the property prevent the owner from making use of a
parcel of property to the same extent enjoyed by similar properties in the same
vicinity or zone. In proposing to locate the pool/spa and recreation room and
accessory structures in the front yard area, Variances are required to grant relief from
the following Sections of the Zoning Ordinance: 17.16.200.G.1. (no structures will be
located in the front yard), and 17.16.190.F. (walls must average 2'6"), and 17.16.070
(maximum allowed lot coverage and disturbance) in which case the proposed
disturbance area would exceed the allowed amounts with an increases from 48.12%
(legal nonconforming) to 64.28% where 35% where 40% maximum total lot coverage is
allowed. With respect to the aforementioned requests for Variances, the Planning
Commission finds as follows:
A. There are exceptional circumstances and conditions on the subject
property as follows:
Regarding the requested variance from Section 17.16.200.G.1. to locate the
proposed structures in the front yard area of the lot, 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 with a new residential
addition an on the southeast side and due to the 35' clearance required from the
stable, the only other area for a pool/spa is in the front yard which is an amenity
enjoyed by neighbors to the north, east, and west. The proposed structures in the
front yard are all out of setbacks and as far away from Saddleback Road as possible.
Regarding the requested variance from Section 17.16.190F for the walls to
exceed the average of 2'6", the site design is sensitive to the existing topography and
the applicant reduced the number of walls necessary. However, the retaining walls
that remain are necessary to ensure safe construction on the site.
Regarding the requested variance from Section 17.16.070 for disturbance
limits, the project does not meet the maximum disturbance allowed. The existing
disturbance is legal nonconforming at 48.13% and will increase to 64.28%. The
increase in disturbance is due in large part to the revised location of the stable access
from Saddleback Road on a maximum 25% slope.
B. The variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property owners in the same vicinity
and zone but which is denied to the property in question by strict application of the
code. The property right which otherwise would be enjoyed is the ability to utilize a
portion of their front yard with a pool/spa, recreation room, and other structures to
accommodate outdoor recreational use which currently cannot be enjoyed due to the
existing residence being so far towards the rear of the lot. The proposed location of
Reso. 2016-13
2 H
2 Hillside Lane 4 6
the entire project - pool/spa, recreation room, deck, fire pit, and barbecue are the
least visually intrusive to the property and its neighbors.
C. The granting of the Variance would not be materially detrimental to the
public welfare or injurious to the properties or improvements in such vicinity and
zone in which the property is located in that the proposed pool/spa, deck, recreation
room, fire pit, and barbecue are all unobtrusive. Further, the majority of the
proposed structures would not be visible from the adjoining street or private
properties and therefore are not expected to result in any visual or privacy impacts.
D. In granting of the Variance the spirit and intent of the Zoning Ordinance
will be observed in that the proposed pool/spa, recreation room, deck, fire pit, and
barbecue construction will be orderly, attractive, legalizes non -conforming uses on the
property, and will not affect the rural character of the community. The subject
proposed structures are in the front of the property and will not impact the stable and
corral area and the proposed pool/spa, recreation room, deck, fire pit, and barbecue
• will not impact use of the existing structures.
E. The Variance request is consistent with the General Plan of the City of
Rolling Hills because the proposed structures comply with the General Plan
requirement of low profile, low -density residential development with sufficient open
space between surrounding structures. The property is located on the hillside above
the nearby properties to the north and the directly adjacent property to the west will
not be able to see the proposed structures and there is large open space between any
structures on subject property to the adjacent property.
F. 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.
Section 7. Section 17.16.210(A)(2) of the Rolling Hills Municipal Code
permits approval of a recreation room under certain conditions, provided the Planning
Commission approves a Conditional Use Permit. With respect to this request for a
Conditional Use Permit, the Planning Commission finds as follows:
A. The granting of a Conditional Use Permit for the recreation room would be
consistent with the purposes and objectives of the Zoning Ordinance and General
Plan because the use is consistent with similar uses in the community, meets all the
applicable development standards of the Zoning Ordinance and no deviations from
the development standards are requested.
B. The nature, condition, and development of adjacent uses, buildings, and
structures have been considered, and the construction of a recreation room will not
adversely affect or be materially detrimental to these adjacent uses, buildings, or
Reso. 2016-13 n
2 Hillside Lane 5 J
structures because the project is of sufficient distance from nearby residences so that
the structure will not impact the view or privacy of surrounding neighbors.
C. The project is harmonious in scale and mass with the site, the natural terrain,
and surrounding residences because it complies with the low profile residential
development pattern of the community, and will be screened from neighbors' view.
D. The proposed conditional use complies with all applicable development
standards of the zone district because the 705 square foot size of the recreation room
does not exceed the maximum permitted under the Municipal Code and it does not
encroach into any setback areas.
E. The proposed conditional use is consistent with the portions of the Los Angeles
County Hazardous Waste Management Plan relating to siting criteria for hazardous
waste facilities because the project site is not listed on the current State of California
Hazardous Waste and Substances Sites List.
F. The proposed conditional use observes the spirit and intent of Title 17 of the
Zoning Code because the proposed project meets all of the development standards of
the Zoning Regulations and has a stable, corral and access thereto. The construction of
the project and the structure will not be obtrusive to neighbors.
Section 8. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review, Variances, and Conditional Use Permit in
Zoning Case No. 897 for a new pool/spa, recreation room, deck, pool equipment,
fireplace, barbecue, and walls; grading for the proposed project; to locate the
structures in the front yard; to exceed the maximum permitted disturbance of the lot;
and to retain and legalize a previously constructed tack house by converting it into a
stable, subject to the following conditions:
A. The Site Plan, Variances, and Conditional Use Permit approval shall
expire within two years from the effective date of approval if construction pursuant to
this approval has not commenced within that time period, as required by Sections
17.46.080, 17.42.070 and 17.38.070 of the Rolling Hills Municipal Code, or the approval
granted is otherwise extended pursuant to the requirements of those sections.
B. It is declared and made a condition of the approval, that if any
conditions thereof are violated, this approval shall be suspended and the privileges
granted thereunder shall lapse; provided that the City has given the applicants
written notice to cease such violation, the opportunity for a hearing has been
provided, and if requested, has been held, and thereafter the applicant fails to correct
the violation within a period of thirty (30) days from the date of the City's
determination.
Reso.2016-13
2 Hillside Lane 6 CCD'
C. All requirements of the Building and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in the Permit, or shown otherwise on an
approved plan.
The lot shall be developed and maintained in substantial conformance with the site
plan on file dated May 2, 2016, except as otherwise provided in these conditions. The
working drawings submitted to the Department of Building and Safety for plan check
review must conform to the development plan approved with this application. A
copy of the conditions of this Resolution shall be printed on plans approved when a
building permit is issued and a copy of such approved plans, including conditions of
approval, shall be available on the building site at all times.
The licensed professional preparing construction plans for this project for Building
Department review shall execute a Certificate affirming that the plans conform in all
respects to this Resolution approving this project and including conformance with all
of the conditions set forth therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according to this
Resolution and any plans approved therewith.
D. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading, height or any structural development including a
trellis or other similar above ground structure shall require the filing of a new
application for approval by the Planning Commission.
E. Grading for this project shall not exceed 2,305 cubic yards of cut,
including 350 cubic yards from excavation of the pool and 1,500 cubic yards of over -
excavation for the project; and 2,305 cubic yards of fill including 1,500 cubic yards of
recompaction, for a total of 4,610 cubic yards of dirt, and will be balanced on site. 2:1
slopes will be used for the majority of the grading.
F. Structural lot coverage shall not exceed 6,688 square feet, or 10.59%.
Total lot coverage shall not exceed 31.08% or 19,627 square feet. Building Pad coverage
on the 16,175 square foot pool pad shall not exceed 4,131 square feet or 25.5% coverage.
Building pad coverage for the pool will not exceed 1,507 square feet with 36%
coverage. Building pad coverage for the stable will not exceed 376 square feet or 57%.
G. The disturbed area of the lot shall not exceed 64.3% (of net lot area),
which includes the three building pads.
H. The existing storage/guest room structure is legal nonconforming. This
structure shall be converted entirely to a two-story stable as per the plans submitted on
Reso. 2016-13 n
2 Hillside Lane 7 J
April 12, 2016. A minimum of one horse stall plus area for agricultural uses shall be
provided on the first -story, and tack -room above. A sanitary facility consisting of one
toilet and one shower in the tackroom is allowed, and no bathtub is permitted.
At any time there are horses on the property, Best Management Practices (BMPs) shall
be applied for manure control, including but not be limited to removal of the manure
on a daily basis or provision of a receptacle with a tight closing lid that is constructed
of brick, stone, concrete, metal or wood lined with metal or other sound material and
that is safeguarded against access by flies. The contents of said receptacles shall be
removed once a week. It is prohibited to dispose of manure or any animal waste into
the Municipal Separate Storm Sewer System (MS4) or into natural drainage course.
I. A minimum of four -foot level path and/or walkway, which does not
have to be paved, shall be provided around the entire perimeter of the recreation room,
pool, decking, and stable.
J. There shall be no sleeping quarters and temporary occupancy in the
recreation room. The recreation room shall not exceed 705 square feet. The height of
the recreation room will not exceed 15'6" from finished floor. All conditions of Section
17.16.210 A. (2) for a recreation room shall apply.
K. The pool equipment area shall be enclosed and screened. Per LA County
Building Code, and pool barrier and/or fencing shall be required.
L. A drainage plan, as required by the Building Department shall be
prepared and approved by City Staff prior to issuance of a construction permit. Such
plan shall be subject to LA County Code requirements.
M. The 52 square foot shed at the southeast corner of the property must be
removed.
N. All concrete adjacent to the stable must be removed and replaced with
decomposed granite.
0. Photographic evidence of the condition of Hillside Lane and Saddleback
Road adjacent to the project site shall be provided prior to start of construction. Any
damage caused to the roadway, easements or curbs by construction activies shall be
restored at the expense of the applicant.
P. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, and objectionable odors shall be required.
Reso. 2016-13
2 Hillside Lane
8 I�
Q. During construction, all parking shall take place on the project site and, if
necessary, any overflow parking shall take place within the unimproved roadway
easements on the southside of Hillside Lane adjacent to project site only, and shall not
obstruct neighboring driveways. During construction, to the maximum extent feasible,
employees of the contractor shall car-pool into the City.
R. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
S. The property owners shall be required to conform with the Regional
Water Quality Control Board and County Public Works Department Best Management
Practices (BMP's) requirements related to solid waste, drainage and storm water
management and comply with the City's Low Impact development Ordinance (LID), if
applicable. Further the property owners shall be required to conform with the County
Health Department requirements for a septic system, should one be required for the
recreation room.
T. A minimum of 50% of the construction material spoils shall he recycled
and diverted. The hauler shall provide the appropriate documentation to the City.
U. All graded areas shall be landscaped. In addition, the recreation room
and swimming pool/spa shall be screened from the neighbors and a landscaping plan
shall be submitted to the City for review and approval. If landscaping of 5,000 square
foot area or greater is introduced or redeveloped, the landscaping shall be subject to
the requirements of the City's Water Efficient Landscape Ordinance. Any plants
introduced for this project shall not grow into a hedge but be offset and shall not
exceed the ridgeline of the recreation room. The landscaping plan shall utilize to the
maximum extent feasible, plants that are native to the area and are consistent with the
rural character of the community.
V. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA) Architectural Review Committee prior to the
issuance of building permit. Perimeter easements and trails, if any, shall remain free
and clear of any improvements including, but not be limited to fences -including
construction fences, any hardscape, driveways, landscaping, irrigation and drainage
devices, except as otherwise approved by the RHCA.
W. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http://www.wrh.noaa.gov/Iox/main.php?suite=safety&page=hazard definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
Reso. 2016-13
2 Hillside Lane
9 it
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
X. All requirements of the Building and Construction Code, the Zoning
Code, and of the zone in which the subject property is located must be complied with,
including the Outdoor Lighting Ordinance. All utility lines to the recreation room and
the residence shall be undergrounded pursuant to Section 17.27.030.
Y. Prior to finaling of the project an "as graded" and an "as constructed"
plans and certifications shall be provided to the Planning Department and the Building
Department to ascertain that the completed project is in compliance with the approved
plans. In addition, any modifications made to the project during construction, shall be
depicted on the "as built/as graded" plan.
Z. Until the applicants execute an Affidavit of Acceptance of all conditions
of this approval, the approvals shall not be effective. Such affidavit shall be recorded
together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF MAY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the public
hearing on this application must be filed within the time limits set forth in section
17.54.070 of the Rolling Hills Municipal Code and Code of Civil Procedure Section
1094.6.
Reso. 2016-13
2 Hillside Lane
10
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-13 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING APPROVAL OF A SITE PLAN REVIEW,
CONDITIONAL USE PERMIT, AND VARIANCES FOR GRADING, FOR
WALLS OVER 3' IN HEIGHT, AND WHICH WILL NOT AVERAGE OUT TO
2.5' IN HEIGHT, A POOL/SPA, TRELLIS, CONSTRUCTION OF A 705 SQUARE
FOOT RECREATION ROOM AND TO LOCATE THE STRUCTURES IN THE
FRONT YARD OF THE LOT AND TO EXCEED THE MAXIMUM PERMITTED
DISTURBANCE OF THE LOT AT 2 HILLSIDE LANE, (LOT 60-RH), (ELKIN).
was approved and adopted at a regular meeting of the Planning Commission on
May 17, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
CITY CLERK
Reso. 2016-13
2 Hillside Lane
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
OWNER:
REPRESENTATIVE:
PUBLISHED:
Ram siieei
INCORPORATED JANUARY
24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 7A
Mtg. Date: 05-17-16
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
ZONING CASE NO. 905
13 OUTRIDER ROAD, (LOT 94-A-EF)
RA -S-1,1.3 ACRES (GROSS)
MRS. HANG JA YOO
MYUNG C. CHUNG, A.I.A, PROJECT ARCHITECT
MAY 5, 2016
BACKGROUND
1. The Planning Commission viewed the project in the field in the morning of May
17, 2016.
2. It is recommended that the Planning Commission continue the public hearing,
take public testimony and consider adoption of the draft Resolution No. 2016-11,
prepared by staff, including the "no further development" condition, or provide other
direction to staff.
3. The Planning Commission on December 15, 2015 adopted Resolution No. 2015-
23 approving a Site Plan Review to construct a 245 square foot addition to the
residence, a 96 square foot pool equipment area and for grading of 26 cubic yards of
dirt to construct a parking area for 5 guest cars adjacent to the driveway; and variances
to exceed the maximum permitted disturbed area of the lot (51.4%), to locate the pool
equipment in the front yard area of the site and to locate a portion of a not to exceed
36" high retaining wall in the north side yard setback.
ZC NO. 905
13 Outrider
C)
A 2009 approval by the City for an addition to the house included a Variance to waive
the requirement for a set aside area for a stable and corral on the property. A Variance
approval, once implemented, runs with the land. The stable set -aside Variance
remains in effect for this proposal as well.
The 2009 and 2015 approvals received a "No further development" condition on the
property, meaning that any construction requires a Site Plan Review.
4. Following the Planning Commission review and approval, the applicant
submitted the project to the Rolling Hills Community Association Architectural
Committee. The Committee required that the applicant construct a porch along the
proposed addition in the front to keep the characteristics of a ranch style home on the
property.
5. The applicant is therefore proposing to add 244 square foot covered porch along
the front of the residence. Pursuant to Section 17.46.040 C the Commission may require
a Site Plan Review on projects that would normally be approvable administratively, as
follows:
C. The Commission shall act to approve, conditionally approve or deny the application.
The Commission may impose such conditions on an approval as it deems necessary
to assure compliance with the requirements of this title. The Commission may
condition approval to require site plan review for any future construction on the lot,
regardless of whether site plan review would ordinarily be applicable to such
construction. Notwithstanding any such condition, if future construction requires a
variance or a conditional use permit, a site plan review is not also required.
Further, notwithstanding any such condition on a discretionary plan review, the
City Manager or designee may, without site plan review, approve the following
construction provided that such construction meets the development standards of this
title and no discretionary review is otherwise required under this title:
1. Structures ancillanj to the primary residence such as trellises, barbecues,
fireplaces, fountains, and similar minor amenities where the cumulative total of
all such improvements does not exceed three hundred square feet;
2. Hardscape improvements, walkways and pathways that do not exceed standards
in this title;
3. Garden and decorative walls not to exceed three feet in height;
4. Play areas (excluding sport courts) not to exceed one thousand square feet in
area and which do not require more than a total of fifty cubic yards of dirt;
5. Similar minor improvements determined by the City Manager or designee
to not have greater impacts on the property than those enumerated above.
The above exceptions do not list a covered porch, where the concern would be the bulk
of the structure.
ZC NO. 905
13 Outrider
6. The property is zoned RAS-1 and consists of 1.3 acres gross (58,000 sq. ft.) and
42,176 sq. ft. net lot area for development purposes. The property is located towards the
end of a cul-de-sac and has two street frontages, on Eastfield Drive to the west (rear)
and on Outrider Road to the east (front). The property is accessed from Outrider Road
via a long, curving driveway.
7. With the previous approval the property will be developed with a 3,252 square
foot residence, 435 square foot garage, 376 square feet of covered porches (132 sq.ft.
existing and 244 sq.ft. proposed), 553 square foot swimming pool, pool equipment area
and 5 guest parking spaces, which will be located along the long driveway.
MUNICIPAL CODE COMPLIANCE
8. The net lot area of the lot is 42,176 square feet. The structural lot coverage is
proposed at 4,808 square feet or 11.4% of the net lot area, which includes all of the
structures (20% permitted). The total lot coverage proposed, including structures and
flatwork is 10,915 square feet or 25.9% of the net lot area, (35% permitted). The existing
driveway encompasses almost 4,200 square feet, which contributes to the total lot
coverage. The proposed guest parking area will encompass 3,105 square feet, but
because it is to be finished with permeable pavers is not counted towards flatwork
coverage.
9. The previously approved disturbed area of the net lot will be 51.4% and will not
be affected by the construction of the porch. No grading is required for the construction
of the porch.
10. The residential building pad is 8,267 square feet. Coverage on the building pad
will be 4,808 square feet or 58.2% (previously approved 4,564 square feet pad coverage
or 55.2%). The building pad will not be enlarged to accommodate the covered porch.
CONCLUSION
11. The request for the covered porch resulted from the RHCA Architectural
Committee requirement and will add to the bulk of the structure. However, no
development standards exceedances will result, except as previously approved, and the
building pad coverage will increase by 3%.
12. When reviewing a development application the Planning Commission should
consider the Site Plan Review criteria for granting this modification.
13. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZC NO. 905
13 Outrider
ZONING CASE NO. 905
SITE PLAN REVIEW
RECENTLY
APPROVED
PROPOSED
RA -S-1 ZONE SETBACKS
SINGLE FAMILY
RESIDENCE, POOL
,POOL ENCLOSURE
AND GRADING
VARIANCES: FRONT
YARD, WALL HEIGHT,
DISTURBED AREA
COVERED PORCH
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
Service
Pool
Pool eqp.
Porches
3252 sq.ft
435 sq.ft
0 sq.ft.
96 sq.ft
553 sq.ft.
96 sq.ft.
132 sq. ft.
Residence
Garage
Stable
Service
Pool/spa
Pool eqpm.
Porches
3252 sq.ft.
435 sq.ft.
0
96 sq.ft.
553 sq.ft.
96 sq.ft.
376 sq. ft..
TOTAL
4,564 sq.ft
TOTAL
4,808 sq.ft.
STRUCTURAL LOT COVERAGE
10.8%
11.4% of 42,176 sq.ft. net
lot area
(20% maximum)
TOTAL LOT COVERAGE
25.9%
25.9% of 42,176 sq.ft. net lot
area
(35% maximum)
BUILDING PAD COVERAGE
55.2% of 8,267 sq.ft.
pad
4,808 sq.ft. or 58.2% of
8,267 sq.ft. pad
(30% maximum guideline)
GRADING
69 cubic yards cut and
69 cubic yards fill, to be
balanced on site
None
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
21,675sq.ft. — 51.4% of
lot
21,675 sq.ft. — 51.4% 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.)
STABLE (minimum 450 sq. ft.) and
VARIANCE GRANTED
RESO. 2009-04
VARIANCE GRANTED
RESO. 2009-04
CORRAL (minimum 550 sq. ft.)
STABLE ACCESS
N/A
N/A
ACCESSWAY
Existing from Outrider
Existing from Outrider
VIEWS
N/A
Planning Commission review
PLANTS AND ANIMALS
N/A
Planning Commission review
ZC NO. 905
13 Outrider
O
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:
I. The project complies with and is consistent with the goals and
policies of the general plan and all requirements of the zoning ordinance;
2. The project substantially preserves the natural and undeveloped
state of the lot by minimizing building coverage. Lot coverage requirements are regarded as
maximums, and the actual amount of lot coverage permitted depends upon the existing buildable
area of the lot;
3. The project is harmonious in scale and mass with the site, the
natural terrain and surrounding residences;
4. The project preserves and integrates into the site design, to the
greatest extent possible, existing topographic features of the site, including surrounding native
vegetation, mature trees, drainage courses and land forms (such as hillsides and knolls);
5. Grading has been designed to follow natural contours of the site
and to minimize the amount of grading required to create the building area;
6. Grading will not modify existing drainage channels nor redirect
drainage flow, unless such flow is redirected into an existing drainage course;
7. The project preserves surrounding native vegetation and mature
trees and supplements these elements with drought -tolerant landscaping which is compatible with
and enhances the rural character of the community, and landscaping provides a buffer or
transition area between private and public areas;
8. The project is sensitive and not detrimental to the convenient and
safe movement of pedestrians and vehicles; and
9. The project conforms to the requirements of the California
Environmental Quality Act.
ZC NO. 905
13 Outrider
THIS PAGE INTENTIONALLY LEFT BLANK
RESOLUTION NO. 2016-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW TO CONSTRUCT
A COVERED PORCH ON A PROPERTY WITH A RESTRICTED
DEVELOPMENT CONDITION AT 13 OUTRIDER ROAD, (LOT 94-A-
EF), ROLLING HILLS, CA, (HANG JA YOO).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Ms. Hang Ja Yoo with respect to
real property located at 13 Outrider, Rolling Hills, CA requesting a Site Plan Review to
construct a 244 square foot covered porch. There is a condition on the property from
previous approvals that any construction requires a Site Plan Review, which includes a
public hearing process.
Section 2. The Planning Commission conducted a duly noticed public hearing
to consider the application at a field visit on May 17, 2016 and at a regular meeting of
the Planning Commission on May 17, 2016. The applicants were notified of the public
hearing in writing by first class mail. Evidence was heard and presented from all
persons interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicant's representative was in attendance at the hearing.
Section 3. The property is zoned RAS-1 and consists of 1.3 acres gross (58,000
sq. ft.) and 42,176 sq. ft. net lot area for development purposes. It is a through lot,
fronting on Outrider Road and Eastfield Drive. The building pad and residence are
located on a knoll towards the lot's rear. The property is accessed from Outrider Road
via a long, curving driveway. Once construction is completed the property will be
developed with a 3,252 square foot residence, 435 square foot garage, 376 square foot
covered porch and 553 square foot swimming pool with pool equipment area and 5
parking spaces. The disturbed area is nonconforming at 51.4% of the net lot area and
will not increase with this proposal.
Section 4. In 2009 the applicants submitted an application to add 629 square
feet, mainly under the existing roofline, which would routinely be approved
administratively. No grading was proposed. However, because, pursuant to the
Zoning Ordinance, any addition requires that a stable/corral be constructed or an area
for a future stable/corral be set -aside on the property, the owner concurrently filed an
application for a Variance to waive the stable and corral requirement due to the
sloping conditions and the fact that the residential pad is at the rear, leaving
insufficient area for a conforming stable and corral without significant grading. The
Reso. 2016-11
13 Outrider
1 O
Planning Commission granted the Variance, thereby waiving the requirement to set
aside an area for future stable and corral construction (Resolution 2009-04).
In 2015 by a Resolution No. 2015-23 the property owners obtained a Site Plan Review
approval to construct a 245 square foot addition to the residence, a 96 square foot pool
equipment area, grading for 5 guest parking space adjacent to the driveway; and
variances to exceed the maximum permitted disturbed area of the lot (51.4%), to locate
the pool equipment in the front yard area of the site and to locate a portion of a not to
exceed 36" high retaining wall in the north side yard setback.
The stable set -aside Variance remained in effect for this proposal. A "No further
development without a new application for a Site Plan Review" was imposed on both
applications. Therefore, a Site Plan Review is required for the proposed 244 square foot
covered porch.
Section 5. 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.
Section 6. Section 17.16.040C authorizes the Planning Commission to impose
a condition on a development that any future development on the lot shall require a Site
Plan Review. Such condition was placed on this property in 2009 and 2015 with the
previous approvals.
With respect to the Site Plan Review application to construct a 244 square foot
covered porch, the Planning Commission finds as follows:
A. The proposed development is compliant with all requirements of the
Zoning Ordinance and is compatible with the General Plan and surrounding uses
because the proposed project is consistent with goals and policies that require low
profile, low -density residential development with sufficient open space between
surrounding structures. The project conforms to Zoning Code lot coverage
requirements. No additional disturbance is proposed, as the project will be located on
previously disturbed area.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the project is
relatively small in size and will not cause the lot to look overdeveloped.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. The proposed project
is consistent with the scale of development in the surrounding RA -S-1 similarly zoned
neighborhood. The addition is under an existing roof not adding to the mass and bulk of
the structure and the resulting residence would not cause the lot to be overbuilt. The
Reso. 2016-11
13 Outrider
2
construction will not adversely affect or be materially detrimental to the adjacent uses,
buildings, or structures because the proposed porch improvement will be constructed on
a portion of the lot which is least intrusive to surrounding properties, has been
previously graded and disturbed (the addition) and is very minimal for the porch, and is
of sufficient distance from nearby residences that the proposed project will not impact
the view or privacy of neighbors.
D. The development plan generally follows natural contours of the site to the
maximum extent practicable to accomplish a porch to satisfy requirements of the Rolling
Hills Community Association.
E. Natural drainage courses will not be affected by the project. No grading
is proposed and therefore existing drainage channels will not be impacted. The project
construction will not be located in a canyon or on existing slopes that exceed 25%.
F. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because no change is
proposed to the existing driveway, which is in compliance with applicable
requirements.
G. The project conforms to the requirements of the California Environmental
Quality Act because it is categorically exempt.
Section 7. Based upon the foregoing findings, the Planning Commission
hereby approves the Site Plan Review in Zoning Case No. 905 subject to the following
conditions:
A. The Site Plan approval shall expire within two years from the effective
date of approval if construction pursuant to this approval has not commenced within
that time period, as required by Sections 17.38.070(A) and 17.46.080 (A) of the Rolling
Hills Municipal Code, or the approval granted is otherwise extended pursuant to the
requirements of those sections.
B. It is declared and made a condition of the approval that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the City has given the applicants written notice to
cease such violation, the opportunity for a hearing has been provided, and if a hearing
has been requested, it has been held, and thereafter the applicant fails to correct the
violation within a period of thirty (30) days from the date of the City's determination.
C. All requirements of the Building and Construction Ordinance, the Zoning
Ordinance, and of the zone in which the subject property is located must be complied
with unless otherwise set forth in this approval, or shown otherwise on an approved
plan.
Reso. 2016-11
13 Outrider
3
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated April 14, 2016 except as otherwise provided in these
conditions.
E. There shall be no grading on the property in conjunction with this
project.
F. The structural lot coverage on the 42,176 square foot net lot shall not
exceed 4,808 square feet or 11.4% -with allowed deductions (20% permitted); and the
total lot coverage including the structures and paved areas shall not exceed 10,915
square feet or 26.0%, with allowed deductions, (35% permitted).
G. Disturbed area of the lot shall not exceed 51.4% or 21,675 square feet of
the net lot area.
H. Coverage on the existing 8,267 square foot residential building pad shall
not exceed 58.2%.
I. The Variance previously granted to waive the requirement for a set aside
or construction of a stable and corral is applicable to this proposed development and
its findings remain intact.
J. During construction, conformance with the air quality management
district requirements, stormwater pollution prevention practices, county and local
ordinances and engineering practices so that people or property are not exposed to
undue vehicle trips, noise, dust, and objectionable odors shall be required.
K. During and after construction, all parking shall take place on the project site
and, if necessary, any overflow parking may take place within nearby unimproved
roadway easements, but not to obstruct neighboring driveways or trails. During
construction, to maximum extend feasible, employees of the contractor shall car-pool
into the City.
L. At all times property owners shall be required to schedule and regulate
construction and related traffic noise throughout the day between the hours of 7 AM
and 6 PM, Monday through Saturday only, when construction and mechanical
equipment noise is permitted, so as not to interfere with the quiet residential
environment of the City of Rolling Hills.
M. The property owners shall be required to conform to the Regional Water
Quality Control Board and County Health Department requirements for the
installation and maintenance of stormwater drainage facilities and septic tank facility.
Reso. 2016-11
13 Outrider
4 �O
N. The property owners shall be required to conform to the City of Rolling
Hills Outdoor Lighting Ordinance.
O. The licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans
conform in all respects to this Resolution approving this project and all of the
conditions set forth therein and the City's Building Code and Zoning Ordinance.
Further, the person obtaining a building permit for this project shall execute a
Certificate of Construction stating that the project will be constructed according to this
Resolution and any plans approved therewith.
P. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
httpjwww.wrh.noaa.gov/lox/main.php?suite=safety&page=hazard definitions#FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
Q. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading, height or any structural development shall require the
filing of a new application for approval by the Planning Commission.
R. Until the applicants execute an Affidavit of Acceptance of all conditions
of this approval, the approvals shall not be effective.
S. All conditions of this approval, that apply, shall be complied with prior
to the issuance of building permits and these conditions shall be printed on the
approved plans.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF MAY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Reso. 2016-11 11
13 Outrider 5
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS
I certify that the foregoing Resolution No. 2016-11 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROLLING HILLS GRANTING A SITE PLAN REVIEW TO CONSTRUCT A
COVERED PORCH ON A PROPERTY WITH A RESTRICTED DEVELOPMENT
CONDITION AT 13 OUTRIDER ROAD, (LOT 94-A-EF), ROLLING HILLS, CA,
(HANG JA YOO).
was approved and adopted at a regular meeting of the Planning Commission on
May 17, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
CITY CLERK
Reso. 2016-11
13 Outrider
tee* Re au 19 qe ea
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 7B
Mtg. Date: 5-17-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
ZONING CASE NO. 903
37 CHUCKWAGON ROAD (19 -CF)
RA -S-1, 1.56 ACRES (GROSS)
MR. AND MRS. VAN NORTWICK
MICHAEL MAYNEZ/DESIGNER
MAY 5, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission visited the site to view the silhouette of the proposed
project in the morning of May 17, 2016.
2. The applicants Mr. and Mrs. Van Nortwick request a Site Plan Review to
construct a 701 square foot detached trellis over an existing outdoor barbecue and pool
deck area.
3. It is recommended that the Planning Commission continue the public hearing,
take public testimony and consider adoption of the draft Resolution No. 2016-12,
prepared by staff, including the "no further development" condition, or provide other
direction to staff.
BACKGROUND
4. The property is zoned RAS-1 and the gross lot area is 1.56 acres. The net lot area
is 1.34 acres or 58,458 square feet. The property is currently developed with a 3,107
square foot residence, 528 square foot garage, 528 square foot pool/spa, 75 square foot
Z.C. No. 903
pool equipment, 96 square foot service yard, and 104 square foot barbecue and fireplace
area.
5. In February, 2001 the Planning Commission approved a request for a variance to
permit construction of a 224 square foot addition to the west -side of the residence that
encroached up to 4 feet into the west side yard setback. The residence already
encroached 8.5 feet into the west -side setback and the approved addition did not create
any further encroachment. However, a Restricted Development Condition "Q" in
Resolution No. 2001-02 was placed on the property requiring filing of a new application
for approval by the Planning Commission for any additional structural development. In
December, 2001 the Planning Commission approved Resolution 2001-25, a request for a
modification to Resolution 2001-02, to add a 28 square foot outdoor fireplace, with the
same restrictive condition.
6. The request to add a 701 square foot trellis above the existing outdoor fireplace
and barbecue requires review and approval by the Planning Commission per Condition
Q on Resolution 2001-02, Restricted Development Condition.
MUNICIPAL CODE COMPLIANCE
7. The structural lot coverage will be 5,589 square feet or 9.6%, and with the
allowable deductions 9.2%. The proposed total lot coverage will increase from 9,748
square feet or 16.7% to 10,899 square feet or 18.6%, (with the allowable deductions
18.3%); where maximum permitted is 35%.
8. Coverage on the residential building pad of 14,803 square feet will be 33.2%.
Coverage on the future stable pad of 3,198 square feet will be 14%.
9. The disturbance on the lot is currently at 30.8%, which complies with the
maximum permitted of 40%. The addition of the proposed trellis and future stable will
not change the disturbance. There is no grading required for the trellis or the future
stable as this area was previously graded.
9. Neither the proposed trellis, nor the proposed future stable encroach into any
setbacks or easements.
10. The proposed trellis is 701 square feet and 10' in height. The existing fireplace is
2' higher than the proposed trellis.
11. Future access to the future stable is proposed from the existing property's
driveway and will consist of decomposed granite.
12. Up to 300 square feet of the 701 square foot trellis (for a total ancillary structures
of 300 sq.ft.) could be approved administratively over the counter and do not require
Z.C. No. 903
37 Chuckwagon
Planning Commission discretionary approval even though there is a Restricted
Development Condition per Section 17.46.040C1-5, which reads:
C. The Commission shall act to approve, conditionally approve or deny the application. The
Commission may impose such conditions on an approval as it deems necessary to assure
compliance with the requirements of this title. The Commission may condition approval to
require site plan review for any future construction on the lot, regardless of whether site
plan review would ordinarily be applicable to such construction. Notwithstanding any such
condition, if future construction requires a variance or a conditional use permit, a site plan
review is not also required.
Further, notwithstanding any such condition on a discretionary plan review, the City
Manager or designee may, without site plan review, approve the following construction provided
that such construction meets the development standards of this title and no discretionary review
is otherwise required under this title:
1. Structures ancillary to the primary residence such as trellises, barbecues, fireplaces,
fountains, and similar minor amenities where the cumulative total of all such
improvements does not exceed three hundred square feet;
2. Hardscape improvements, walkways and pathways that do not exceed standards in this
title;
3. Garden and decorative walls not to exceed three feet in height;
4. Play areas (excluding sport courts) not to exceed one thousand square feet in area and
which do not require more than a total of fifty cubic yards of dirt;
5. Similar minor improvements determined by the City Manager or designee
to not have greater impacts on the property than those enumerated above.
13. In response to justification for the site plan review to locate the trellis above the
existing structures and hardscape, the applicant's agent states that the trellis is
proposed within the buildable area (outside of setbacks) and within the 12' maximum
height limit per section 17.16.200.H1.
14. Rolling Hills Community Association has approved the trellis.
15. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for Site Plan Review 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 rural
environment and that the uses will not adversely affect adjacent properties.
16. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA), Class 3.
Z.C. No. 903
37 Chuckwagon
ZC. NO. 903
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 1 ZONE SETBACKS
SINGLE FAMILY RESIDENCE
WITH GARAGE
TRELLIS OVER EXISTING
STRUCTURES
Front: 50 ft. from front easement line
Side: 20 ft. from property line
Rear: 20 ft. from rear property line
STRUCTURES
Residence
Garage
Pool
Pool equipment
Stable
Det. Trellis
BBQ & Fireplace
Service yard
3,107 sq.ft.
528 sq.ft.
528 sq.ft.
75 sq.ft
0 sq.ft.
0 sq.ft.
104 sq.ft
96 sq.ft.
Residence
Garage
Pool
Pool equipment
Stable (future)
Det. Trellis
BBQ & Fireplace
Service yard
3,107 sq.ft.
528 sq.ft.
528 sq.ft.
75 sq.ft.
450 sq.ft.
701 sq.ft.
104 sq.ft.
96 sq.ft.
(Site Plan Review due to Restricted
Development Condition)
TOTAL
4,438 sq.ft.
TOTAL
5,589 sq.ft
STRUCTURAL LOT COVERAGE
7.4%
5,365 sq.ft. w/allowances or 9.2%
of 58,458 sq.ft. net lot area
(20% maximum)
TOTAL LOT COVERAGE
16.5%
10,675 sq.ft. w/allowances or
18.3% of 58,458 sq.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
Pad 1- Residence/pool 29.3%
Pad 2 - future stable
Pad 1 - 33.2% of 14,803 sf. pad
Pad 2 - 14% of 3,198 sf. pad
GRADING
N/ A
N/A
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
30.8%
30.8% of the 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 SO.FT.
N/A
450 sq.ft. stable (future proposed)
550 sq.ft corral (future proposed)
& 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
Future proposed as shown on
plans
ROADWAY ACCESS
Existing driveway approach
Existing driveway approach
VIEWS
N/A
Planning Commission review
PLANTS AND ANIMALS
N/A
Planning Commission review
Z.C. No. 903
37 Chuckwagon
c9
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.
Z.C. No. 903
37 Chuckwagon
0
THIS PAGE INTENTIONALLY LEFT BLANK
RESOLUTION NO. 2016-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT A TRELLIS ON A PROPERTY
WITH A RESTRICTIVE DEVELOPMENT CONDITION IN ZONING
CASE NO. 903 AT 37 CHUCKWAGON ROAD, (LOT 19 -CF) (VAN
NORTWICK).
THE PLANNING COMMISSION OF THE CITY OF ROLLING HILLS
DOES HEREBY FIND, RESOLVE AND ORDER AS FOLLOWS:
Section 1. An application was duly filed by Mr. and Mrs. Van Nortwick with respect
to real property located at 37 Chuckwagon Road, Rolling Hills, CA (Lot 19 -CF)
requesting a Site Plan Review to construct a new 701 square foot trellis to cover an
existing outdoor barbecue and pool deck area.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the application at a field visit on May 17, 2016 and at a regular meeting of the
Planning Commission on May 17, 2016. The applicants were notified of the public
hearing in writing by first class mail. Evidence was heard and presented from all
persons interested in affecting said proposal and from members of the City staff and the
Planning Commission having reviewed, analyzed and studied said proposal. The
applicant's representative was in attendance at the hearings.
Section 3. The property is zoned RAS-1 and the gross lot area is 1.56 acres. The net
lot area is 1.34 acres or 58,458 square feet. The property is currently developed with a
3,107 square foot residence, 528 square foot garage, 528 square foot pool/spa, 75 square
foot pool equipment, 96 square foot service yard, and 104 square foot barbecue and
fireplace area.
Section 4. The Planning Commission finds that the project qualifies as a Class 3
Exemption, and is therefore categorically exempt from environmental review under the
California Environmental Quality Act.
Section 5. In February, 2001 the Planning Commission approved a request for a
variance to permit construction of a 224 square foot addition to the west -side of the
residence that would encroach up to 4 feet into the west side yard setback. The
residence already encroached 8.5 feet into the west -side setback and the approved
addition did not create any further encroachment. However, a Restricted Development
Condition "Q" in Resolution No. 2001-02 was placed on the property requiring filing of
a new application for approval by the Planning Commission for any additional
structural development. In December, 2001 the Planning Commission approved
Resolution 2001-25, a request for a modification to Resolution 2001-02, to add a 28
square foot outdoor fireplace, with the same restrictive condition.
Reso. 2016-12
37 Chuckwagon Road
Section 6. Section 17.16.040C authorizes the Planning Commission to impose a
condition on a development that any future development on the lot shall require a Site
Plan Review. Such condition was placed on this property in 2001 with the previous
approvals.
With respect to the Site Plan Review application requesting approval to construct a 701
square foot trellis, the Planning Commission makes the following findings of fact:
A. The proposed development is compatible with the General Plan, the
Zoning Ordinance and surrounding uses because the proposed structure complies with
the General Plan requirement of low profile, low -density residential development. The
project conforms to Zoning Code lot coverage requirements. No additional disturbance
is proposed, as the project will be located on previously disturbed area providing shade
above existing structures. The proposed project, located in the southeastern portion of
the lot, is partially screened from the road by the residence, which minimizes the visual
impact of the trellis.
B. The development plan substantially preserves the natural and
undeveloped state of the lot by minimizing building coverage because the new trellis is
relatively small in size and will not cause the lot to look overdeveloped. Significant
portions of the lot will be left undeveloped so as to maintain open space on the
property. The nature, condition, and development of adjacent uses, buildings, and
structures and the topography of the lot have been considered, and the construction and
maintenance, respectively of the proposed trellis will not adversely affect or be
materially detrimental to the adjacent uses, buildings, or structures because the
proposed trellis will be constructed above existing structures, on a portion of the lot
which is least intrusive to surrounding properties, is screened and landscaped with
trees and shrubs, is a sufficient distance from nearby residences so that the proposed
trellis will not impact the view or privacy of surrounding neighbors, and will utilize the
existing previously graded area of the lot.
C. The proposed development, as conditioned, is harmonious in scale and
mass with the site, the natural terrain and surrounding residences. As indicated in
Paragraph A, the lot coverage maximums set forth in the Zoning Code will not be
exceeded.
D. The development plan follows the existing topography and existing
hardscape will not be added to or altered. The construction will take place within the
existing building pad area, which was previously disturbed.
E. The proposed development is sensitive and not detrimental to the
convenience and safety of circulation for pedestrians and vehicles because the
applicants will utilize an existing driveway and access.
Reso. 2016-12 2 \ 0 1
37 Chuckwagon Road ��
F. The project conforms to the requirements of the California Environmental
Quality Act and is exempt.
Section 7. Based upon the foregoing findings, the Planning Commission hereby
approves the Site Plan Review in Zoning Case No. 903 to construct a 701 square foot
trellis subject to the following conditions:
A. The Site approval shall expire within two years from the effective date of
approval as defined in Section 17.46.080 unless otherwise extended pursuant to the
requirements of that section.
B. It is declared and made a condition of this approval that if any conditions
thereof are violated, this approval shall be suspended and the privileges granted
thereunder shall lapse; provided that the applicant has been given written notice to
cease such violation, the opportunity for a hearing has been provided, and if requested,
has been held, and thereafter the applicant fails to correct the violation within a period
of thirty (30) days from the date of the City's determination.
C. All requirements of the Buildings and Construction Ordinance, the
Zoning Ordinance, and of the zone in which the subject property is located must be
complied with unless otherwise set forth in this permit, or shown otherwise on an
approved plan.
D. The lot shall be developed and maintained in substantial conformance
with the site plan on file dated April 22, 2016 except as otherwise provided in these
conditions. The working drawings submitted to the Department of Building and Safety
for plan check review shall conform to the approved development plan. All conditions
of the Site Plan Review approval shall be incorporated into the building permit working
drawings and where applicable complied with prior to issuance of a building permit
from the building department.
The conditions of approval of this Resolution shall be printed onto building plans
submitted to the Building Department for review and shall be kept on site at all times.
E. Prior to submittal of final working drawings to the Building and Safety
Department for issuance of building permits, the plans for the project shall be
submitted to City staff for verification that the final plans are in compliance with the
plans approved by the Planning Commission.
F. A licensed professional preparing construction plans for this project for
Building Department review shall execute a Certificate affirming that the plans conform
in all respects to this Resolution approving this project and all of the conditions set forth
therein and the City's Building Code and Zoning Ordinance.
Reso. 2016-12
37 Chuckwagon Road
Further, the person obtaining a building and/or grading permit for this project shall
execute a Certificate of Construction stating that the project will be constructed
according to this Resolution and any plans approved therewith.
G. Notwithstanding Sections 17.46.020 and 17.46.070 of the Rolling Hills
Municipal Code, any modifications to the property or this project, which would
constitute additional grading, height or any structural development shall require the
filing of a new application for approval by the Planning Commission.
H. Structural lot coverage of the lot shall not exceed 5,589 square feet or 9.6%
of the net lot area, and 9.2% with allowable deductions in conformance with lot
coverage limitations (20% maximum).
The total lot coverage proposed, including structures and flatwork shall not exceed
10,899 square feet or 18.6%, and 18.3% with allowable deductions in conformance with
lot coverage limitations (35% max).
I. There will be no grading for this project. The disturbed area of the lot,
including the future stable and corral shall not exceed 30.8%.
J. The residential building pad is 14,803 square feet and will have coverage
of 33.2%.
K. The applicant shall comply with all requirements of the Lighting
Ordinance of the City of Rolling Hills (RHMC 17.16.190 E), pertaining to lighting on
said property, and material requirements of properties in the Very High Fire Hazard
Severity Zone.
L. The east side setback lines in the vicinity of the construction for this
project shall remain staked throughout the construction.
M. The project must be reviewed and approved by the Rolling Hills
Community Association (RHCA) Architectural Review Committee prior to the issuance
of building permit. Perimeter easements and trails, if any, shall remain free and clear of
any improvements including, but not be limited to fences -including construction fences,
any hardscape, driveways, landscaping, irrigation and drainage devices, except as
otherwise approved by the RHCA.
N. A minimum of 50% of any construction materials must be recycled or
diverted from landfills. The hauler of the materials shall obtain City's Construction and
Demolition permit for waste hauling prior to start of work, and provide the appropriate
documentation to the City.
O. During construction, the property owners shall be required to schedule
and regulate construction and related traffic noise throughout the day between the
Reso. 2016-12 4
37 Chuckwagon Road
hours of 7 AM and 6 PM, Monday through Saturday only, when construction and
mechanical equipment noise is permitted, so as not to interfere with the quiet
residential environment of the City of Rolling Hills.
P. The contractor shall not use tools that could produce a spark, including
for clearing and grubbing, during red flag warning conditions. Weather conditions can
be found at:
http: / / www.wrh.noaa.gov/ lox / main.php?suite=safety&page=hazard_definitions# FIR
E. It is the sole responsibility of the property owner and/or his/her contractor to
monitor the red flag warning conditions. Should a red flag warning be declared and if
work is to be conducted on the property, the contractor shall have readily available fire
distinguisher.
Q. During and after construction, all parking shall take place on the project
site and, if necessary, any overflow parking shall take place within nearby unimproved
roadway easements.
R. The applicant shall execute an Affidavit of Acceptance of all conditions of
this permit pursuant to Zoning Ordinance, or the approval shall not be effective. The
affidavit shall be recorded together with the resolution.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF MAY 2016.
BRAD CHELF, CHAIRMAN
ATTEST:
HEIDI LUCE, CITY CLERK
Any action challenging the final decision of the City made as a result of the
public hearing on this application must be filed within the time limits set forth in
section 17.54.070 of the Rolling Hills Municipal Code and Code of Civil
Procedure Section 1094.6.
Reso. 2016-12 5
37 Chuckwagon Road
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) §§
CITY OF ROLLING HILLS)
I certify that the foregoing Resolution No. 2016-12 entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROLLING HILLS GRANTING APPROVAL OF A SITE
PLAN REVIEW TO CONSTRUCT A TRELLIS ON A PROPERTY
WITH A RESTICTIVE DEVELOPMENT CONDITION IN ZONING
CASE NO. 903 AT 37 CHUCKWAGON ROAD, (LOT 19 -CF) (VAN
NORTWICK).
was approved and adopted at a regular meeting of the Planning Commission on
May 17, 2016 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
and in compliance with the laws of California was posted at the following:
Administrative Offices.
CITY CLERK
Reso. 2016-12 6
37 Chuckwagon Road
Se, gib¢
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7C
Mtg. Date: 5-17-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
APPLICATION NO. ZONING CASE NO. 895
SITE LOCATION: 10 BOWIE ROAD (LOT 4-CRA)
ZONING AND SIZE: RA -S-1, 1.6 ACRES (EXCL. ROADWAY EASEMENT)
APPLICANT: PANG JUI YIU
REPRESENTATIVE: CRISS GUNDERSON, ARCHITECT
PUBLISHED: DECEMBER 3, 2015
PROJECT RE -NOTICED: MAY 5, 2016
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, which at the request of the
applicants was continued for several months to May 17, 2016. The Planning Commission
visited the site earlier in the morning on May 17.
2. At the December 15 meeting the property owner at 11 Bowie Road. Mr. Picar,
expressed concern with the proposed height of the house and general redevelopment of
the lot. The project 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. 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. 895 10 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, if 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, (reduced from 983 sf), 550 square feet covered
porches, (reduced 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 including 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, take
public testimony and provide direction to staff.
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. 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 May 26, 2016 meeting.
ZC No. 895
10 Bowie Road
7. 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.
8. The applicants conducted and prepared a geotechnical engineering and geology
investigation (including soils and slope stability). 6 test pits were investigated. The
report indicates that the property is suitable for the proposed development. The City's
engineer will review the report during the plan check review process and if more
information or explorations are requested, the applicant will have to provide it.
MUNICIPAL CODE COMPLIANCE
9. 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.
10. 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 by 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.
11. The roof ridgeline at the highest point of the residence will not exceed 17'6" from
the finished grade. The lowest finished grade elevation over the span of the project will
be at 1045.5 -feet and the ridge height at the highest elevation will be at 1063' height. 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 light 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
RHCA 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 G
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.
12. 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.
13. 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 be 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%, as the entire rear/front
areas around the house have hard surface. A variance is requested from the total lot
coverage requirement. 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.
14. 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.
15. 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
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
ZC No. 895
10 Bowie Road
topography of this port -ion 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.
16. 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.
17. 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 control 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.
18. 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 at places has 1:1 slope, 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.
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.
ZC No. 895
10 Bowie Road
19. 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.
20. The Rolling Hills Community Association will review this project at a later date.
21. 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, including provision for open space and
maintaining rural environment and that the uses will not adversely affect adjacent
properties.
22. 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
AVERAGE
3,663
70,000
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 property 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%
r
96.6% ' .,
59,376 sq..n 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.
ZC No. 895
10 Bowie Road
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.
ZC No. 895
10 Bowie Road
INCORPORATED JANUARY 24, 1957
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7D
Mtg. Date: 05-17-16
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
ZONING CASE NO. 902
23 CREST ROAD EAST (LOT 132A -MS)
RA -S-2, 6.02 ACRES (EXCL. ROADWAY EASEMENT)
MR. JIM HYNES
TAVISHA NICHOLSON, BOLTON ENGINEERING
APRIL 7, 2016
REQUEST AND RECOMMENDATION
1. The Planning Commission visited the site earlier in the morning on May 17, 2016.
2. At the April 19 public hearing the Planning Commission and several residents
expressed concerns regarding the water run-off from the proposed project and its
impact, if any, on the downhill properties. Therefore, the Planning Commission
requested that the City's grading/drainage engineer be present at a future meeting. The
City's grading/ drainage engineer from LA County Public Works Dept. will be present
at tonight's meeting and they will visit the site beforehand.
The applicants request a Site Plan Review for the construction of a new 11,500 square
foot residence, 11,500 square foot basement, two garages totaling 1,540 square feet (one
detached -770 square feet and another attached -770 square feet), 410 square feet covered
entry, 2,430 square feet covered porches —predominantly in the rear, a new pool and spa
totaling 900 square feet with a 50 square foot pool equipment area, a 510 square foot
outdoor kitchen, a 400 square foot trellis at the tennis court, a 7,150 square foot tennis
ZC NO. 902, 23 Crest E.
6)
court, a new driveway and turnaround access. Grading will entail a total of 64,020 cubic
yards of dirt (12,510 c.y. cut and 12,510 c.y. fill; and 19,500 c.y. over -excavation and
19,500 c.y. recompaction).
The applicants request Variances for the tennis court grading as it exceeds 750 cubic
yards and to exceed the maximum permitted 10,000 square feet graded area for the
tennis court by 4,000 square feet (the tennis court is proposed to have 1,675 cubic yards
of grading, and the graded area would be 14,000 square feet); and to exceed the
maximum permitted 20% coverage of the setback with a driveway, which is proposed
to have 27.9% coverage.
The requests for Conditional Use Permit are for the 7,150 square foot tennis court and
for 770 square foot detached garage.
The applicants withdrew the CUP and Variance request for an 800 square foot guest
house and reduced the covered porches.
3. It is recommended that the Planning Commission review the staff report, take
public testimony, deliberate and provide direction to staff.
BACKGROUND
4. The property is zoned RAS-2 and the gross lot area is 7.05 acres. The net lot area
for development purposes is 6.02 acres or 262,368 square feet. The existing property is
currently vacant and has never been developed.
5. In 2015 the applicant requested to subdivide the existing vacant lot known as 23
Crest Road East, totaling 7.055 acres (gross) into 2 parcels. In February 2016 the
applicant withdrew the application for the subdivision.
6. A natural drainage course is located along the western portion of the lot and a
blue line stream, which is a part of the Klondike Canyon System is located
approximately 200 feet south of the southern property line of the lot. The lot is also
located in proximity to the Geotechnically Hazardous area of the City, known as the
Flying Triangle. A geotechnical and geological report prepared for the subdivision
states that the crown of a landslide (Flying Triangle) lies about 230 feet west of the
western most portion of the property line.
The single-family residence on the lot as it is currently proposed is categorically exempt
pursuant to the California Environmental Quality Act (CEQA), Class 3. However, the
Planning Commission may require additional information to aid them in the decision
making process and place conditions on the development, which are site specific.
ZC No. 902
MUNICIPAL CODE COMPLIANCE
7. The new residence is proposed at 11,500 square feet and the first floor level will
be about 15' below Crest Road East. The proposed residence will have a maximum
ridge height of 20' above the finished floor, plus 3' high chimneys. The garages will
have a maximum ridge height of 13' from finished floor. The basement is proposed to
be 11,500 square feet and be contained entirely within the footprint of the new residence
and will be 14' in depth. Per the applicant, the residence is proposed on the shallowest
sloped area with a basement being added to increase the residence size while reducing
the footprint. None of the proposed structures are in setbacks.
8. The lot drains to the south west and south east of the property and the run-off is
proposed to be collected via underground pipes in one 500 square foot biofiltration unit
with maximum 3' high walls. The proposed biofiltration unit is located south of the
proposed tennis court and all other proposed structures and positioned to collect and
filter stormwater from the proposed project.
During the Planning Commission proceedings for the subdivision, several letters were
received from neighbors expressing their concern regarding drainage.
In the previously proposed request to subdivide the lot (since withdrawn), the applicant
proposed containment cisterns as a method of controlling water run-off. Willdan
Engineering, City's contracted engineering firm, reviewed the proposed containment
system and deemed it adequate to protect the down hill properties from water run-off
from the site. The proposed system for the subdivision would have stored all new
volume of water in underground cisterns, which would have been located under the
driveway of each property. The run-off would have first passed through a pre-
treatment system and then entered into the cisterns. An overflow system would have
been installed to address times when the volume exceeded the capacity in the tanks,
such as a pump, which would have released the excess volume, possibly for irrigation.
As the request for Subdivision has been withdrawn and one residence is being
proposed on the lot, the applicant is proposing a 500 square foot biofiltration unit to
filter and slow down stormwater run-off.
As stated, LA County grading/drainage will be present at the evening Planning
Commission meeting to answer questions regarding the proposed drainage on the
property, and they will be visiting the site beforehand. The proposed drainage method
will have to meet building code requirements. This project is subject to the City's Low
Impact Development Ordinance, due to land development activities for construction of
a new single-family residence where one acre or more of land is disturbed, and where
the project adds 10,000 square feet or more of impervious surface. (Chapter 8.32 of the
Rolling Hills Municipal Code).
ZC No. 902
9. The applicant also proposes a new driveway off of Crest Road East. Per the Fire
Department requirement, the driveway will be 20' wide and include a turn -around area
to accommodate fire truck access. The proposed driveway is 10,650 square feet and
covers 27.93% of the front setback. Per Section 17.16.150B driveways shall not cover
more than 20% of the area of the setback in which they are located. Therefore, the
applicant is requesting a Variance. The Traffic Commission will review the driveway
access at their May 26th meeting, and staff will report their findings to the Planning
Commission at that time.
A not to exceed 3' high retaining wall is proposed along the north side of the driveway,
which will connect to the east wall of the detached garage. A 750 square foot parking
pad in front of the residence, and adjacent to the driveway is proposed to accommodate
guest parking. Both meet Zoning Code provisions.
10. A 510 square foot outdoor kitchen, 2,430 square feet of patios, 1,500 pool deck,
2,430 square feet of attached covered porches, mostly along the rear of the residence, a
900 square foot pool/spa, a 50 square foot pool equipment area, a 400 square foot trellis
by the tennis court and 96 square foot service yard are also proposed. A 1,000 square
foot future stable and corral set aside area is proposed as part of the tennis court
building pad that will be accessed by both a 6' wide future stable access on a 25% slope,
and via a proposed (for pedestrians) 770 square foot stairway with 3' high maximum
walls that join the residence pad and the sports court pad.
11. Also proposed is a 7,150 square foot sports court with a 4' high maximum
retaining wall along the north and east side of the court. Section 17.16.210 (A)(7) of the
Zoning Ordinance contains conditions for recreational game courts, subject to approval
of a conditional use permit. These conditions, listed below, are intended to ensure that
such structures: are ancillary recreational uses, do not eliminate an existing or future
development for a stable, do not create visual or other impacts and blend in with the
existing topography and landscape or views.
Recreational Game Courts are defined as: tennis, racquetball and squash courts, and
any other fenced, enclosed, paved or hard -surfaced areas used for recreational
purposes. They shall adhere to the following conditions:
REQUIREMENTS:
PROPOSED:
A legally required and accessible stable
and corral area shall be provided;
There is proposed future stable and corral
A game court shall not be located in the
front yard or any setback;
Proposed project is not in setback or
front yard.
A game court shall not be located
within fifty feet of any paved road or
street easements;
Proposed project is not located within
fifty feet of any paved road or street
easements.
Retaining walls constructed for a game
A 4 foot high maximum retaining wall is
ZC No. 902
court shall not exceed four feet in
height at any point along the wall;
retaining walls shall not be exposed to
the exterior; and if necessary to
minimize the visual impact, the game
court surface shall be inset or sunken
below grade;
The construction of a game court shall
conform to the lot coverage limitations as
set forth in Section 17.16.070;
A game court shall not be located on a
slope that exceeds a 2:1 grade;
A game court shall not be located on the
side or bottom of a canyon or in the path
of a natural drainage course;
proposed along the north and east side of
the tennis court only.
All development standards for coverage
are within the permitted standards.
When grading is required for a game
court, cutting and filling shall be balanced
on site and shall not exceed a total cut and
fill of 750 cubic yards;
When grading is required for a game
court, cutting and filling shall be balanced
on site and shall not exceed 10,000 square
feet;
The existing topography, flora and natural
features of the site shall be retained to the
greatest extent possible;
Drainage systems shall be incorporated
into the game court and shall be approved
by the City Engineer;
Existing slope in court location does not
exceed 2:1 gradient.
Location of proposed court is not in a
canyon or in a natural drainage course.
The proposed court is partially on an
existing knoll
Grading is proposed to be balanced on
site; however a Variance is requested
because total grading will be greater than
750 c.y. of dirt. It is proposed at 3,050 c.y.
of cut and 475 c.y of fill with 1,000 c.y. for
over -excavation and 1,000 c.y. for
compaction for a total of 5,525 c.y.
Graded area for the proposed court does
exceed 10,000 sq.ft. at 14,000 square feet
and a variance is requested.
This is a large lot and much of the lot will
remain undisturbed.
Drainage will be submitted to Building
and Safety for review and approval. The
court slopes towards the rear and will
drain into the biofiltration unit.
Conceptual plan showing screening must
be submitted prior to approval of the
project.
Standard condition of approval to require
that the applicant submit detailed plans
and a bond or similar financial deposit
for landscaping prior to obtaining
grading permit.
A game court shall be adequately screened
on all four sides;
Landscape screening shall include native
or other drought -tolerant mature trees and
shrubs, which shall be maintained in a
healthy condition. The landscape
screening shall not exceed the mature
height determined by the Planning
Commission or City Council
ZC No. 902
Landscaping shall not interfere with the
viewscape of surrounding properties or
pursuant to Chapter 17.26;
Landscaping to be planted around court
perimeter to be designed to screen the
perimeter fencing. RHCA regulates
height of sport court fences.
Game court lighting shall not be
permitted;
Standard condition to be placed in
resolution prohibiting lighting.
Design and construction of a game court
shall include methods to mitigate visual
and noise impacts.
Landscaping plan to be required
buffering the development. Daytime use
only will minimize noise.
12. A 770 square foot detached garage is proposed. Section 17.16.210 (A)(4) of the
Zoning Ordinance contains conditions for a detached garage, subject to approval of a
conditional use permit. These conditions, listed below, are intended to ensure that such
structures are ancillary uses, do not eliminate an existing or future development for a
stable and are not converted to other than permitted uses.
REQUIREMENTS
PROPOSED
Shall not be located in the front yard or
any setback
Not located in front yard or setback
A sink and toilet are permitted
Not proposed
A kitchen or kitchenette shall not be
permitted
Not proposed
No sleeping quarters or renting of the
structure shall be permitted
Standard condition
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
Planning Commission may limit the size
13. The proposed disturbed area of the lot will be 104,915 square feet or 39.99%, of
the net lot area which at the maximum allowed disturbance of 40% (Municipal Code
17.16.070B). Grading for this project is proposed to be 12,510 cubic yards of cut and
12,510 cubic yards of fill, 19,500 cubic yards of over -excavation, and 19,500 cubic yards
of recompaction, for a total of 64,020 cubic yards of dirt and will be balanced on site.
The cut/excavation will occur at the driveway, yard areas, and 4,800 cubic yards from
the basement excavation. The fill will primarily be placed at the south side of the
residential pad with 11,510 cubic yards accounting for yard areas, and 18,500 cubic
yards recompaction. The tennis court pad requires a cut of 4,050 cubic yards and fill of
1,475 cubic yards (including over -excavation and recompaction) and a Variance is
required as the graded area for the court is proposed at 14,000 square feet and the total
dirt quantities exceed the maximum permitted at 750 cubic yards. Maximum fill will be
11' at the west side of the proposed residence, 5' fill at the east side of the driveway, 11'
ZC No. 902
fill south of the residence for pool decking and staircase terraced area, and 11'fill south
of the guest house. Maximum cut will be 12' at the west side of the proposed residence,
14.5' cut at the west side of the tennis court, 12' cut at the east side near the driveway,
12' cut for the terraced staircase leading to the tennis court and 11' cut leading to the
stable area.
14. Two building pads are proposed. The residential building pad is proposed at
48,780 square feet and will have coverage of 16,636 square feet or 34.1% with allowed
deductions. This pad includes all the structures minus the tennis court, future stable
and allowances for deduction. Pad 2 for the sports court and future stable is proposed
at 10,650 square feet with 8,000 square feet of coverage or 71.4% with allowed
deductions for the trellis.
15. The structural net lot coverage is proposed at 25,436 square feet or 9.7%, and
with allowed deductions would be 24,916 or 9.5%, (20% max. permitted); and the total
lot coverage including the structures and all hardscape and flatwork will be 44,841
square feet or 17.1% (35% max. permitted) excluding allowable deductions.
16. In describing the criteria to be satisfied for a variance to exceed the maximum
permitted grading quantity and area for the sports court, the applicant's representative
states that the future stable set -aside is on this pad and the area would have to be
graded for the stable in the future, as there is no location on the upper pad for the stable
and they are utilizing the flattest areas of the remaining lot to locate the tennis court
while also having it out of the view shed of the residence and the neighbors. They
advise it is sunk further into the hillside to create this effect, which increases the
grading to above 750 cubic yards over a larger area.
As for the 27.9% of the driveway located in the front setback, the applicant's
representative states in part that the driveway will stay higher in elevation closest to
Crest Road, so that the flat -test pad further down could be utilized for the residence.
Although the driveway will be closer to Crest Rd., it will still be 10' lower than the road.
17. It will be required that the utility lines to the residence and garages be placed
underground.
18. Rolling Hills Community Association will review this project at a later date.
19. 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 Variances, 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 rural environment and that the uses will not
adversely affect adjacent properties.
ZC No. 902
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 2 ZONE SETBACKS
VACANT LOT
NEW RESIDENCE WITH
ACCESSORY STRUCTURES,
SPORTS COURT, DETACHED
GARAGE, POOL
Front: 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES
Residence
Basement
Garage attached
Garage detached
Pool/spa
Pool Equip.
Stable
Recreation Court
Att. Cov. Porches
Entryway
Trellis
Outdoor Kitchen
0 sq.ft.
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
Residence
*Basement 14'
Garage attached
Garage detached
Pool/spa
Pool Equip.
Stable (future)
Recreation Court
Att. Cov. Porches
Entryway
Trellises
Outdoor Kitchen
Service Yard
11,500 sq.ft.
11,500 sq.ft.
770 sq.ft.
770 sq.ft.
900 sq.ft.
50 sq.ft.
450 sq.ft
7,150 sq.ft
2,430 sq.ft.
410 sq.ft.
400 sq.ft.
510 sq.ft.
96 sq.ft
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing
the size of the structure by more than
25% in a 36 -month period).
TOTAL
0 sq.ft.
TOTAL
25,436 sq.ft
STRUCTURAL LOT COVERAGE
0%
24,916 sf w/allowances 9.5% of
262,368 sq.ft. net lot area
(20% maximum)
TOTAL LOT COVERAGE
0%
44,841 w/allowances or 17.1% of
262,368 sq.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
N/A
N/A
34.1% of 48,780 sq.ft. pad
71.36% of 10,650 sq.ft pad
Residential
Tennis Court
GRADING
N/A
12,510 cy cut, 12,510 cy fill, 19,500
cy overexcavation, 19,500 cy
recompaction = balanced on site.
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site.
DISTURBED AREA
N/A
39.99% (104,915sq.ft. of the 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.
550 sq. ft.
& 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
Proposed from Residence Pad
ROADWAY ACCESS
N/ A
Off Crest Road East
VIEWS
N/A
Planning Commission condition
PLANTS AND ANIMALS
N/A
Planning Commission condition
*Basements are not included in calculation for structural square footage.
ZC No. 902
ZC NO. 902 NEARBY PROPERTIES
(For information only)
Address
House size in
sq.ft.
Lot Area (gross
acres)
16 Crest Road E.
5,460*
1.51
17 Crest Road E.
8,796* (under
construction)
9.64
18 Crest Road E.
6,700*
3.84
22 Crest Road E.
10,367*
5.34
26 Crest Road E.
3,904
4.76
29 Crest Road E.
4,766*
6.57
30 Crest Road E.
6,572*
4.72
34 Crest Road E.
6,387
4.87
56 Portuguese Bend Road
2,270
3.21
58 Portuguese Bend Road
2,166
6.96
Average
5,739
5.14
23 Crest Road. E
11,500 Proposed
7.05
NOTE: The above do not include garages, basements or accessory structures.
SOURCES: Assessors' records * City records
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.
ZC No. 902
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.
ZC No. 902
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. 902
eerf ail Sea, qer4
INCORPORATED JANUARY 24, 1957
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No. 7E
Mtg. Date: 05-17-16
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
ZONING CASE NO. 901
5 PINE TREE LANE (LOT 94-RH)
RA -S-2, 5.15 ACRES (EXCL. ROADWAY EASEMENT)
MS. LAUREN SHARNG
TAVISHA NICHOLSON, BOLTON ENGINEERING
APRIL 7, 2016
REQUEST AND PLANNING COMMISSION ACTION
1. The Planning Commission reviewed this case at their April 19, 2016 meeting and
viewed the project in the field earlier in the day on May 17th and continued the hearing
to the evening meeting on May 17, 2016.
2. At the April 19th meeting, the Planning Commission expressed concerns with the
project and specifically the crowding of the structures on the building pad, the long
driveway and walls, grading, and the proposed tennis court in the front yard area.
3. The applicants revised the project and are requesting a Site Plan Review for the
construction of a new 5,250 square foot residence, with 5,250 square foot basement,
(previously 5,975 square foot residence with 5,000 square foot basement) 1,155 square
feet detached garages- (714 and 441 square feet each), 1,445 square feet covered porches,
including 520 sq.ft. at the stable - (previously 1,360 sq.ft. of covered porches), 964
square foot swimming pool and spa (previously 1,152 sq.ft. pool/spa), 50 square foot
ZC NO. 901, 5 Pine Tree Lane
pool equipment, 300 square foot service yard, 275 square foot entryway (was 100
previously), retaining walls, new driveway and 350 square foot outdoor kitchen -
(previously 460 sq.ft.) and grading for a total of 48,150 cubic yards of dirt (11,775 c.y.
cut, 12,300 c.y. over -excavation, and 11,775 c.y. fill and 12,300 c.y. re -compaction). The
applicants also request a Conditional Use Permit to construct an 800 square foot guest
house, the detached garages, and 1,810 square foot stable with 481 square foot loft; and
Variances to exceed the maximum permitted average height of retaining walls and to
exceed the maximum permitted disturbed area of the lot. The applicants withdrew the
request for a CUP and several Variances for the previously proposed tennis court. The
applicants have also removed the previously proposed two bathrooms in the guest
house (and are now proposing one bathroom which complies with the Municipal
Code), an out of grade porch at the north-west corner of the house has been decreased
and some of the hardscape and stairs to provide more landscaped areas and a less
crowded condition on the building pad.
4. It is recommended that the Planning Commission reconvene the staff report, take
public testimony and provide direction to staff.
BACKGROUND
5. The property is zoned RAS-2 and the gross lot area is 5.15 acres. The net lot area
is 4.3 acres or 187,196 square feet. The existing property is currently developed with a
single -family residence, garage, and swimming pool, which will be demolished. Access
to the property is taken from a joint driveway approach with 3 Pine Tree Lane.
6. A previous property owner was granted an approval to subdivide the property
into a two -lots. The approval expired on January 12, 2013. In 2004 approval was
granted to separate the driveway access to 3 and 5 Pine Tree Lane and construct two
new driveways, one on each property, however the driveways were not constructed.
MUNICIPAL CODE COMPLIANCE
7. The new residence is proposed at 5,250 square feet and the floor level will be
about 10' lower than the existing residence on the lot removing potential view issues
from neighbors. The proposed residence will have a maximum ridge height of 17'6"
above the finished floor, plus 3' high chimneys. The maximum ridge height of the
residence with the out of grade condition is 19'6" which will be softened by a 2'6" high
planter wall on the northwest corner where the out of grade condition is the biggest at
the front of the house. Most of the north face of the residence except for the front
entrance is proposed to have an out -of -grade condition . A 4' maximum out -of -grade
condition around the rear side continues from the planter box all the way to the pool
deck stairs where the house returns to an on -grade condition. The adjacent grade then
returns to a 4' maximum out of grade condition from the termination of the concrete
ZC NO. 901
stairs until the concrete entryway adjacent to the garage where the entryway is on -
grade, then continues to 2.5' maximum out of grade condition.
The garages are proposed to have a maximum ridge height of 14'. The guest house will
have a maximum ridge height of 15'6" above finished floor plus 3' high chimney. The
stable ridge will be 25' from the finished floor. Viewing from the driveway, the stable
loft is proposed to be 11'4" in height. As a condition of approval all access areas for the
stable including by the loft will be required to be decomposed granite or other pervious
material.
The basement is proposed to be 5,250 square feet and be contained entirely within the
footprint of the new residence with 4 light wells proposed. The residence is proposed
on the shallowest sloped area with a basement being added to increase the residence
size while reducing the footprint. None of the proposed structures are in setbacks or
easements.
8. The lot drains to the north of the property and the run-off from the proposed
structures is proposed to be collected in underground pipes that will flow into a 360
square foot bio-filtration unit with maximum 3' high walls, which will filter the water
and disperse into a dissipater, located just below it with maximum 4' high walls.
9. The applicant is proposing a new driveway off of Pine Tree Lane. Per the Fire
Department requirement, the driveway will be 20' wide and include a turn -around area
to accommodate fire truck access. The proposed driveway is 10,400 square feet of which
8.1% is in the front setback and complies with Section 17.16.150B that states that
driveways shall not cover more than 20% of the area of the setback in which they are
located. The driveway apron is proposed to be relocated north of the existing driveway
off of Pine Tree Lane. The Traffic Commission will review the driveway access at their
May 26th meeting. Staff will report their findings to the Planning Commission at that
time. An 850 square foot guest parking pad is proposed in front, but below the
residence, and adjacent to the circular driveway. The front of the house will be accessed
by stairs from the guest parking.
The applicant is proposing a 3' to 5' high maximum retaining walls along the entire
perimeter of the building pad. A 3' high max retaining wall along the northern portion
of the driveway is proposed and a 4' high maximum wall is proposed along the guest
parking area. A 3'-5' high retaining wall is proposed along the southern perimeter of
the building pad. The walls will not average out to 2.5' in height, and the applicants
request a variance. A 500 square foot upper landscaped patio with 2' high curb seat wall
is proposed adjacent to the southern -most portion of the project and next to the guest
house and pool (previously proposed as an impervious patio).
10. An 800 square foot guest house is proposed. Section 17.16.210 (A)(5) of the
Zoning Ordinance contains conditions for a guest house, subject to approval of a
ZC NO. 901
conditional use permit. These conditions, listed below, are intended to ensure that such
structures are ancillary uses, do not eliminate an existing or future development for a
stable and are not converted to other than permitted uses.
REQUIREMENTS
PROPOSED
Shall not exceed eight hundred square feet
An 800 square foot guest house
is proposed.
Shall not be located in the front yard or any
setback.
The guest house is not proposed
to be in the front yard or any
setback.
A kitchenette and sanitary facility consisting
of a shower, sink and toilet shall be permitted.
Applicant proposes and will be
a condition of approval to meet
the requirement
No vehicular access or paved parking area
shall be developed within fifty feet of the
guest house.
The driveway is more than fifty
feet away.
Occupancy of the guest house shall be limited
to persons employed on the premises, the
immediate family of the occupants of the
main residence or by the temporary guests of
the occupants of the main residence. No
temporary guest may remain in occupancy for
more than thirty days in any six-month
period.
This is a standard condition of
approval.
Renting of a guest house is prohibited.
This is a standard condition of
approval.
11. Two detached garages are proposed (714 square feet and 441 square feet). Section
17.16.210 (A)(4) of the Zoning Ordinance contains conditions for a detached garage(s),
subject to approval of a conditional use permit. These conditions, listed below, are
intended to ensure that such structures are ancillary uses, do not eliminate an existing
or future development for a stable and are not converted to other than permitted uses.
REQUIREMENTS
PROPOSED
Shall not be located in the front yard or
any setback
Not located in front yard or setback
A sink and toilet are permitted
Not proposed
A kitchen or kitchenette shall not be
permitted
Not proposed
No sleeping quarters or renting of the
Standard condition
ZC NO. 901
structure shall be permitted
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
Planning Commission may limit the size
12. A 1,810 square foot stable is proposed with a 481 square foot loft above that will
be accessed directly from the main driveway. Two 260 square foot attached porches on
either end of the stable are also proposed (total porches 520 square feet). Pedestrian
access to the lower stable area will be provided via stairway south of the stable, and for
horses from the lower corral area north of the stable, via a 10' wide path extending
directly from the driveway and which will have decomposed granite surface. The corral
is proposed at 3,900 square feet. A 100 square foot open horse wash rack is also
proposed in the south-eastern most portion of the corral area. A 5' high maximum
retaining wall runs the perimeter of the corral.
Pursuant to the zoning code requirements the following is applicable to this request:
REQUIREMENTS
PROPOSED
Minimum 6' wide access with roughened surface
10 'wide access -way joining existing
driveway with roughened surface (not
paved)
Stable, corral not to be located on slopes
greater than 4:1
Grading with 5' retaining wall; 1,450 cubic
yards (550 cy cut; 900 cy. fill)
Not in front yard or side or front setback.
May be located up to 25' in rear setback.
Not proposed in any setback
Stable min. 35' from any residential structure
Proposed stable more than 35' from any
residential structure.
Stable building to be designed for rural and
agricultural uses only, but may include storage
for vehicles, household items
Stable is proposed with 5 stalls, tack space
that is 15.5% of the structure, and a 611
square foot feed/ loft area, all designed for
rural and agricultural uses.
Size to include the entire footprint including loft,
if any
Ground floor (1,810 sf.):
1,010 sf. stalls; 425 sf center aisle; 375 sf. tack
room
Loft (611 sf.) - feed/hay storage area
Minimum of 60% shall be maintained for
agricultural uses
Agricultural uses 84.5%
Maximum of 40% not to exceed 800 s.f. may be
maintained for a tack room use
Tack use area comprises 375 sf. or 15.5%
Includes tack room/storage & bathroom
Tack area may have sanitary and kitchen
amenities
Bathroom proposed; no kitchen
Tack area may have glazed openings
Will install
ZC NO. 901
Agricultural space entry doors to be min. 4'wide
& 7.5' high; appearance of a stable door
Shall be a condition of approval.
Loft is permitted
Loft; proposed for feed/hay storage
Loft plate height may not exceed 7'
The total height of the structure at its
highest peak is proposed to be 25' with a 7'
plate height shown for the loft. (Plate
heights per condition of approval.)
Exterior area of stables may not to be paved
Dirt or D.G. (condition of approval)
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Proposed 3,900 sq. ft. corral enclosed with 5
high maximum retaining walls
Access slope not to exceed 25%
From main driveway at 16% maximum
slope
Commercial uses or sleeping is not allowed
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, as well as to all other regulations including, but not be
limited to undergrounding of utility lines to the structures, lighting, roof material, Fire
Department requirements and others.
13. The proposed disturbed area will be 45.2%, which exceeds the maximum
allowed disturbance of 40% (Municipal Code 17.16.070B). Grading for this project is
proposed to be 11,775 cubic yards of cut and 11,775 cubic yards of fill, 12,300 cubic
yards of over -excavation, and 12,300 cubic yards of recompaction and will be balanced
on site. The cut/excavation is for the guest house, driveway, front of the lot, north
horse access, and south portion of the lot primarily, and 1,300 cubic yards is for the
basement excavation. The fill is primarily for the north side of the house, the driveway,
and southwest corner of the area behind the new driveway approach, and 12,300 cubic
yards recompaction. The stable pad has a total cut of 550 cubic yards, and 900 cubic
yards of fill.
14. There are two building pads proposed. The residential building pad is proposed
at 44,100 square feet and will have coverage of 9,344 square feet or 21.2% with allowed
deductions, (previously with the tennis court -38.6%). The stable pad is proposed at
5,720 square feet with 2,149 square feet of coverage or 37.6% with allowed deductions.
15. The structural net lot coverage is proposed at 12,279 square feet or 6.56% with
allowed deductions (previously with tennis court - 10.7%), (20% max. permitted); and
the total lot coverage is proposed at 29,074 square feet or 15.5%, (previously with tennis
court -20.8%), (35% max. permitted).
16. In describing the criteria to be satisfied for a variance to exceed the maximum
permitted disturbance and walls that exceed 2.5' average height the applicant states: the
ZC NO. 901
existing house on the property is located partially in the setback and has structures in the
easement. The proposed project complies with development standards and moves all proposed
structures out of setbacks and more centrally on the lot, including the residence, which creates a
large front yard. Even,/ effort has been made to keep the development centrally located on one
main pad to further limit the increase in disturbance. The disturbed area is proposed to be above
the development standards due to the existing topography of the site. The lot is sloped in nature
and in order to provide a building pad that meets the development guidelines, additional grading
and disturbance is required; the proposed retaining walls will help to limit this disturbance.
However, a variance is required due to their average height. When looking at the breakdown of
site disturbance, approximately 15% of the overall disturbance comes from equestrian uses, (i.e.
the stable and corral), and if these items were not being proposed the development would not
require a variance for disturbed area. The applicant believes that the addition of these equestrian
facilities help to further the City of Rolling Hills as an equestrian community and therefore the
variance should be granted. At the recommendation of the Planning Commission, alternative lot
configurations were also analyzed however the number of walls and disturbance was lowest
with the currently proposed plan
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 Variances, 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 rural environment and that the uses will not
adversely affect adjacent properties.
19. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA).
ZC NO. 901
Zoning Case No. 901
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 2 ZONE SETBACKS
SINGLE FAMILY
AND ACCESSORY
RESIDENCE
be
NEW RESIDENCE WITH
ACCESSORY STRUCTURES,
DETACHED GARAGES,
STABLE
Front•. 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from rear easement line
STRUCTURES, to
demolished
STRUCTURES
Residence
Basement
Garage attached
Garage detached
Pool/spa
Pool Equip.
Guest House
Stable
Loft for Stable
Recreation Court
Att. Cov. Porches
Entryway
Service yard
Outdoor Kitchen
0 sq.ft.
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
0 sq.ft
Residence
*Basement
Garage detached
Garage detached
Pool/spa
Pool Equip.
Guest House
Stable
*Loft for Stable
Att. Cov. Porches
Entryway
Service yard
Outdoor Kitchen
5,250 sq.ft.
5,250 sq.ft.
714 sq.ft
441 sq.ft
964 sq.ft.
50 sq.ft.
800 sq.ft
1,810 sq.ft
481 sq.ft
1,445 sq.ft.
275 sq.ft.
300 sq.ft
350 sq.ft.
(Site Plan Review required if size of
structure increases by at least 1,000
sq.ft. and has the effect of increasing
the size of the structure by more than
25% in a 36 -month period).
TOTAL
0 sq.ft.
TOTAL
12,399sq.ft
STRUCTURAL LOT COVERAGE
0%
12,279 sf w/allowances 6.56% of
187,196 sq.ft. net lot area
(20% maximum)
TOTAL LOT COVERAGE
0%
29,074 w/allowances or 15.53% of
187,196 sq.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
N/A
N/ A
21.2% of 44,100 sq.ft. pad
37.6% of 5,720 sq.ft pad
Residential
Stable
GRADING
N/A
11,775 cut, 11,775 cy fill, 12,300 cy
overexcavation, 12,300 cy
recompaction = balanced on site.
Site Plan Review required if
excavation and/or fill or combination
thereof that is more than 3 feet in
depth and covers more than 2,000
sq.ft.) must be balanced on site.
DISTURBED AREA
N/A
45.2% (84,550 sq. ft.)
(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
1,810 sq. ft. with 481 sq. ft. loft-
3,900 sq. ft.
& 550 SOFT. CORRAL)
STABLE ACCESS
N/A
Proposed from Residence Pad
ROADWAY ACCESS
N/A
New off Pine Tree Lane
VIEWS
N/A
Planning Commission condition
PLANTS AND ANIMALS
N/A
Planning Commission condition
*Loft for stable and basement are not included in the calculations for structural coverage
ZC NO. 901
ZC NO. 901 NEARBY PROPERTIES
(For information onl
Address
House size in
sq.ft.
Lot Area (gross
acres)
1 Pine Tree
*6,516
4.66
2 Pine Tree
*6,211
2.24
3 Pine Tree
*4,674
5.13
4 Pine Tree
*8,961
4.38
6 Pine Tree
6,148
1.31
7 Pine Tree
3,912
5.64
8 Pine Tree
2,812
2.23
10 Pine Tree
3,253
2.49
23 Portuguese Bend Road
*3,348
2.42
2 Pheasant Lane
5,651
5.0
Average
5,149
3.9
5 Pine Tree Lane
5,250 Proposed
5.15
NOTE: The above do not include garages, basements or accessory structures.
SOURCES: Assessors' records * City records
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.
SITE PLAN REVIEW CRITERIA
ZC NO. 901
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;
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;
ZC NO. 901 �0- )
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. 901
Tuesday, April 19, 2011 -5:33 AM Pacific Daylight Time
Subject: 5 Pine Tree Lane
Date: Monday, April 18, 2016 10:08:00 PM Pacific Daylight Time
From: Tony Podell <awpodell@gmail.com>
To: Yolanta Schwartz cys@cityofrh.net>
CC: Wendy Starks <wstarks@cityofrh.net>
Yolanta,
In reference to Tuesday, April 19th's meeting regarding 5 Pine Tree we challenge the approval of all
permit applications until we see the staking and all reports and approvals relevant to construction of the
house, outlying buildings, pool and tennis court.
Per the plans you showed me for #5 Pine Tree the driveway has been relocated further down Pine Tree, that
and no
construction trucks or vehicles of any type using #3's driveway ever is our number one priority.
Thank you for your help,
Mary and Tony Podell
P.S. Would you please email me that you received this email.
RECEIVED
APR 1 9 2016
City of Rolling Hills
By
Page 1 oft
ter, al Rallatf qdei
INCORPORATED JANUARY 24, 1957
TO:
FROM:
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
NOTICE PUBLISHED:
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item: 8A
Mtg. Date: 5/17/16
HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
ZONING CASE NO. 904
34 SADDLEBACK ROAD (Lot 13-RH)
RAS-1 - 2.71 ACRES (EXCL. ROAD EASEMENT)
MS. DELGADO
RUSS BARTO, ARCHITECT
MAY 7, 2015
REQUEST AND RECOMMENDATION
1. The applicant, Ms. Delgado, requests a Site Plan Review and a Conditional Use
Permit for a 1,300 square foot stable with 750 square feet of covered porches, and a
maximum 5' high retaining wall that averages to 2'6" and for grading for the stable and
wall.
2. It is recommended that the Planning Commission review the staff report, open
the public hearing, take public testimony, and schedule a field visit to the site.
BACKGROUND
3. The property is zoned RAS-1 and the gross lot area is 2.71 acres. The net lot area
is 2.32 acres or 101,040 square feet. The existing property is currently developed with a
3,420 square foot residence, a 640 square foot garage, a 780 square foot swimming
pool/spa, 50 square foot pool equipment, 663 square foot guest house, 510 square feet of
attached covered porches, 600 square feet of sheds (a 500 square foot storage shed and a
100 square foot shed), and a 350 square foot service yard. A 959 square foot addition to
the residence and a 35 square foot barbecue were approved administratively in October,
2015. With the addition, the residence will be 4,379 square feet. All existing structures
are legal and permitted.
ZC NO. 904
o
4. In 1989 a Conditional Use Permit was granted to convert the existing stable into a
guest house (Resolution 89-30) and area was set aside for the stable at that time adjacent
to the 6,200 square foot riding ring that exists today. The existing 500 sq.ft. storage shed
was approved and permitted in 1969 as a detached garage. Grading is required for the
stable but there will not be additional disturbance for the stable in the proposed location,
as the area was previously disturbed.
MUNICIPAL CODE COMPLIANCE
5. This proposal is subject to the stable ordinance, adopted in 2011 which requires
that all new stables over 200 sq. ft. and corrals over 550 sq. ft. require a Conditional Use
Permit and are subject to the requirements of Chapter 17.18 of the Zoning Ordinance.
The new proposed stable will be 1,300 square feet at a maximum height of 12'6" with
additional grille ventilation vents above it and along the entire center isle bringing the
height to 16'. The floor plan provides for 4 horse stalls, a feed room and, across from the
breezeway/center aisle, a 250 square foot tack room, a 100 square foot muck room, and a
horse shower stall. 750 square feet of covered porches for the stable are proposed along
with a new 5' high maximum retaining wall that will average out to 2'6" to buffer the
stable and the existing horse ring from the existing guesthouse. An existing path that is
at a minimum 6' wide comprised of decomposed granite leads from the driveway to the
horse ring and will provide access to the stable.
6. The stable/corral is proposed in the southeast corner of the parcel near the side
easement with a portion of the proposed retaining wall near to, but outside of the side
setback where nothing currently exists. The closest structure to the proposed stable is the
existing guest house which is 35' away to comply with Zoning Code.
7. Pursuant to the zoning code requirements, the following is applicable to this
request:
REQUIREMENTS
PROPOSED
Stable access -way minimum 6' wide with
roughened surface
6'wide minimum access -way exists joining
existing driveway with the riding ring
Stable, corral, riding ring not to be located on
slopes greater than 4:1
Grading includes 500 c.y. total (250 c.y. cut
for the retaining wall and stable, and 250
c.y. fill for the riding ring)
Stable, corral, riding ring - not in front yard; min.
35 ' from side prop line; may be located up to 25'
in rear setback.
Proposal complies with all. Stable and
riding ring are towards the rear of the
property and not in any setbacks.
Stable, riding ring, turnout min. 35' from any
residential structure
Distances from nearest residential structure
(guest house): Stable. 35 -ft.; Riding ring: 30
ft. (riding ring and guest house are existing
and are legal nonconforming)
Stable building to be designed for rural and
Stable is proposed to be for horse keeping
ZC NO. 904
agricultural uses only, but may include storage
for vehicles, household items
and associated uses.
Stable size to include the entire footprint
including loft, if any
1,300 square foot stable is comprised of 4
horse stalls, tack room, muck room, feed
room, and outdoor shower/horse wash areE
Stable minimum of 60% shall be maintained for
agricultural uses
Agricultural spaces, incl. stalls, muck room,
and shower comprise remaining or 81%
Stable maximum of 40% not to exceed 800 s.f.
may be maintained for a tack room use
Tack use area comprises 250 square feet or
19%.
Stable tack area may have sanitary and kitchen
amenities
-
It will be a condition of approval that the
stable may have one sanitary facility and a
kitchenette. However, neither is being
proposed at this time.
Stable tack area may have glazed openings
Allowed, but not shown currently
Stable agricultural space entry doors to be min.
4'wide & 8' high; appearance of a stable door
Entry doors conforming with the code; will
be a condition of approval.
Stable loft permitted
No loft is proposed.
Stable loft plate height may not exceed 7
No loft is proposed.
Stable exterior area may not be paved
Dirt or D.G. (condition of approval)
Corral minimum 550 sf.; fenced and contiguous
to stable. (Planning Commission may determine
the size of a corral)
Existing 6,200 sq. ft. fenced riding ring.
Stable access slope not to exceed 25%
Compliant stable access is existing.
Commercial uses or sleeping is not allowed
Applicant is not proposing any commercial
uses or sleeping in the stable
The applicant must comply with all other requirements of Chapter 17.18 of the Zoning
Ordinance pertaining to stables, and riding rings as well as to all other regulations
including, but not be limited to undergrounding of utility lines to the structure, lighting,
roof material, Fire Department requirements and others.
8. Grading in the amount of 500 cubic yard (250 cy. cut and 250 cy. fill) is proposed,
with cut for the stable and wall, and fill for the riding ring, for a total of 500 cy's of
grading.
9. The addition of the stable and retaining wall will not increase the total disturbance
of the net lot area as it remains unchanged at 63.3% of 64,000 square feet of 101,040 square
feet which is legal conforming.
10. There are two building pads on the property (not in setbacks): one for or the
existing home (28,000 square feet) and the other for the proposed stable (11,700 square
feet). The residential building pad coverage will remain at 28.6%, and the proposed
stable pad coverage will be 19.5%.
11. The structural lot coverage is proposed at 10,057 sf. or 10% of the net lot area, (20%
permitted); and the total lot coverage including the structures and paved areas is
proposed to be 23,477 square feet, or 23.2%, (35% permitted).
ZC NO. 904
12. The following table lists stables /sizes approved since 2011.
Location
Square Feet / No. of Stories
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
2,088 sq.ft. total
10 Crest Rd. W.
735 sq. ft. first floor / 453 sq. ft. loft
1,188 sq.ft. total
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
840 sq.ft. total
29 Middleridge Rd. S.
2,160 sq. ft. first floor / 800 sf. loft with
center aisle; 2,960 sq.ft. total
6 Portuguese Bend Rd.
450 sq. ft. one story
77 Crest Rd. E
3,456 sq. ft. first floor/ 235 sq.ft. Loft witi-
center isle; 3,691 sq.ft. total
1 Pine Tree Lane
2,976 sq. ft. one story
11 Saddleback
2,415 sq. ft. with 625 sq. ft. loft
13. When reviewing a stable development application the Planning Commission
should consider whether the proposed project meets the criteria for a Conditional Use
Permit, Site Plan Review and Chapter 17.18 of the Zoning Code pertaining to stable
requirements and must find that the use is consistent with General Plan policies and
goals such as maintenance of the City's rural environment and open space, complies
with the specific applicable development standards of the Municipal Code, and also
determine that the use, with appropriate conditions, will not adversely affect adjacent or
nearby properties.
14. Should this request be approved, the applicant would have to meet all of the
conditions of the permitted uses/construction specified in the Zoning Ordinance for
stables and corrals as well as all imposed conditions of approval, including maintaining
the structure in accordance with the approved floor plan and specified amount and
location of agricultural uses.
15. Other required approvals include the RHCA (Architectural Committee), and
ultimately Building and Safety plan checking for building permits. At this time, the
applicant has not reviewed the project with the RHCA.
16. The project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA Guidelines, Sec.15303).
ZC NO. 904
ZONING CASE NO. 904
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 1 ZONE SETBACKS
SINGLE FAMILY
RESIDENCE, GARAGE,
GUEST HOUSE, SERVICE
YARD, POOL
STABLE, RETAINING WALL
Front: 50 ft. from front easemnt line
Sides: 20 ft. from side property line
Rear: 50 ft. from rear property line
Residence
4379 sq.ft.
Residence
4379 sq.ft.
Garages
Pool/ spa
Pool equip.
Stable
Attach. porch
Service yard
Guesthouse
Sheds
BBQ
640 sq.ft.
780 sq.ft.
50 sq.ft.
0 sq. ft.
510 sq. ft.
350 sq.ft.
663 sq.ft.
600 sq.ft.
35 sq.ft.
Garages
Pool/spa
Pool equip.
Stable
Attach. porch
Service yard
Guesthouse
Sheds
BBQ
640 sq.ft.
780 sq.ft.
50 sq.ft.
1300 sq.ft.
1260 sq.ft.
350 sq.ft.
663 sq.ft.
600 sq.ft.
35 sq ft.
TOTAL
8,007 sq.ft.
TOTAL
10,057 sq. ft.
GRADING
N/A
500 cubic yards
(250 cy. cut, 250 cy.fill)
balanced on -site
250 cy. for new stable and
wall, and 250 cy. for riding
ring
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.
STRUCTURAL LOT COVERAGE
7.9%
10% or 10,057 sf of 101,040 s.f.
net lot area
(20% maximum)
TOTAL LOT COVERAGE
20.3%
23.2% or 23,477 sq.ft. of
101,040 sq.ft. net lot area
(35% maximum)
BUILDING PAD COVERAGE
28.6%
N/A
28.6% of 28,000 sq.ft. pad
19.5% of 11,700 sq.ft. pad
(30% maximum -guideline)
Residential
Stable
DISTURBED AREA
63.3% (legal nonconforming)
63.3% (legal nonconforming)
(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
1,300 sq.ft & 6,200 sq.ft. riding
ring/corral
& 550 SQ.FT. CORRAL)
STABLE ACCESS
Existing
Existing
RIDING RING (CUP Required)
6,200
6,200 sq. ft. not in any
setback or required yard
ROADWAY ACCESS
Existing driveway approach
Existing driveway approach
ZC NO. 904
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
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
ZC NO. 904
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 uses observes the spirit and intent of this title.
SOURCE: City of Rolling Hills Zoning Ordinance
ZC NO. 904
•
elt, Saa-9 ghee¢
INCORPORATED JANUARY 24, 1957
NO. 2 PORTUGUESE BEND ROAD
ROLLING HILLS, CA 90274
(310) 377-1521
FAX (310) 377-7288
Agenda Item No.: 8B
Mtg. Date: 5-17-16
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: YOLANTA SCHWARTZ, PLANNING DIRECTOR
WENDY STARKS, AICP, ASSOCIATE PLANNER
APPLICATION NO.
SITE LOCATION:
ZONING AND SIZE:
APPLICANT:
REPRESENTATIVE:
DATE PUBLISHED:
ZONING CASE NO. 906
27 CREST ROAD WEST (174 -B -MS)
RA -S-2, 4.5 ACRES (GROSS)
MR. & MRS. GOLDENBERG
THOMAS G. DOBOS, LANDSCAPE ARCHITECT
MAY 5, 2016
REQUEST AND RECOMMENDATION
1. The applicants Mr. and Mrs. Goldenberg request a Site Plan Review and
Variance for a 1,375 square foot pool/spa with infinity edge, with several terraced
retaining walls ranging from 1' to 4'8" high for pool area, associated grading totaling
388 cubic yards, 64 square feet of pool equipment enclosed with 5' high maximum wall,
and a 5' high wall to enclose a master bath courtyard for privacy. A new 68 square foot
barbecue structure and a 40 square foot fire pit are also proposed. The privacy and pool
equipment walls will not average out to 2.5' in height, thus the variance request.
2. It is recommended that the Planning Commission review the staff report, open
the public hearing, take public testimony, and schedule a field visit to the site.
BACKGROUND
3. The property is zoned RAS-2 and the gross lot area is 4.5 acres. The net lot area is
3.81 acres or 165,986 square feet. The property is currently developed with a 14,683
square foot residence (including the area of the converted stable) and a 1,173 square foot
Z.C. No. 906
garage, a 7,000 square foot recreation court, 1,690 square feet of entryways, 624 square
feet of trellises, and a 250 square foot service yard.
In 2004 the previous owner was granted an administrative approval to convert the then
existing 996 square foot stable into part of the residence (used now as recreation room)
and attached it via a solid roof breezeway to the main residence. As this was an
addition of under 25% of the size of the then residence, it was approved
administratively. At that time the previous property owner elected to set aside an area
on the property for a future stable/corral. In 2007, an approval was granted for
remodel of the recreation room, which was also approved administratively. In August
2015 the applicants were approved for an extensive interior remodel with no demolition
of exterior walls and no additions, with some windows and doors being replaced.
MUNICIPAL CODE COMPLIANCE
4. Pools with more than 800 square feet of surface area require a Site Plan Review
per Section 17.16.200.G.3 of the Zoning Ordinance. The proposed pool/spa is 1,375
square feet and is not in any setbacks. The tiered walls range in height from 1' to 4'8"
high for the pool area and will average out to 2'6". The tiered walls are being
introduced to avoid having 5' high retaining walls around the pool and at the back of
the infinity edge. There is a 5' high maximum wall proposed to screen the master
bathroom, and a 5' high maximum wall to screen the pool equipment, which will not
average out to 2'6" and require a variance, (Section 17.16.190.F).
5. The structural lot coverage on the lot, with the proposed new pool and walls will
be 27,423 square feet or 16.5%; and with the allowable deduction 16.1%. The proposed
total lot coverage will increase from 42,710 square feet or 25.7% to 50,603 square feet or
30.5%, with the allowable deduction; where maximum permitted is 35% (Municipal
Code 17.16.070A2).
6. Coverage on the residential building pad of 73,776 square feet will be 26%.
Coverage on the future stable pad of 2,120 square feet will be 21.5%.
7. The disturbance on the lot is currently at 25.8%. The pool/spa, barbecue, fire pit,
walls, and future proposed stable/corral will increase disturbance to 33.4%, where
maximum permitted is 40%. The grading will be 388 cubic yards and consist of 324
cubic yards of cut/excavation for the pool and catchment basin, walls, stable, and yard,
and 64 cubic yards of fill for the retaining wall, corral, and recompaction with 260 cubic
yards being exported.
8. Future access to the stable is proposed from an existing walkway and will be
comprised of decomposed granite. The future stable will require a Conditional Use
Permit when it is constructed and the stable access, walls, and associated grading will
be reviewed at that time.
Z.C. No. 906
9. In response to justification for the variance to for the walls to not to average out
to 2.5', the applicant's representative states that a 5' high maximum wall is required to
adequately provide privacy for the master bath area and associated courtyard. There
was an existing 5-6' high wall to create a privacy courtyard but the enclosed space was
too large. The proposed 5' high maximum wall encloses a reduced sized privacy
courtyard. The new privacy wall will be softened with layers of landscaping per the
submitted landscape planting plan.
10. Rolling Hills Community Association will review this project at a later date.
11. When reviewing a development application the Planning Commission must
consider whether the proposed project meets the criteria for a 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 rural environment and
that the uses will not adversely affect adjacent properties.
12. The project has been determined to be categorically exempt pursuant to the
California Environmental Quality Act (CEQA), Class 3.
ZC. NO. 906
SITE PLAN REVIEW
EXISTING
PROPOSED
RA -S- 2 ZONE SETBACKS
SINGLE FAMILY RESIDENCE
WITH GARAGE, TRELLISES
POOL/SPA, FIRE PIT,
ASSOCIATED WALLS
Front. 50 ft. from front easement line
Side: 35 ft. from property line
Rear: 50 ft. from rear property line
STRUCTURES
Residence
Garage
Pool
Pool equipment
Stable
Recreation Court
Breezeway
Det. Trellis
Barbecue
Fire pit
Service yard
14,683 sq.ft.
1173 sq.ft.
0 sq.ft.
0 sq.ft
0 sq. ft.
7000 sq.ft.
1690 sq.ft.
624 sq.ft
0 sq.ft
0 sq.ft
250 sq.ft.
Residence
Garage
Pool
Pool equipment
Stable (future)
Recreation Court
Breezeway
Det. Trellis
Barbecue
Fire pit
Service yard
14,683 sq.ft.
1173 sq.ft.
1375 sq.ft.
64 sq.ft.
456 sq.ft.
7000 sq.ft.
1690 sq.ft.
624 sq.ft
68 sq.ft
40 sq.ft
250 sq.ft
Site Plan Review
Variance required for walls that
average out to more than 2'6" in
height
TOTAL
25,420 sq.ft.
TOTAL
27,423 sq.ft
STRUCTURAL LOT COVERAGE
14.9%
26,691 sq.ft. w/allowances or
16.08% of 165,986 sq.ft. net lot
area
(20% maximum)
TOTAL LOT COVERAGE
25.7%
50,603 sq.ft. w/allowances or
30.5% of 165,986.ft. net lot area
(35% maximum)
BUILDING PADS (30% guideline)
Pad 1 - Residence- 24.5%
Pad 2 - future stable - 0%
Pad 1 - 26% of 73,776 sf. pad
Pad 2 - 21.5% of 2,120 sf. pad
GRADING
N/A
324 cubic yards of cut/excavation
Z.C. No. 906
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.
for the pool, walls, stable, yard
64 cubic yards of fill
total grading = 388 cubic yards
DISTURBED AREA
25.8% of the net lot area
33.4% of the 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
456 sq.ft. stable (future)
550 sq.ft corral (future)
& 550 SQ.FT. CORRAL)
STABLE ACCESS
N/A
Future proposed conversion of
existing path on property
ROADWAY ACCESS
Existing driveway approach
Existing driveway approach
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 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;
Z.C. No. 906
•
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;
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;
P. 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.
Z.C. No. 906
0